221 Kent M #221 · West Palm Beach, FL 33417

$94,900

1 bd · 1.0 ba · 570 sqft · Condo · 110 Days on market

Built 1973 $563/mo HOA · 40% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• 1% rule +9.8/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CENTRAL AIR. This FURNISHED home features unique features you won't find in many units such as central air, dishwasher, disposal, in-home water shut off valve, portable washer (in addition to the building's laundry facilities), ceramic tile in the custom maple cabinet kitchen, custom maple cabinet bathroom, and on the balcony, new front door and frame that is hurricane and termite resistant, ceiling fan, ceiling lights, hood/exhaust fan, and hurricane shutters. Don't miss out on this opportunity for a move in ready home. Your parking space is conveniently located right at the foot of the stairs to your home plus there is also guest parking. Total sq ft of 675 estimated by including the screened in balcony. Under air sq footage per tax records 615 sq ft.

Key facts

• $563 HOA
• Parking
• Built 1973

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association fee: $563; Located in a senior community

Exterior

• Parking: One assigned parking space
• Security: On-site security guard
• Utilities: Electric water heater
• Home design: Has attached property
• Construction: Block construction; Resale property
• Exterior features: Tennis court(s); Waterfront property

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Interior features: Blinds; Furnished; Bedroom on main level; Second floor entry
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (16.9% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $79k (16.9% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.8% in West Palm Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 82/100 on livability (#75 in FL, #1,255 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, crime F.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 473 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask is 6679% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $45k; list at $95k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,827 (16.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -31.4%
• Equity multiple: 0.02×
• Total profit: $-26,168
• Equity at exit: $14,150

10-year hold

• IRR: -85.3%
• Equity multiple: -0.74×
• Total profit: $-46,189
• Equity at exit: $8,205

Cash invested: $26,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33417

• Home prices YoY: -29.2%
• Rents YoY: 0.0%
• Active inventory: 473
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$563
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-111

Break-even live

Break-even rent $1,543

Max offer price $78,827

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	24d	1	0.06mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.09mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	24d	1	0.12mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	24d	1	0.12mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	12d	1	0.12mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	10d	1	0.14mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	24d	1	0.15mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	24d	1	0.15mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	14d	1	0.15mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	24d	1	0.16mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	7d	1	0.17mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	24d	1	0.18mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	3d	1	0.18mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	24d	1	0.18mi
166 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.20mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	24d	1	0.20mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	24d	1	0.20mi
4 Sussex a West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	14d	1	0.20mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	17d	1	0.20mi
172 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.20mi
159 Sussex H West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	24d	1	0.20mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	5d	1	0.22mi
16 Sussex E Unit 16 West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	12d	1	0.24mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	24d	1	0.24mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	18d	1	0.24mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	24d	1	0.24mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	24d	1	0.25mi
197 Sussex E Unit 197 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	24d	1	0.26mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	7d	1	0.27mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	24d	1	0.27mi
145 Dorchester E Unit 145 West Palm Beach, FL	1.0	1.5	646	$1,300	$2.01	7d	1	0.27mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	20d	1	0.27mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	2d	1	0.29mi
172 Camden I West Palm Beach, FL	1.0	1.5	646	$1,400	$2.17	2d	1	0.30mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	24d	1	0.31mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	20d	1	0.31mi
209 Camden I Unit 209 West Palm Beach, FL	1.0	1.5	738	$1,350	$1.83	24d	1	0.34mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	18d	1	0.34mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	24d	1	0.34mi
374 Camden P West Palm Beach, FL	1.0	1.0	570	$1,150	$2.02	18d	1	0.36mi

HOA detail condo

• Monthly dues: $563 · $6,756/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $94,900 Active 110 DOM
2. 2026-06-17
   days on market $94,900 Active 109 DOM
3. 2026-06-16
   days on market $94,900 Active 108 DOM
4. 2026-06-15
   days on market $94,900 Active 107 DOM
5. 2026-06-13
   days on market $94,900 Active 105 DOM
6. 2026-06-09
   days on market $94,900 Active 101 DOM
7. 2026-06-08
   days on market $94,900 Active 100 DOM
8. 2026-06-07
   days on market $94,900 Active 99 DOM
9. 2026-06-04
   days on market $94,900 Active 96 DOM
10. 2026-06-03
    days on market $94,900 Active 95 DOM
11. 2026-06-02
    days on market $94,900 Active 94 DOM
12. 2026-06-01
    days on market $94,900 Active 93 DOM
13. 2026-05-31
    days on market $94,900 Active 92 DOM
14. 2026-05-16
    listed $1,400
15. 2026-02-28
    listed $94,900 Active
16. 2026-02-12
    historical
17. 2025-03-31
    price $109,000
18. 2024-09-25
    price $119,000
19. 2024-07-30
    price $125,000
20. 2023-08-23
    listed $135,000 Active
21. 2019-01-23
    soldstatus $45,000 Closed 764-char remark

    Show marketing remark (764 chars)

    CENTRAL AIR. This FURNISHED home features unique features you won't find in many units such as central air, dishwasher, disposal, in-home water shut off valve, portable washer (in addition to the building's laundry facilities), ceramic tile in the custom maple cabinet kitchen, custom maple cabinet bathroom, and on the balcony, new front door and frame that is hurricane and termite resistant, ceiling fan, ceiling lights, hood/exhaust fan, and hurricane shutters. Don't miss out on this opportunity for a move in ready home. Your parking space is conveniently located right at the foot of the stairs to your home plus there is also guest parking. Total sq ft of 675 estimated by including the screened in balcony. Under air sq footage per tax records 615 sq ft.

22. 2018-11-30
    status Pending 764-char remark

    Show marketing remark (764 chars)

    CENTRAL AIR. This FURNISHED home features unique features you won't find in many units such as central air, dishwasher, disposal, in-home water shut off valve, portable washer (in addition to the building's laundry facilities), ceramic tile in the custom maple cabinet kitchen, custom maple cabinet bathroom, and on the balcony, new front door and frame that is hurricane and termite resistant, ceiling fan, ceiling lights, hood/exhaust fan, and hurricane shutters. Don't miss out on this opportunity for a move in ready home. Your parking space is conveniently located right at the foot of the stairs to your home plus there is also guest parking. Total sq ft of 675 estimated by including the screened in balcony. Under air sq footage per tax records 615 sq ft.

23. 2018-11-03
    listed $45,000 Active 764-char remark

    Show marketing remark (764 chars)

    CENTRAL AIR. This FURNISHED home features unique features you won't find in many units such as central air, dishwasher, disposal, in-home water shut off valve, portable washer (in addition to the building's laundry facilities), ceramic tile in the custom maple cabinet kitchen, custom maple cabinet bathroom, and on the balcony, new front door and frame that is hurricane and termite resistant, ceiling fan, ceiling lights, hood/exhaust fan, and hurricane shutters. Don't miss out on this opportunity for a move in ready home. Your parking space is conveniently located right at the foot of the stairs to your home plus there is also guest parking. Total sq ft of 675 estimated by including the screened in balcony. Under air sq footage per tax records 615 sq ft.

24. 2015-02-06
    historical
25. 2014-09-14
    listed $37,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,827
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − HOA: −$6,756
• − Depreciation: −$2,761
• Taxable loss: −$2,596
• Est. tax savings @ 24.0%: +$623
• After-tax cash flow: $-710/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 of 73 in FL

Livability — West Palm Beach

• Score: 82/100
• State rank: #75
• US rank: #1255

Category grades

Amenities A- Commute A+ Cost of living B- Crime F Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 38,079
• Household income: $51,605
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2548.0

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 34% Black 30% Hispanic / Latino 27% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 10% Romanian 3% Scotch-Irish 1%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 24% French/Haitian/Cajun 11% Other Indo-European 3%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -138.62%
• Current HPI: 335.8396
• Rent YoY: ▬ 0.02%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-96.3% since first listed

12 events — show timeline

• 2026-05-16 Listed for Rent $1,400 MARMLS
• 2026-02-28 Listed $94,900 MARMLS
• 2026-02-12 Listing Removed — MARMLS
• 2025-03-31 Price Changed $109,000 MARMLS
• 2024-09-25 Price Changed $119,000 MARMLS
• 2024-07-30 Price Changed $125,000 MARMLS
• 2023-08-23 Listed $135,000 MARMLS
• 2019-01-23 Sold (MLS) $45,000 Beaches MLS
• 2018-11-30 Pending — Beaches MLS
• 2018-11-03 Listed $45,000 Beaches MLS
• 2015-02-06 Listing Removed — Beaches MLS
• 2014-09-14 Listed $37,500 Beaches MLS