118 Sheffield E · West Palm Beach, FL 33417

$109,000

1 bd · 1.5 ba · 684 sqft · Condo public records · 202 Days on market

Built 1971 $496/mo HOA · 35% of rent

---

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).

• Cash flow +9.1/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Century Village, West Palm Beach's premier 55+ gated community! This bright and spacious 1BR/1.5BA condo in Century Village features an open-concept layout, updated kitchen, generous primary suite, and private balcony with peaceful garden views. Enjoy abundant natural light and low-maintenance South Florida living perfect for seasonal or year-round residents. Century Village offers resort-style amenities including heated pools, fitness center, clubhouse, theater, tennis, pickleball, walking paths, social clubs, courtesy shuttle service, and 24-hour gated security. HOA includes water, cable, exterior maintenance, and access to amenities. Conveniently located near shopping, dining,

Key facts

• Private balcony
• Tennis courts
• Updated kitchen

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED KITCHEN
• PRIVATE BALCONY
• SCENIC VIEWS
• HEATED POOL
• TENNIS COURTS

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Association present; Monthly HOA fee; HOA amenities include clubhouse, elevators, fitness center, jogging path, picnic area, pool, tennis courts, business center, courtesy bus, library, pickleball courts, sidewalks, and street lights; HOA fee includes cable TV, insurance, grounds maintenance, common area maintenance, and elevator

Exterior

• Utilities: Public water; Three-phase electric; Water available
• Home design: Condominium; Resale condition; Faces south; 2 stories
• Construction: Concrete construction
• Exterior features: Not waterfront; No waterfront features listed

Interior

• Kitchen: Electric Range
• Bedrooms: One bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One half bathroom; Two total bathrooms
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: No special interior features listed; Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (13.6% below list).
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $94k (13.6% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: Grassy Waters Elementary School (math 43% / reading 48%, grade D-, #1,247 of 2,144 statewide, top 59%, 739 students, 64% 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 69% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 50% district-wide (-18 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 26d 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 $754 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 202 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $10k; list at $109k implies a 990% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,218 (13.6% 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 202 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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: 1.30% ✓
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 6.4

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: -27.2%
• Equity multiple: 0.12×
• Total profit: $-26,829
• Equity at exit: $16,252

10-year hold

• IRR: -59.1%
• Equity multiple: -0.47×
• Total profit: $-45,000
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$572
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$45
• HOA: −$496
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-84

Break-even live

Break-even rent $1,527

Max offer price $94,218

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-53	+0% $-84	+5% $-115	+10% $-145
Rent	-10% $-196	-5% $-140	+0% $-84	+5% $-28	+10% $29
Rate	-1.0pp $-29	-0.5pp $-56	base $-84	+0.5pp $-112	+1.0pp $-141

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	20d	1	0.11mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	25d	1	0.23mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	25d	1	0.24mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	20d	1	0.24mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.29mi
145 Dorchester E Unit 145 West Palm Beach, FL	1.0	1.5	646	$1,300	$2.01	9d	1	0.29mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	25d	1	0.37mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	4d	1	0.37mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	25d	1	0.37mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	25d	1	0.40mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	6d	1	0.41mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	25d	1	0.42mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	25d	1	0.43mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.46mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.46mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	16d	1	0.46mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	25d	1	0.46mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	14d	1	0.46mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	25d	1	0.54mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	25d	1	0.55mi
34 Andover B West Palm Beach, FL	1.0	1.0	602	$1,250	$2.08	0d	1	0.57mi
166 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.57mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.57mi
159 Sussex H West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.57mi
4 Sussex a West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	16d	1	0.57mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	19d	1	0.57mi
172 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.57mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	12d	1	0.58mi
150 Bedford E West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	9d	1	0.59mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	25d	1	0.59mi
16 Sussex E Unit 16 West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	14d	1	0.59mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	25d	1	0.60mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	9d	1	0.60mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	22d	1	0.60mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	9d	1	0.61mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	25d	1	0.61mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.61mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	4d	1	0.61mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	22d	1	0.62mi
197 Sussex E Unit 197 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	25d	1	0.63mi

HOA detail condo

• Monthly dues: $496 · $5,952/yr
• Likely covers: watercableexterior maint.poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $109,000 Active 202 DOM
2. 2026-06-18
   days on market $109,000 Active 199 DOM
3. 2026-06-17
   days on market $109,000 Active 198 DOM
4. 2026-06-16
   days on market $109,000 Active 197 DOM
5. 2026-06-15
   days on market $109,000 Active 196 DOM
6. 2026-06-13
   days on market $109,000 Active 194 DOM
7. 2026-06-09
   days on market $109,000 Active 190 DOM
8. 2026-06-07
   days on market $109,000 Active 188 DOM
9. 2026-06-04
   days on market $109,000 Active 185 DOM
10. 2026-06-03
    days on market $109,000 Active 184 DOM
11. 2026-06-01
    days on market $109,000 Active 182 DOM
12. 2026-05-31
    days on market $109,000 Active 181 DOM
13. 2025-12-01
    listed $109,000 Active
14. 2025-11-29
    historical
15. 2025-11-22
    price $109,900
16. 2025-05-29
    listed $117,000 Active
17. 2025-05-16
    historical
18. 2024-11-19
    listed $117,900 Active
19. 2024-09-08
    historical
20. 2024-05-10
    listed $117,900 Active
21. 2024-05-09
    historical
22. 1995-05-09
    soldstatus $10,000

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,116 · $93/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $17,048
• − Mortgage interest: −$6,106
• − Property taxes: −$1,116
• − Insurance: −$545
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − HOA: −$5,952
• − Depreciation: −$3,171
• Taxable loss: −$2,569
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $-388/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

+990.0% since first listed

10 events — show timeline

• 2025-12-01 Listed $109,000 Beaches MLS
• 2025-11-29 Listing Removed — Beaches MLS
• 2025-11-22 Price Changed $109,900 Beaches MLS
• 2025-05-29 Listed $117,000 Beaches MLS
• 2025-05-16 Listing Removed — Beaches MLS
• 2024-11-19 Listed $117,900 Beaches MLS
• 2024-09-08 Listing Removed — Beaches MLS
• 2024-05-10 Listed $117,900 Beaches MLS
• 2024-05-09 Coming Soon — Beaches MLS
• 1995-05-09 Sold (Public Records) $10,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,116 · +6.1% YoY. Source: county tax records.