309 Sheffield M #309 · West Palm Beach, FL 33417

$58,000

1 bd · 1.0 ba · 570 sqft · Condo · 149 Days on market

Built 1971 $550/mo HOA · 39% 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 +27.2/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• 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

Welcome to easy South Florida living in the amenity filled 55+ community of Century Village! This bright and charming 1BR/1BA second-floor condo offers comfort and peace of mind with a NEW ROOF (2023), two newer wall A/C units (2023 & 2024), newer water heater, and NO assessments. Features include no carpet, spacious bedroom with built-in closet shelving, large walk-in storage/pantry, dining area with barstool seating, patio/sitting room with greenery views, and can be furnished or unfurnished. Assigned parking + guest parking. Enjoy resort-style amenities: gated security, 1,200-seat theater, pools, pickleball, tennis, bocce, sailing, clubs, and more - minutes to downtown West Palm Be

Key facts

• Newer roof
• Patio sitting room
• Newer water heater

Tags

• NEWER ROOF
• TWO WALL A/C UNITS
• NEWER WATER HEATER
• BUILT-IN SHELVING
• LARGE WALK IN STORAGE CLOSET
• PATIO SITTING ROOM

Property features AI

Finance

• Other: Association fee paid monthly
• Financial info: Pets not allowed; Senior community
• HOA & community: Association with monthly fee (includes cable TV, grounds maintenance, security, trash, common areas, common real estate tax, reserve funds, roof repairs, recreation facility); Association amenities: Boating, Fitness Center, Game Room, Hot Water, Laundry, Pool, Shuffleboard Court, Spa/Hot Tub, Tennis Court(s), Community Room, Courtesy Bus, Library, Pickleball Court(s), Street Lights, Gated, Security, Recreation Facilities; Monthly HOA fee

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space
• Security: Gated community with guard; Security patrol; Security gate
• Utilities: Public water; Public sewer; 220 volt electric; Cable available; Electricity connected; Water and sewer available
• Home design: Condominium; 2 stories; Faces north; Resale property
• Construction: Built with CBS construction; Shingle roof; Building name: M
• Exterior features: Patio; Porch; Glass-enclosed porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Window/wall heating; Ceiling fan(s); Wall/window cooling units; Has heating and cooling
• Interior features: Walk-in closets; Blinds on windows; Negotiable furnishing
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $58k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• 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 $401 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 149 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $11k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% 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 $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 2.44% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.24%
• DSCR: 1.54
• GRM: 3.4

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: -4.6%
• Equity multiple: 0.84×
• Total profit: $-2,602
• Equity at exit: $8,648

10-year hold

• IRR: -4.0%
• Equity multiple: 0.81×
• Total profit: $-3,127
• Equity at exit: $5,015

Cash invested: $16,240 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$550
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $166

Break-even live

Break-even rent $1,204

Max offer price $58,000

Occupancy floor 83%

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: $14,500
• Closing costs: $1,740
• 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	18d	1	0.21mi
145 Dorchester E Unit 145 West Palm Beach, FL	1.0	1.5	646	$1,300	$2.01	7d	1	0.26mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	24d	1	0.29mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	24d	1	0.33mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	24d	1	0.34mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	18d	1	0.34mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	24d	1	0.36mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	24d	1	0.36mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	3d	1	0.36mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	5d	1	0.38mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	24d	1	0.40mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	24d	1	0.45mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	24d	1	0.45mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	15d	1	0.45mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	12d	1	0.46mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	24d	1	0.49mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	24d	1	0.49mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.52mi
172 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.57mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	24d	1	0.57mi
159 Sussex H West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	24d	1	0.57mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	17d	1	0.57mi
4 Sussex a West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	15d	1	0.57mi
166 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.57mi
16 Sussex E Unit 16 West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	12d	1	0.58mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	24d	1	0.60mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	11d	1	0.62mi
197 Sussex E Unit 197 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	24d	1	0.62mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	7d	1	0.64mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	24d	1	0.67mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	24d	1	0.67mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	7d	1	0.68mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	24d	1	0.68mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	20d	1	0.69mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	3d	1	0.70mi
34 Andover B West Palm Beach, FL	1.0	1.0	532	$1,250	$2.35	7d	1	0.70mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	24d	1	0.71mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	20d	1	0.71mi
150 Bedford E West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	7d	1	0.72mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.73mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: waterpoolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-18
   days on market $58,000 Active 149 DOM
2. 2026-06-17
   pricestatusdays on market $58,000 Active 148 DOM
3. 2026-06-16
   days on market $60,000 Active Under Contract 147 DOM
4. 2026-06-15
   days on market $60,000 Active Under Contract 146 DOM
5. 2026-06-13
   days on market $60,000 Active Under Contract 144 DOM
6. 2026-06-09
   statusdays on market $60,000 Active Under Contract 140 DOM
7. 2026-06-07
   statusdays on market $60,000 Pending 139 DOM
8. 2026-06-04
   days on market $60,000 Active Under Contract 138 DOM
9. 2026-06-03
   days on market $60,000 Active Under Contract 137 DOM
10. 2026-06-01
    days on market $60,000 Active Under Contract 135 DOM
11. 2026-05-31
    days on market $60,000 Active Under Contract 134 DOM
12. 2026-05-14
    historical Active Under Contract
13. 2026-04-15
    price $60,000
14. 2026-04-02
    price $62,000
15. 2026-03-30
    price $64,000
16. 2026-03-28
    price $65,000
17. 2026-03-23
    price $65,500
18. 2026-03-11
    price $66,500
19. 2026-03-02
    price $67,000
20. 2026-02-25
    price $68,000
21. 2026-02-09
    price $68,500
22. 2026-01-17
    listed $69,000 Active
23. 2025-07-02
    historical
24. 2025-06-30
    price $80,000
25. 2025-04-09
    listed $83,000 Active
26. 2025-03-02
    historical
27. 2025-01-21
    price $85,000
28. 2025-01-02
    price $89,500
29. 2024-12-31
    price $93,000
30. 2024-12-14
    price $95,000
31. 2024-10-19
    price $98,000
32. 2024-09-03
    listed $99,900 Active
33. 2024-01-16
    historical
34. 2024-01-09
    price $115,000
35. 2023-12-15
    listed $119,500 Active
36. 2018-06-07
    historical
37. 2018-05-11
    status Active
38. 2018-04-24
    status Pending
39. 2018-04-09
    price $35,000
40. 2018-02-10
    listed $38,000 Active
41. 2009-03-08
    historical
42. 2008-10-08
    listed $39,500

ⓘ 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 · 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: $16,960
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − HOA: −$6,600
• − Depreciation: −$1,687
• Taxable income: $1,550
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $1,616/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

+51.9% since first listed

31 events — show timeline

• 2026-05-14 Contingent — Beaches MLS
• 2026-04-15 Price Changed $60,000 Beaches MLS
• 2026-04-02 Price Changed $62,000 Beaches MLS
• 2026-03-30 Price Changed $64,000 Beaches MLS
• 2026-03-28 Price Changed $65,000 Beaches MLS
• 2026-03-23 Price Changed $65,500 Beaches MLS
• 2026-03-11 Price Changed $66,500 Beaches MLS
• 2026-03-02 Price Changed $67,000 Beaches MLS
• 2026-02-25 Price Changed $68,000 Beaches MLS
• 2026-02-09 Price Changed $68,500 Beaches MLS
• 2026-01-17 Listed $69,000 Beaches MLS
• 2025-07-02 Listing Removed — Beaches MLS
• 2025-06-30 Price Changed $80,000 Beaches MLS
• 2025-04-09 Listed $83,000 Beaches MLS
• 2025-03-02 Listing Removed — Beaches MLS
• 2025-01-21 Price Changed $85,000 Beaches MLS
• 2025-01-02 Price Changed $89,500 Beaches MLS
• 2024-12-31 Price Changed $93,000 Beaches MLS
• 2024-12-14 Price Changed $95,000 Beaches MLS
• 2024-10-19 Price Changed $98,000 Beaches MLS
• 2024-09-03 Listed $99,900 Beaches MLS
• 2024-01-16 Listing Removed — Beaches MLS
• 2024-01-09 Price Changed $115,000 Beaches MLS
• 2023-12-15 Listed $119,500 Beaches MLS
• 2018-06-07 Listing Removed — Beaches MLS
• 2018-05-11 Relisted — Beaches MLS
• 2018-04-24 Pending — Beaches MLS
• 2018-04-09 Price Changed $35,000 Beaches MLS
• 2018-02-10 Listed $38,000 Beaches MLS
• 2009-03-08 Listing Removed — Beaches MLS
• 2008-10-08 Listed $39,500 Beaches MLS