104 Hastings G · West Palm Beach, FL 33417

$60,000

1 bd · 1.0 ba · 540 sqft · Condo public records · 23 Days on market

Built 1972 $463/mo HOA · 33% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

1ST FLOOR UNIT WITH CLOSE PARKING OUT FRONT. KITCHEN INCLUDES APPLIANCES. TILED THROUGHOUT AND HAS ENCLOSED PATIO. ACCORDIAN SHUTTERS FOR EASY STORM PREP. COMMUNITY IS 24 HOUR MANNED GATES AND FEATURES LUXURY CLUBHOUSE WITH FITNESS CENTER, POOLS, BUS SYSTEM AND PLANNED SHOWS AND ACTIVITIES FOR THE RESIDENTS. THIS PROPERTY IS NOT HOMEPATH APPROVED.

Key facts

• Screened patio
• Gated community
• Lush green space

Tags

• FIRST-FLOOR CONDO UNIT
• SCREENED PATIO
• LUSH GREEN SPACE
• RESORT-STYLE AMENITIES
• FITNESS CENTER
• GATED COMMUNITY

Property features AI

Finance

• Other: Pets allowed with number and size limits
• HOA & community: Hastings G Condo association; Monthly HOA fee; HOA covers pest control, trash, common areas, roof repairs, and pool service; Community amenities include: heated pool, pool, tennis courts, pickleball courts, clubhouse, fitness center, game room, billiard room, library, laundry, storage, parking, courtesy bus, sidewalks, street lights, gated entry, maintenance, and recreation facilities; Senior community

Exterior

• Parking: Assigned parking (1 space); 1 open parking space
• Security: Gated community
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water available
• Home design: Condominium; Single-story; Resale condition; Faces south
• Construction: Stucco and CBS construction; Composition/shingle roof; Building named Hastings G
• Exterior features: Screened patio; Patio; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating (window/wall units); Ceiling fan(s); Wall/window cooling units; Has heating and cooling
• Interior features: Built-in features; Furnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

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; 473 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $415 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $17k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $12k; list at $60k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.35% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.37%
• DSCR: 1.91
• GRM: 3.5

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: 7.4%
• Equity multiple: 1.27×
• Total profit: $4,610
• Equity at exit: $8,946

10-year hold

• IRR: 12.1%
• Equity multiple: 1.75×
• Total profit: $12,644
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$315
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$25
• HOA: −$463
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $285

Break-even live

Break-even rent $1,050

Max offer price $60,000

Occupancy floor 75%

Sensitivity live

Price	-10% $319	-5% $302	+0% $285	+5% $268	+10% $251
Rent	-10% $174	-5% $229	+0% $285	+5% $341	+10% $397
Rate	-1.0pp $315	-0.5pp $300	base $285	+0.5pp $270	+1.0pp $254

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: $15,000
• Closing costs: $1,800
• 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	8d	1	0.24mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.30mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	19d	1	0.33mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	6d	1	0.34mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	25d	1	0.35mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	3d	1	0.35mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	25d	1	0.35mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	25d	1	0.38mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	25d	1	0.43mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	25d	1	0.43mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.43mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	15d	1	0.43mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	19d	1	0.44mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	25d	1	0.44mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	13d	1	0.45mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	25d	1	0.53mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	18d	1	0.54mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.54mi
4 Sussex a West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	15d	1	0.54mi
172 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.54mi
159 Sussex H West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.54mi
166 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.54mi
16 Sussex E Unit 16 West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	13d	1	0.54mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	25d	1	0.55mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.56mi
197 Sussex E Unit 197 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	25d	1	0.58mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	25d	1	0.61mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	11d	1	0.63mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	8d	1	0.65mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	25d	1	0.72mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	8d	1	0.75mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	25d	1	0.75mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	21d	1	0.75mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	3d	1	0.76mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	25d	1	0.78mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	21d	1	0.78mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	25d	1	0.79mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	25d	1	0.80mi
172 Camden I West Palm Beach, FL	1.0	1.5	646	$1,400	$2.17	3d	1	0.81mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	25d	1	0.81mi

HOA detail condo

• Monthly dues: $463 · $5,556/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $60,000 Active 23 DOM
2. 2026-06-17
   days on market $60,000 Active 22 DOM
3. 2026-06-16
   days on market $60,000 Active 21 DOM
4. 2026-06-15
   days on market $60,000 Active 20 DOM
5. 2026-06-13
   days on market $60,000 Active 18 DOM
6. 2026-06-09
   days on market $60,000 Active 14 DOM
7. 2026-06-08
   days on market $60,000 Active 13 DOM
8. 2026-06-07
   days on market $60,000 Active 12 DOM
9. 2026-06-04
   days on market $60,000 Active 9 DOM
10. 2026-06-03
    days on market $60,000 Active 8 DOM
11. 2026-06-02
    days on market $60,000 Active 7 DOM
12. 2026-06-01
    days on market $60,000 Active 6 DOM
13. 2026-05-31
    days on market $60,000 Active 5 DOM
14. 2026-05-26
    listed $60,000 Active
15. 2015-01-21
    soldstatus $12,500 Closed 349-char remark

    Show marketing remark (349 chars)

    1ST FLOOR UNIT WITH CLOSE PARKING OUT FRONT. KITCHEN INCLUDES APPLIANCES. TILED THROUGHOUT AND HAS ENCLOSED PATIO. ACCORDIAN SHUTTERS FOR EASY STORM PREP. COMMUNITY IS 24 HOUR MANNED GATES AND FEATURES LUXURY CLUBHOUSE WITH FITNESS CENTER, POOLS, BUS SYSTEM AND PLANNED SHOWS AND ACTIVITIES FOR THE RESIDENTS. THIS PROPERTY IS NOT HOMEPATH APPROVED.

16. 2014-11-10
    status Pending 349-char remark

    Show marketing remark (349 chars)

    1ST FLOOR UNIT WITH CLOSE PARKING OUT FRONT. KITCHEN INCLUDES APPLIANCES. TILED THROUGHOUT AND HAS ENCLOSED PATIO. ACCORDIAN SHUTTERS FOR EASY STORM PREP. COMMUNITY IS 24 HOUR MANNED GATES AND FEATURES LUXURY CLUBHOUSE WITH FITNESS CENTER, POOLS, BUS SYSTEM AND PLANNED SHOWS AND ACTIVITIES FOR THE RESIDENTS. THIS PROPERTY IS NOT HOMEPATH APPROVED.

17. 2014-11-07
    price $10,000 349-char remark

    Show marketing remark (349 chars)

    1ST FLOOR UNIT WITH CLOSE PARKING OUT FRONT. KITCHEN INCLUDES APPLIANCES. TILED THROUGHOUT AND HAS ENCLOSED PATIO. ACCORDIAN SHUTTERS FOR EASY STORM PREP. COMMUNITY IS 24 HOUR MANNED GATES AND FEATURES LUXURY CLUBHOUSE WITH FITNESS CENTER, POOLS, BUS SYSTEM AND PLANNED SHOWS AND ACTIVITIES FOR THE RESIDENTS. THIS PROPERTY IS NOT HOMEPATH APPROVED.

18. 2014-10-02
    listed $12,000 Active 349-char remark

    Show marketing remark (349 chars)

    1ST FLOOR UNIT WITH CLOSE PARKING OUT FRONT. KITCHEN INCLUDES APPLIANCES. TILED THROUGHOUT AND HAS ENCLOSED PATIO. ACCORDIAN SHUTTERS FOR EASY STORM PREP. COMMUNITY IS 24 HOUR MANNED GATES AND FEATURES LUXURY CLUBHOUSE WITH FITNESS CENTER, POOLS, BUS SYSTEM AND PLANNED SHOWS AND ACTIVITIES FOR THE RESIDENTS. THIS PROPERTY IS NOT HOMEPATH APPROVED.

ⓘ 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: $322 · $27/mo
• Projected year-2 tax: $498 · $42/mo
• Expected delta: +$176/yr (+$15/mo · 54.9%)

ⓘ 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: $16,931
• − Mortgage interest: −$3,361
• − Property taxes: −$322
• − Insurance: −$300
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − HOA: −$5,556
• − Depreciation: −$1,745
• Taxable income: $2,938
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $2,717/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

+400.0% since first listed

5 events — show timeline

• 2026-05-26 Listed $60,000 Beaches MLS
• 2015-01-21 Sold (MLS) $12,500 Beaches MLS
• 2014-11-10 Pending — Beaches MLS
• 2014-11-07 Price Changed $10,000 Beaches MLS
• 2014-10-02 Listed $12,000 Beaches MLS

Property tax history

-2.3%/yr

Latest (2025): $322 · +2.9% YoY. Source: county tax records.