807 Grant St · West Palm Beach, FL 33407

$399,900

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 21 Days on market

Built 2002 5,854 sqft lot Est $454k · 12% under

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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 +18.1/30.0
• ARV discount +12.9/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4 bedroom 2 bathroom cottage style home built in 2002. In great proximity to downtown west palm beach, local transportation such as the new Brightline high speed train and bus stops. Being newer construction the home boasts all modern up to date features such as central a/c. The home is currently rented for $1,800 per month with tenant paying all utilities. lease is over 03/31/2022 but the tenant would love to stay as long as the buyer wants.

Key facts

• Airbnb-ready
• Near major highways
• Non-hoa

Tags

• NON-HOA
• AIRBNB-READY
• SPACIOUS LIVING AREAS
• GREAT INVESTMENT POTENTIAL
• CONVENIENTLY LOCATED
• NEAR MAJOR HIGHWAYS

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Driveway with 4 open parking spaces (total 4)
• Security: Fire alarm
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Single-family residence; One story; Facing south; Resale condition
• Construction: Aluminum siding and frame construction; Wood joist roof; Concrete perimeter, raised foundation; Built as a one-story building
• Exterior features: Open patio; Patio; Deck; Fenced backyard

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Wood flooring; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Cathedral ceilings; Vaulted ceiling; High ceilings; Kitchen island; Unfurnished
• Laundry & utility: Laundry closet with washer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/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 $390k (2.4% below list).
• Recommended offer: $390k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Pleasant City Elementary School (math 27% / reading 27%, grade F, #1,969 of 2,144 statewide, top 94%, 330 students, 94% 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 82% FRL vs 52% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-25 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 rising (+3.1%/yr); 305 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).
• At $3,905/mo this rent would consume 78% of the median local household income ($60k/yr) (locally 2157% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 21 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y 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 $220k; list at $400k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $390,486 (2.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $453,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 14th St	0.33mi	3/2.0	1,439 (-8%)	13mo	$419,000	$291	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-41,922
• Equity at exit: $59,626

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-6,048
• Equity at exit: $34,576

Cash invested: $111,972 (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 33407

• Rents YoY: 3.1%
• Active inventory: 305
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,905 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$467 /mo · $5,609/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $354

Break-even live

Break-even rent $3,457

Max offer price $399,900

Occupancy floor 86%

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,600	$2.04	7d	1	0.13mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,800	$2.15	24d	1	0.13mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	5d	1	0.17mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	17d	1	0.17mi
1101 Grant St West Palm Beach, FL	4.0	2.0	1726	$2,995	$1.74	16d	1	0.20mi
565 Lilac Ct West Palm Beach, FL	3.0	2.0	1250	$3,000	$2.40	17d	1	0.25mi
926 14th St West Palm Beach, FL	4.0	2.0	1050	$3,000	$2.86	15d	1	0.34mi
2585 Spruce Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	841	$3,225	$3.83	1d	122	0.45mi
1805 N Flagler Dr #107 West Palm Beach, FL	3.0	2.0	1237	$2,995	$2.42	3d	1	0.46mi
1115 Windsor Ave West Palm Beach, FL	4.0	3.0	1377	$3,500	$2.54	18d	1	0.56mi
1801 N Flagler Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	1125	$4,500	$4.00	2d	7	0.59mi
1801 N Flagler Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	998	$4,250	$4.26	24d	3	0.59mi
1801 N Flagler Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	998	$4,250	$4.26	18d	4	0.59mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	24d	1	0.59mi
411 26th St West Palm Beach, FL	4.0	3.5	1847	$6,900	$3.74	24d	1	0.59mi
411 26th St West Palm Beach, FL	3.0	3.5	1847	$6,900	$3.74	7d	1	0.59mi
1617 N Flagler Dr Unit 9B West Palm Beach, FL	2.0	2.5	1817	$8,900	$4.90	14d	1	0.59mi
1551 N Flagler Dr West Palm Beach, FL	2.0	2.0	1175	$5,050	$4.30	22d	3	0.59mi
1551 N Flagler Dr Unit (Annual/Seasonal) Uph 11 West Palm Beach, FL	2.0	2.0	1625	$6,000	$3.69	15d	1	0.59mi
1551 N Flagler Dr West Palm Beach, FL	2.0	2.0	1175	$5,098	$4.34	24d	3	0.59mi
1551 N Flagler Dr Unit Uph-2 West Palm Beach, FL	2.0	2.0	1175	$3,750	$3.19	24d	1	0.62mi
933 30th Ct West Palm Beach, FL	3.0	1.5	1085	$3,100	$2.86	24d	1	0.78mi
419 30th St West Palm Beach, FL	3.0	2.5	2104	$7,700	$3.66	24d	1	0.79mi
2800 N Flagler Dr #404 West Palm Beach, FL	3.0	3.0	2063	$7,200	$3.49	24d	1	0.79mi
517 31st St West Palm Beach, FL	2.0	1.5	1406	$3,150	$2.24	24d	1	0.80mi
511 32nd St West Palm Beach, FL	4.0	3.5	2052	$18,500	$9.02	5d	1	0.86mi
245 30th St West Palm Beach, FL	2.0	2.0	1271	$9,000	$7.08	24d	1	0.86mi
636 35th St West Palm Beach, FL	3.0	2.0	1133	$3,500	$3.09	24d	1	0.96mi
216 32nd St West Palm Beach, FL	3.0	3.0	1846	$6,200	$3.36	24d	1	0.97mi
202 32nd St West Palm Beach, FL	3.0	2.0	1636	$5,995	$3.66	24d	1	0.99mi
3410 Poinsettia Ave West Palm Beach, FL	2.0	1.0	1257	$3,350	$2.67	11d	1	0.99mi
406 35th St West Palm Beach, FL	3.0	2.0	1835	$8,000	$4.36	24d	1	1.03mi
306 34th St West Palm Beach, FL	2.0	1.0	1443	$4,650	$3.22	24d	1	1.04mi
609 2nd St West Palm Beach, FL	2.0	2.0	1063	$3,240	$3.05	24d	1	1.06mi
3415 N Flagler Dr West Palm Beach, FL	2.0	2.0	1174	$9,950	$8.48	7d	1	1.09mi
701 37th St West Palm Beach, FL	3.0	2.0	1426	$3,600	$2.52	24d	1	1.10mi
619 37th St West Palm Beach, FL	3.0	2.0	1414	$3,350	$2.37	24d	1	1.11mi
3808 Westview Ave West Palm Beach, FL	4.0	3.0	1617	$3,100	$1.92	24d	1	1.13mi
400 N Flagler Dr #2003 West Palm Beach, FL	2.0	2.0	1797	$25,000	$13.91	24d	1	1.17mi
400 N Flagler Dr #2004 West Palm Beach, FL	2.0	2.0	1797	$25,000	$13.91	2d	1	1.17mi

Listing history 46 events

1. 2026-06-18
   days on market $399,900 Active 21 DOM
2. 2026-06-17
   days on market $399,900 Active 20 DOM
3. 2026-06-16
   days on market $399,900 Active 19 DOM
4. 2026-06-15
   status $399,900 Active 18 DOM
5. 2026-06-15
   days on market $399,900 Active Under Contract 18 DOM
6. 2026-06-13
   days on market $399,900 Active Under Contract 16 DOM
7. 2026-06-09
   days on market $399,900 Active Under Contract 12 DOM
8. 2026-06-08
   statusdays on market $399,900 Active Under Contract 11 DOM
9. 2026-06-07
   days on market $399,900 Active 10 DOM
10. 2026-06-04
    days on market $399,900 Active 7 DOM
11. 2026-06-03
    days on market $399,900 Active 6 DOM
12. 2026-06-02
    days on market $399,900 Active 5 DOM
13. 2026-06-01
    days on market $399,900 Active 4 DOM
14. 2026-05-31
    days on market $399,900 Active 3 DOM
15. 2026-05-28
    listed $399,900 Active
16. 2021-10-06
    soldstatus $220,000
17. 2021-09-27
    soldstatus $220,000 Closed 455-char remark

    Show marketing remark (455 chars)

    Charming 4 bedroom 2 bathroom cottage style home built in 2002. In great proximity to downtown west palm beach, local transportation such as the new Brightline high speed train and bus stops. Being newer construction the home boasts all modern up to date features such as central a/c. The home is currently rented for $1,800 per month with tenant paying all utilities. lease is over 03/31/2022 but the tenant would love to stay as long as the buyer wants.

18. 2021-08-30
    historical Active Under Contract 455-char remark

    Show marketing remark (455 chars)

    Charming 4 bedroom 2 bathroom cottage style home built in 2002. In great proximity to downtown west palm beach, local transportation such as the new Brightline high speed train and bus stops. Being newer construction the home boasts all modern up to date features such as central a/c. The home is currently rented for $1,800 per month with tenant paying all utilities. lease is over 03/31/2022 but the tenant would love to stay as long as the buyer wants.

19. 2021-08-14
    price $220,000 455-char remark

    Show marketing remark (455 chars)

    Charming 4 bedroom 2 bathroom cottage style home built in 2002. In great proximity to downtown west palm beach, local transportation such as the new Brightline high speed train and bus stops. Being newer construction the home boasts all modern up to date features such as central a/c. The home is currently rented for $1,800 per month with tenant paying all utilities. lease is over 03/31/2022 but the tenant would love to stay as long as the buyer wants.

20. 2021-08-13
    listed $245,000 Active 455-char remark

    Show marketing remark (455 chars)

    Charming 4 bedroom 2 bathroom cottage style home built in 2002. In great proximity to downtown west palm beach, local transportation such as the new Brightline high speed train and bus stops. Being newer construction the home boasts all modern up to date features such as central a/c. The home is currently rented for $1,800 per month with tenant paying all utilities. lease is over 03/31/2022 but the tenant would love to stay as long as the buyer wants.

21. 2020-12-23
    historical
22. 2020-11-20
    listed $220,000 Active
23. 2020-10-28
    soldstatus $155,000
24. 2020-10-22
    soldstatus $155,000 Closed
25. 2020-10-05
    status Pending
26. 2020-09-25
    listed $165,000 Active
27. 2019-02-06
    historical
28. 2018-10-17
    status Active
29. 2018-10-08
    status Pending
30. 2018-09-13
    listed $160,000 Active
31. 2014-05-13
    soldstatus $95,000
32. 2014-05-02
    soldstatus $95,000 Closed
33. 2014-02-28
    listed $95,000 Active
34. 2013-12-27
    soldstatus $20,199 Closed
35. 2013-09-22
    historical
36. 2013-09-11
    status Pending
37. 2013-08-05
    listed $24,000 Active
38. 2006-06-19
    soldstatus $170,000
39. 2004-08-25
    soldstatus $115,000
40. 2004-08-18
    soldstatus $115,000
41. 2004-07-09
    historical
42. 2004-06-07
    listed $115,000
43. 2002-10-11
    soldstatus $110,000
44. 2001-12-18
    historical
45. 2000-10-31
    listed $8,000
46. 1999-09-02
    listed $9,900

ⓘ 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: $5,609 · $467/mo
• Projected year-2 tax: $5,609 · $467/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $46,858
• − Mortgage interest: −$22,401
• − Property taxes: −$5,609
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,749
• − Management: −$3,749
• − Depreciation: −$11,633
• Taxable loss: −$2,282
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $4,792/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

• Census place: West Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 34,851
• Household income: $59,993
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 2157.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 54% White 21% Hispanic / Latino 20% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Hispanic 8% Lithuanian 1% Romanian 1%
• Foreign-born: 26% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 17% French/Haitian/Cajun 8% Other Indo-European 1%

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: ▼ -299.26%
• Current HPI: 363.3995
• Rent YoY: ▲ 3.08%
• 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

+3939.4% since first listed

32 events — show timeline

• 2026-05-28 Listed $399,900 Beaches MLS
• 2021-10-06 Sold (Public Records) $220,000 Public Records
• 2021-09-27 Sold (MLS) $220,000 Beaches MLS
• 2021-08-30 Contingent — Beaches MLS
• 2021-08-14 Price Changed $220,000 Beaches MLS
• 2021-08-13 Listed $245,000 Beaches MLS
• 2020-12-23 Listing Removed — Beaches MLS
• 2020-11-20 Listed $220,000 Beaches MLS
• 2020-10-28 Sold (Public Records) $155,000 Public Records
• 2020-10-22 Sold (MLS) $155,000 MARMLS
• 2020-10-05 Pending — MARMLS
• 2020-09-25 Listed $165,000 MARMLS
• 2019-02-06 Listing Removed — MARMLS
• 2018-10-17 Relisted — MARMLS
• 2018-10-08 Pending — MARMLS
• 2018-09-13 Listed $160,000 MARMLS
• 2014-05-13 Sold (Public Records) $95,000 Public Records
• 2014-05-02 Sold (MLS) $95,000 Beaches MLS
• 2014-02-28 Listed $95,000 Beaches MLS
• 2013-12-27 Sold (MLS) $20,199 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2013-09-11 Pending — Beaches MLS
• 2013-08-05 Listed $24,000 Beaches MLS
• 2006-06-19 Sold (Public Records) $170,000 Public Records
• 2004-08-25 Sold (Public Records) $115,000 Public Records
• 2004-08-18 Sold (MLS) $115,000 Beaches MLS
• 2004-07-09 Listing Removed — Beaches MLS
• 2004-06-07 Listed $115,000 Beaches MLS
• 2002-10-11 Sold (Public Records) $110,000 Public Records
• 2001-12-18 Listing Removed — Beaches MLS
• 2000-10-31 Listed $8,000 Beaches MLS
• 1999-09-02 Listed $9,900 Beaches MLS

Property tax history

+8.6%/yr

Latest (2025): $5,609 · +8.1% YoY. Source: county tax records.