418 Sheffield Q #418 · West Palm Beach, FL 33417

$72,900

1 bd · 1.5 ba · 684 sqft · Condo · 94 Days on market

Built 1971 Average condition $456/mo HOA · 32% of rent ↓ 42% since listing

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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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into comfort and convenience in this beautifully maintained 1-bedroom, 1.5-bath corner residence, perfectly designed for easy, low-maintenance living. This bright and airy unit features central A/C, a spacious bedroom with ample storage, and the added benefit of a guest half-bath. The home showcases beautiful kitchen cabinetry paired with matching bathroom vanities, all complemented by elegant granite countertops and a recessed kitchen sink for a modern, clean finish. The community offers assigned parking spaces and ample guest parking for your family and friends. Enjoy multiple swimming pools, several fitness centers, scenic walking paths & beautifully maintained grounds. You al

Key facts

• Swimming pool
• Central a/c
• Extra half bath

Tags

• CORNER RESIDENCE
• CENTRAL A/C
• EXTRA HALF BATH
• BEAUTIFULLY KEPT GROUNDS
• WALKING PATHS
• SWIMMING POOL

Property features AI

Finance

• Other: Pets conditional or not allowed; restrictions may apply
• HOA & community: Monthly association fee; Association fees cover common areas, laundry, and pool(s); Community amenities include clubhouse, laundry, pool, and tennis courts; Senior community

Exterior

• Parking: Assigned parking; Deeded parking; Guest parking
• Security: Security guard
• Utilities: Cable not available
• Home design: Attached property; 2-story; Entry on second floor; Effective year built
• Construction: Block construction
• Exterior features: Balcony; Screened balcony; Association pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Second-floor entry; Living/dining room; Pantry; Tub with shower
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $73k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 479 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).
• 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 $504 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 94 days — a 9% lower offer ($66k) 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.

Risks & watch-outs

• Watch-outs: HOA is 32% 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 $66,339 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.94% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 4.3

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: -7.9%
• Equity multiple: 0.73×
• Total profit: $-5,610
• Equity at exit: $10,870

10-year hold

• IRR: -6.7%
• Equity multiple: 0.67×
• Total profit: $-6,677
• Equity at exit: $6,303

Cash invested: $20,412 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• HOA: −$456
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $157

Break-even live

Break-even rent $1,215

Max offer price $72,900

Occupancy floor 84%

Sensitivity live

Price	-10% $208	-5% $182	+0% $157	+5% $132	+10% $107
Rent	-10% $46	-5% $101	+0% $157	+5% $213	+10% $269
Rate	-1.0pp $194	-0.5pp $176	base $157	+0.5pp $138	+1.0pp $119

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: $18,225
• Closing costs: $2,187
• 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	0.29mi
145 Dorchester E Unit 145 West Palm Beach, FL	1.0	1.5	646	$1,300	$2.01	9d	1	0.38mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.41mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	25d	1	0.41mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	25d	1	0.43mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	20d	1	0.43mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	25d	1	0.48mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	4d	1	0.48mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	25d	1	0.48mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	6d	1	0.51mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	25d	1	0.52mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.58mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	16d	1	0.58mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	25d	1	0.58mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	14d	1	0.59mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	25d	1	0.59mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	25d	1	0.60mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.62mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	18d	1	0.69mi
4 Sussex a West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	16d	1	0.69mi
172 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.69mi
176 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	25d	1	0.69mi
159 Sussex H West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	25d	1	0.69mi
166 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.69mi
16 Sussex E Unit 16 West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	14d	1	0.71mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	25d	1	0.71mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	25d	1	0.72mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	12d	1	0.74mi
197 Sussex E Unit 197 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	25d	1	0.75mi
150 Bedford E West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	9d	1	0.75mi
34 Andover B West Palm Beach, FL	1.0	1.0	602	$1,250	$2.08	0d	1	0.75mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	9d	1	0.76mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	25d	1	0.77mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	25d	1	0.78mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	9d	1	0.78mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	22d	1	0.78mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.78mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	25d	1	0.79mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	4d	1	0.79mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	22d	1	0.81mi

HOA detail condo

• Monthly dues: $456 · $5,472/yr
• Likely covers: landscapingpoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $72,900 Active 94 DOM
2. 2026-06-18
   days on market $72,900 Active 91 DOM
3. 2026-06-17
   days on market $72,900 Active 90 DOM
4. 2026-06-16
   days on market $72,900 Active 89 DOM
5. 2026-06-15
   days on market $72,900 Active 88 DOM
6. 2026-06-13
   days on market $72,900 Active 86 DOM
7. 2026-06-09
   days on market $72,900 Active 82 DOM
8. 2026-06-08
   days on market $72,900 Active 81 DOM
9. 2026-06-07
   days on market $72,900 Active 80 DOM
10. 2026-06-04
    days on market $72,900 Active 77 DOM
11. 2026-06-03
    days on market $72,900 Active 76 DOM
12. 2026-06-02
    days on market $72,900 Active 75 DOM
13. 2026-06-01
    days on market $72,900 Active 74 DOM
14. 2026-05-31
    days on market $72,900 Active 73 DOM
15. 2026-05-02
    price $72,900
16. 2026-03-19
    listed $75,000 Active
17. 2026-03-08
    historical
18. 2025-09-09
    listed $78,500 Active
19. 2025-03-04
    historical
20. 2025-02-06
    price $102,900
21. 2025-01-05
    status Active
22. 2025-01-02
    historical
23. 2024-12-06
    price $121,400
24. 2024-09-10
    listed $124,900 Active

ⓘ 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: $16,969
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$364
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − HOA: −$5,472
• − Depreciation: −$2,121
• Taxable income: $1,119
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $1,619/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This 1-bedroom, 1.5-bath condo is in average condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Bathroom vanity — Dated design
• Minor Interior walls — Faded paint

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modernizes the kitchen and adds value
• Resale New bathroom vanity and fixtures — Updates the bathroom and adds value
• Both Paint touch-ups — Enhances the interior and makes the home more appealing
• Both Window treatments — Enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Bathroom vanity · Dated design	Moderate	$3,000–15,000
Interior walls · Faded paint	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale New kitchen cabinets and countertops — Modernizes the kitchen and adds value ↑
• Resale New bathroom vanity and fixtures — Updates the bathroom and adds value ↑
• Both Paint touch-ups — Enhances the interior and makes the home more appealing ↑
• Both Window treatments — Enhances curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-41.6% since first listed

10 events — show timeline

• 2026-05-02 Price Changed $72,900 MARMLS
• 2026-03-19 Listed $75,000 MARMLS
• 2026-03-08 Listing Removed — MARMLS
• 2025-09-09 Listed $78,500 MARMLS
• 2025-03-04 Listing Removed — Beaches MLS
• 2025-02-06 Price Changed $102,900 Beaches MLS
• 2025-01-05 Relisted — Beaches MLS
• 2025-01-02 Listing Removed — Beaches MLS
• 2024-12-06 Price Changed $121,400 Beaches MLS
• 2024-09-10 Listed $124,900 Beaches MLS