203 Coventry I #203 · Schall Circle, FL 33417

$155,000

2 bd · 1.5 ba · 798 sqft · Condo · 174 Days on market

Built 1969 ↓ 16% since listing

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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).

• Cash flow +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HUGE PRICE IMPROVEMENT!!! Come see this SUPER FIRST FLOOR 2 Bedroom 1.1 Bath Unit! Building has a NEW ROOF in 2024! You will love this gorgeous Kitchen- opened up and complete with Granite Countertops, White Cabinets and Appliances, including a dishwasher! The Full Bathroom has a step in shower. This light and bright unit is a MUST SEE!!! Relax and enjoy all that Century Village has to offer, including Relaxing Pools, Health Club offering exercise equipment and classes, Tennis, Bocce, Sailing Club, Pickleball, a Huge Clubhouse, and Theatre, many interesting clubs, and SO Much More! Come and enjoy the CV Lifestyle from this Gorgeous Unit!

Key facts

• Parking
• Built 1969
• Listed 173 days

Property features AI

Finance

• Other: Directions: Borden Street. Left onto North Street. Right onto Cardiff. Coventry I is on your left.
• Financial info: Pets not allowed; Senior community
• HOA & community: Has HOA; Monthly HOA fee; HOA covers cable TV, insurance, grounds maintenance, pest control, common areas, and common real estate tax; Community amenities: clubhouse, fitness center, billiard room, game room, indoor pool, heated pool, pool, tennis courts, pickleball courts, bocce ball, shuffleboard court, workshop area, community room, courtesy bus, street lights

Exterior

• Parking: Assigned parking space; One open parking space
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Resale; Entry-level living area; Faces south; Two-story building
• Construction: Block/CBS construction; Composition/shingle roof; Built with foundation per public records
• Exterior features: Screened porch; Porch; Sidewalks; Paved road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Wall/window cooling units; Ceiling/paddle fans
• Interior features: Walk-in closet(s); Partially furnished; Single hung metal windows
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (0.2% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#762 in FL) — a middle-class / working-renter tenant base. Strengths: housing A, cost of living A-; Watch: amenities F, commute F, employment 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; 479 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).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $5k 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 174 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.4

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-19,988
• Equity at exit: $23,111

10-year hold

• IRR: -9.7%
• Equity multiple: 0.49×
• Total profit: $-22,349
• Equity at exit: $13,402

Cash invested: $43,400 (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: 479
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,547 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $151

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 85%

Sensitivity live

Price	-10% $258	-5% $204	+0% $151	+5% $97	+10% $44
Rent	-10% $29	-5% $90	+0% $151	+5% $212	+10% $273
Rate	-1.0pp $229	-0.5pp $190	base $151	+0.5pp $111	+1.0pp $70

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	3d	1	0.36mi
74 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,400	$1.75	25d	1	0.36mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	25d	1	0.36mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	19d	1	0.36mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	13d	1	0.45mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	12d	1	0.45mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	25d	1	0.48mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	19d	1	0.49mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	25d	1	0.49mi
145 Dorchester E Unit 145 West Palm Beach, FL	1.0	1.5	646	$1,300	$2.01	8d	1	0.51mi
79 Dorchester E Unit 79 West Palm Beach, FL	2.0	1.5	798	$1,500	$1.88	25d	1	0.52mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.53mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	4d	1	0.60mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	25d	1	0.60mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	25d	1	0.60mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	6d	1	0.64mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	25d	1	0.64mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	25d	1	0.67mi
146 Somerset Cres Unit 146 West Palm Beach, FL	2.0	2.0	874	$2,000	$2.29	21d	1	0.68mi
163 Somerset H West Palm Beach, FL	2.0	2.0	874	$1,500	$1.72	25d	1	0.68mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	25d	1	0.69mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	25d	1	0.70mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.70mi
50 Canterbury B West Palm Beach, FL	1.0	1.5	774	$1,250	$1.61	15d	1	0.70mi
1 Canterbury A Unit A West Palm Beach, FL	2.0	1.5	798	$1,595	$2.00	25d	1	0.70mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	16d	1	0.70mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	13d	1	0.70mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.71mi
150 Bedford E West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	8d	1	0.73mi
179 Canterbury H Unit H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	25d	1	0.73mi
179 Canterbury H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	2d	1	0.73mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	25d	1	0.74mi
34 Andover B West Palm Beach, FL	1.0	1.0	602	$1,250	$2.08	0d	1	0.77mi
222 Somerset L West Palm Beach, FL	2.0	2.0	874	$1,850	$2.12	3d	1	0.77mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.79mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	25d	1	0.81mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.81mi
4 Sussex a West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	16d	1	0.82mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	18d	1	0.82mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.82mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-04
   days on market $155,000 Active 174 DOM
2. 2026-06-03
   days on market $155,000 Active 173 DOM
3. 2026-06-01
   days on market $155,000 Active 171 DOM
4. 2026-05-31
   days on market $155,000 Active 170 DOM
5. 2026-05-15
   price $155,000
6. 2026-04-20
   price $169,500
7. 2026-04-04
   price $174,500
8. 2026-02-28
   price $184,000
9. 2025-12-13
   listed $185,000 Active
10. 2025-12-12
    historical $185,000

ⓘ 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 3/10 Moderate
• 🌡 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: $18,563
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$4,509
• Taxable loss: −$699
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $1,978/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 — Schall Circle

• Score: 62/100
• State rank: #762
• US rank: #16849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• 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

-16.2% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $155,000 Beaches MLS
• 2026-04-20 Price Changed $169,500 Beaches MLS
• 2026-04-04 Price Changed $174,500 Beaches MLS
• 2026-02-28 Price Changed $184,000 Beaches MLS
• 2025-12-13 Listed $185,000 Beaches MLS
• 2025-12-12 Coming Soon $185,000 Beaches MLS