19 Hastings B · West Palm Beach, FL 33417

$79,000

1 bd · 1.5 ba · 648 sqft · Condo public records · 41 Days on market

Built 1971 $431/mo HOA · 31% of rent

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Why this score? — see what drove the C+ 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).

• Cash flow +23.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

AY HELLO TO THIS UPDATE ONE BEDROOM ONE AND A HALF BATH GROUND FLOOR UNIT AND START LIVING YOUR RESORT STYLE DREAM IN CENTURY VILLAGE, A GATED COMMUNITY FOR ACTIVE ADULTS 55+. JUST STEPS FROM THE HASTINGS FITNESS CENTER THIS SUN FILLED HOME FEATURES AN UPDATED WHITE KITCHEN COMPLETE WITH DISHWASHER AND SLEEK COUNTERTOPS, UPDATED BATHROOMS, CERAMIC TILE FLOORING THROUGHOUT. THE GLASS ENCLOSED LANAI ADDS EXTRA LIVING SPACE PERFECT FOR RELAXING. COMPACT, YET SURPRISINGLY SPACIOUS- START LIVING YOUR RESORT STYLE DREAM NOW. WELL MANAGED ASSOCIATION. HASTINGS FITNESS CENTER HAS A SWIMMING POOL, RESISTANCE POOL, A GYM AND EXERCISE CLASSES. CLUBHOUSE features a theater, indoor pool, card room, comm

Key facts

• Glass enclosed lanai
• Heated outdoor pools
• Guarded gates

Tags

• UPDATED WHITE KITCHEN
• GLASS ENCLOSED LANAI
• SWIMMING POOL
• INDOOR POOL
• HEATED OUTDOOR POOLS
• GUARDED GATES

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Association with monthly fee; HOA amenities include boating, billiard room, clubhouse, fitness center, indoor pool, jogging path, laundry facilities, picnic area, parking, pool, sauna, shuffleboard court, tennis courts, bocce ball, community room, courtesy bus, library, pickleball courts, street lights, gated security, maintenance, and recreation facilities; HOA fee: $431 monthly; HOA covers cable TV, insurance, grounds maintenance, pest control, sewer, trash, and common areas

Exterior

• Parking: Assigned parking; Guest parking (total 1 parking space)
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Cable available; Sewer available
• Home design: Condominium; Multi-level layout; Resale property; Faces east
• Construction: CBS construction; Shingle roof; 2 stories
• Exterior features: Screened porch; Porch; Fruit trees on the lot; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window/wall heating; Ceiling fans; Wall/window cooling units
• Interior features: Built-in features; Partially furnished
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $79k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.8% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Zoned schools: Egret Lake Elementary School (math 32% / reading 37%, grade F, #1,709 of 2,144 statewide, top 81%, 569 students, 80% FRL); Bear Lakes Middle School (math 19% / reading 33%, grade F, #506 of 571 statewide, top 89%, 842 students, 74% FRL); Palm Beach Lakes High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 2,688 students, 70% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 50% district-wide (-22 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 481 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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 41 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $15k; list at $79k implies a 427% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.79% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 4.7

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-7,648
• Equity at exit: $11,779

10-year hold

• IRR: -9.3%
• Equity multiple: 0.56×
• Total profit: $-9,831
• Equity at exit: $6,830

Cash invested: $22,120 (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: 481
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$414
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$33
• HOA: −$431
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $141

Break-even live

Break-even rent $1,233

Max offer price $79,000

Occupancy floor 85%

Sensitivity live

Price	-10% $186	-5% $163	+0% $141	+5% $119	+10% $96
Rent	-10% $29	-5% $85	+0% $141	+5% $197	+10% $252
Rate	-1.0pp $181	-0.5pp $161	base $141	+0.5pp $120	+1.0pp $100

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Dorchester E Unit 145 West Palm Beach, FL	1.0	1.5	646	$1,300	$2.01	9d	1	0.24mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	26d	1	0.30mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	21d	1	0.33mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	7d	1	0.34mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	26d	1	0.35mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	26d	1	0.35mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	5d	1	0.35mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	26d	1	0.38mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	26d	1	0.43mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	26d	1	0.43mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	26d	1	0.43mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	17d	1	0.43mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	21d	1	0.44mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	26d	1	0.44mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	15d	1	0.45mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	26d	1	0.53mi
172 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	26d	1	0.54mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	19d	1	0.54mi
4 Sussex a West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	17d	1	0.54mi
159 Sussex H West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	26d	1	0.54mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	26d	1	0.54mi
166 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	26d	1	0.54mi
16 Sussex E Unit 16 West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	15d	1	0.54mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	26d	1	0.55mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	26d	1	0.56mi
197 Sussex E Unit 197 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	26d	1	0.58mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	26d	1	0.61mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	13d	1	0.63mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	9d	1	0.65mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	26d	1	0.72mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	26d	1	0.75mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	9d	1	0.75mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	23d	1	0.75mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	5d	1	0.76mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	26d	1	0.78mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	23d	1	0.78mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	26d	1	0.79mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	26d	1	0.80mi
172 Camden I West Palm Beach, FL	1.0	1.5	646	$1,400	$2.17	5d	1	0.81mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	26d	1	0.81mi

HOA detail condo

• Monthly dues: $431 · $5,172/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-21
   days on market $79,000 Active 41 DOM
2. 2026-06-18
   days on market $79,000 Active 38 DOM
3. 2026-06-17
   days on market $79,000 Active 37 DOM
4. 2026-06-16
   days on market $79,000 Active 36 DOM
5. 2026-06-15
   days on market $79,000 Active 35 DOM
6. 2026-06-13
   days on market $79,000 Active 33 DOM
7. 2026-06-09
   days on market $79,000 Active 29 DOM
8. 2026-06-08
   days on market $79,000 Active 28 DOM
9. 2026-06-07
   days on market $79,000 Active 27 DOM
10. 2026-06-04
    days on market $79,000 Active 24 DOM
11. 2026-06-03
    days on market $79,000 Active 23 DOM
12. 2026-06-02
    days on market $79,000 Active 22 DOM
13. 2026-06-01
    days on market $79,000 Active 21 DOM
14. 2026-05-31
    days on market $79,000 Active 20 DOM
15. 2026-05-11
    listed $79,000 Active
16. 2026-05-05
    status Active
17. 2026-05-03
    historical Active Under Contract
18. 2026-05-03
    historical
19. 2026-04-16
    price $79,000
20. 2026-04-16
    status Active
21. 2026-04-15
    historical
22. 2026-03-24
    price $85,500
23. 2026-02-16
    listed $95,000 Active
24. 2025-12-26
    historical
25. 2025-10-25
    listed $85,000 Active
26. 2025-10-22
    historical
27. 2025-05-01
    historical
28. 2025-01-28
    listed $95,000 Active
29. 2024-12-31
    historical
30. 2024-07-29
    price $99,900
31. 2024-07-01
    price $104,900
32. 2024-06-11
    listed $109,900 Active
33. 2024-05-23
    historical
34. 2024-04-07
    price $109,900
35. 2024-01-30
    price $114,900
36. 2023-11-08
    listed $119,900 Active
37. 2020-06-13
    historical
38. 2019-12-06
    listed $63,000 Active
39. 2011-03-17
    historical
40. 2010-04-01
    listed $35,900
41. 2009-12-30
    soldstatus $15,000
42. 2009-12-22
    soldstatus $15,000
43. 2009-11-09
    historical
44. 2009-08-04
    listed $20,000
45. 1999-05-12
    soldstatus $11,000

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,148 · $96/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $16,935
• − Mortgage interest: −$4,425
• − Property taxes: −$1,148
• − Insurance: −$395
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − HOA: −$5,172
• − Depreciation: −$2,298
• Taxable income: $786
• Est. tax owed @ 24.0%: −$189
• After-tax cash flow: $1,503/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

+618.2% since first listed

31 events — show timeline

• 2026-05-11 Listed $79,000 Beaches MLS
• 2026-05-05 Relisted — Beaches MLS
• 2026-05-03 Contingent — Beaches MLS
• 2026-05-03 Listing Removed — Beaches MLS
• 2026-04-16 Price Changed $79,000 Beaches MLS
• 2026-04-16 Relisted — Beaches MLS
• 2026-04-15 Listing Removed — Beaches MLS
• 2026-03-24 Price Changed $85,500 Beaches MLS
• 2026-02-16 Listed $95,000 Beaches MLS
• 2025-12-26 Listing Removed — Beaches MLS
• 2025-10-25 Listed $85,000 Beaches MLS
• 2025-10-22 Coming Soon — Beaches MLS
• 2025-05-01 Listing Removed — Beaches MLS
• 2025-01-28 Listed $95,000 Beaches MLS
• 2024-12-31 Listing Removed — Beaches MLS
• 2024-07-29 Price Changed $99,900 Beaches MLS
• 2024-07-01 Price Changed $104,900 Beaches MLS
• 2024-06-11 Listed $109,900 Beaches MLS
• 2024-05-23 Listing Removed — Beaches MLS
• 2024-04-07 Price Changed $109,900 Beaches MLS
• 2024-01-30 Price Changed $114,900 Beaches MLS
• 2023-11-08 Listed $119,900 Beaches MLS
• 2020-06-13 Listing Removed — Beaches MLS
• 2019-12-06 Listed $63,000 Beaches MLS
• 2011-03-17 Listing Removed — Beaches MLS
• 2010-04-01 Listed $35,900 Beaches MLS
• 2009-12-30 Sold (Public Records) $15,000 Public Records
• 2009-12-22 Sold (MLS) $15,000 Beaches MLS
• 2009-11-09 Listing Removed — Beaches MLS
• 2009-08-04 Listed $20,000 Beaches MLS
• 1999-05-12 Sold (Public Records) $11,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,148 · -6.5% YoY. Source: county tax records.