5555 Garden Ave · West Palm Beach, FL 33405

$725,000

3 bd · 1.0 ba · 1,016 sqft · MultiFamily public records · 88 Days on market

Built 1928 6,350 sqft lot

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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 +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

INVESTORS SPECIAL!!! GREAT INVESTMENT PROPERTY!! TENANTS IN THE DUPLEX & MAIN HOUSE IS VACANT!!Tri-plex in West Palm Beach is up for sale. Its a corner lot that has the main house in the front and a duplex in the back. The entire property has a sprinkler system for the landscaping and grass and there is a pest control service contract that will convey over to the new owners. The main house is vacant and the back duplex has tenants that have been living there for some years now. The duplex CAN NOT be shown to anyone until we are under contract since there are tenants in there.

Key facts

• Strong cash flow
• Updated baths
• Ceramic tile

Tags

• STRONG CASH FLOW
• HARDWOOD FLOORS
• CERAMIC TILE
• UPDATED KITCHENS
• UPDATED BATHS
• EXTREMELY QUIET NEIGHBORHOOD

Property features AI

Finance

• Financial info: Four total units; Three units in the community; Tenants pay cable TV, electricity, and water; Pets allowed with no restrictions

Exterior

• Utilities: Public water; Public sewer; Electricity available (three-phase); Three separate electric meters; Two separate water meters
• Home design: Triplex; One- and two-level configuration; Resale property
• Construction: Stucco and wood frame construction; Block foundation; Flat and rolled/hot mop roof; Built (year not provided)
• Exterior features: Corner lot with landscaping and sidewalks; Paved, publicly maintained road frontage west of US-1; No waterfront

Interior

• Flooring: Carpet; Tile; Wood
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Blinds; Storm windows; Single-hung metal windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $725k.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $725k).
• Recommended offer: $682k (6.0% 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: Palmetto Elementary School (math 34% / reading 40%, grade F, #1,609 of 2,144 statewide, top 77%, 537 students, 82% FRL); Conniston Middle School (math 35% / reading 38%, grade F, #405 of 571 statewide, top 72%, 1,075 students, 74% FRL); Forest Hill Community High School (math 20% / reading 41%, grade F, #434 of 667 statewide, top 66%, 2,407 students, 66% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 50% district-wide (-15 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 (+3.4%/yr); 211 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $5k of loan paydown is wiped out by about $22k 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 + 3.4% rent growth), your $203k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($682k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask is 28900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $425k; list at $725k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $681,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.58% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.48%
• DSCR: 2.09
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.75×
• Total profit: $151,493
• Equity at exit: $108,100

10-year hold

• IRR: 27.0%
• Equity multiple: 3.43×
• Total profit: $493,139
• Equity at exit: $62,685

Cash invested: $203,000 (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 33405

• Rents YoY: 3.4%
• Active inventory: 211
• Price-to-rent: 26.3×

Monthly cashflow live

• Estimated rent: $11,470 medium
• Mortgage (P&I): −$3,802
• Tax from tax record: −$816 /mo · $9,792/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,409
• Net cashflow: $4,141

Break-even live

Break-even rent $6,228

Max offer price $725,000

Occupancy floor 59%

Sensitivity live

Price	-10% $4,552	-5% $4,346	+0% $4,141	+5% $3,936	+10% $3,731
Rent	-10% $3,235	-5% $3,688	+0% $4,141	+5% $4,594	+10% $5,047
Rate	-1.0pp $4,506	-0.5pp $4,326	base $4,141	+0.5pp $3,953	+1.0pp $3,762

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$11,470
Total (5 units)			$11,470

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
727 Bunker Rd West Palm Beach, FL	3.0	1.0	875	$3,200	$3.66	22d	1	0.10mi
512 Revere Rd West Palm Beach, FL	4.0	2.0	1371	$3,395	$2.48	26d	1	0.19mi
512 Revere Rd West Palm Beach, FL	4.0	2.0	1371	$3,395	$2.48	17d	1	0.19mi
5003 Garden Ave West Palm Beach, FL	4.0	2.0	1220	$2,950	$2.42	16d	1	0.31mi
733 Green St West Palm Beach, FL	2.0	1.0	1116	$3,400	$3.05	4d	1	0.34mi
5008 Parker Ave West Palm Beach, FL	3.0	2.0	1318	$4,000	$3.03	26d	1	0.37mi
360 Palmetto St West Palm Beach, FL	2.0	2.0	1318	$3,600	$2.73	4d	1	0.42mi
410 Franklin Rd West Palm Beach, FL	4.0	2.0	1388	$3,300	$2.38	26d	1	0.47mi
353 E Lakewood Rd West Palm Beach, FL	3.0	2.0	1440	$5,650	$3.92	26d	1	0.50mi
802 Lytle St West Palm Beach, FL	2.0	2.0	832	$4,000	$4.81	4d	1	0.58mi
719 Briggs St West Palm Beach, FL	3.0	2.0	1328	$3,500	$2.64	22d	1	0.59mi
621 Forest Hill Blvd West Palm Beach, FL	2.0	2.0	1400	$3,000	$2.14	20d	1	0.59mi
824 Winters St West Palm Beach, FL	3.0	2.0	1370	$3,000	$2.19	26d	1	0.70mi
350 Forest Hill Blvd West Palm Beach, FL	3.0	1.0	1295	$6,500	$5.02	1d	1	0.74mi
374 Maddock St West Palm Beach, FL	3.0	2.0	1466	$6,500	$4.43	26d	1	0.80mi
340 Summa St West Palm Beach, FL	3.0	2.0	1362	$5,750	$4.22	4d	1	1.02mi
110 Wilson Rd West Palm Beach, FL	3.0	1.0	1433	$8,000	$5.58	26d	1	1.05mi
3901 S Flagler Dr West Palm Beach, FL	2.0–5.0	2.0–5.0	2266	$6,333	$2.79	23d	6	1.08mi
3901 S Flagler Dr West Palm Beach, FL	2.0–5.0	2.0–5.0	2266	$6,000	$2.65	4d	6	1.08mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	9d	5	1.13mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	22d	4	1.13mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	3d	6	1.13mi
7704 Martin Ave West Palm Beach, FL	2.0	2.0	1288	$20,000	$15.53	26d	1	1.20mi
218 Seville Rd West Palm Beach, FL	2.0	1.0	1036	$3,250	$3.14	9d	1	1.20mi
3701 S Flagler Dr Unit B303 West Palm Beach, FL	2.0	2.0	1290	$3,850	$2.98	5d	1	1.20mi
214 Seville Rd West Palm Beach, FL	3.0	2.0	1388	$4,250	$3.06	26d	1	1.20mi
3331 Lake Ave West Palm Beach, FL	2.0	1.0	775	$3,500	$4.52	26d	1	1.21mi
521 Hampton Rd West Palm Beach, FL	2.0	1.0	1188	$4,000	$3.37	26d	1	1.40mi
712 Tuscaloosa St West Palm Beach, FL	4.0	2.0	1390	$4,495	$3.23	26d	1	1.49mi

Listing history 35 events

1. 2026-06-21
   days on market $725,000 Active 88 DOM
2. 2026-06-18
   days on market $725,000 Active 85 DOM
3. 2026-06-17
   days on market $725,000 Active 84 DOM
4. 2026-06-16
   days on market $725,000 Active 83 DOM
5. 2026-06-15
   days on market $725,000 Active 82 DOM
6. 2026-06-13
   days on market $725,000 Active 80 DOM
7. 2026-06-09
   days on market $725,000 Active 76 DOM
8. 2026-06-08
   days on market $725,000 Active 75 DOM
9. 2026-06-07
   days on market $725,000 Active 74 DOM
10. 2026-06-04
    days on market $725,000 Active 71 DOM
11. 2026-06-03
    days on market $725,000 Active 70 DOM
12. 2026-06-02
    days on market $725,000 Active 69 DOM
13. 2026-06-01
    days on market $725,000 Active 68 DOM
14. 2026-05-31
    days on market $725,000 Active 67 DOM
15. 2026-05-14
    listed $2,500
16. 2026-05-08
    price $2,200
17. 2026-05-07
    status Active
18. 2026-04-30
    historical Active Under Contract
19. 2026-04-20
    status Active
20. 2026-04-14
    historical Active Under Contract
21. 2026-04-07
    listed
22. 2026-03-23
    listed $735,000 Active
23. 2021-08-20
    soldstatus $425,000
24. 2021-08-13
    soldstatus $425,000 Closed 588-char remark

    Show marketing remark (588 chars)

    INVESTORS SPECIAL!!! GREAT INVESTMENT PROPERTY!! TENANTS IN THE DUPLEX & MAIN HOUSE IS VACANT!!Tri-plex in West Palm Beach is up for sale. Its a corner lot that has the main house in the front and a duplex in the back. The entire property has a sprinkler system for the landscaping and grass and there is a pest control service contract that will convey over to the new owners. The main house is vacant and the back duplex has tenants that have been living there for some years now. The duplex CAN NOT be shown to anyone until we are under contract since there are tenants in there.

25. 2021-07-03
    historical Active Under Contract 588-char remark

    Show marketing remark (588 chars)

    INVESTORS SPECIAL!!! GREAT INVESTMENT PROPERTY!! TENANTS IN THE DUPLEX & MAIN HOUSE IS VACANT!!Tri-plex in West Palm Beach is up for sale. Its a corner lot that has the main house in the front and a duplex in the back. The entire property has a sprinkler system for the landscaping and grass and there is a pest control service contract that will convey over to the new owners. The main house is vacant and the back duplex has tenants that have been living there for some years now. The duplex CAN NOT be shown to anyone until we are under contract since there are tenants in there.

26. 2021-07-03
    historical Active Under Contract

    Show marketing remark (588 chars)

    INVESTORS SPECIAL!!! GREAT INVESTMENT PROPERTY!! TENANTS IN THE DUPLEX & MAIN HOUSE IS VACANT!!Tri-plex in West Palm Beach is up for sale. Its a corner lot that has the main house in the front and a duplex in the back. The entire property has a sprinkler system for the landscaping and grass and there is a pest control service contract that will convey over to the new owners. The main house is vacant and the back duplex has tenants that have been living there for some years now. The duplex CAN NOT be shown to anyone until we are under contract since there are tenants in there.

27. 2021-07-02
    historical
28. 2021-06-26
    listed $439,900 Active 588-char remark

    Show marketing remark (588 chars)

    INVESTORS SPECIAL!!! GREAT INVESTMENT PROPERTY!! TENANTS IN THE DUPLEX & MAIN HOUSE IS VACANT!!Tri-plex in West Palm Beach is up for sale. Its a corner lot that has the main house in the front and a duplex in the back. The entire property has a sprinkler system for the landscaping and grass and there is a pest control service contract that will convey over to the new owners. The main house is vacant and the back duplex has tenants that have been living there for some years now. The duplex CAN NOT be shown to anyone until we are under contract since there are tenants in there.

29. 2021-06-26
    listed $439,900 Active

    Show marketing remark (588 chars)

    INVESTORS SPECIAL!!! GREAT INVESTMENT PROPERTY!! TENANTS IN THE DUPLEX & MAIN HOUSE IS VACANT!!Tri-plex in West Palm Beach is up for sale. Its a corner lot that has the main house in the front and a duplex in the back. The entire property has a sprinkler system for the landscaping and grass and there is a pest control service contract that will convey over to the new owners. The main house is vacant and the back duplex has tenants that have been living there for some years now. The duplex CAN NOT be shown to anyone until we are under contract since there are tenants in there.

30. 2005-04-06
    soldstatus $199,875
31. 2003-12-09
    soldstatus $195,000
32. 2001-03-16
    soldstatus $103,900
33. 2001-02-26
    historical
34. 2001-02-20
    listed $109,900
35. 1997-06-23
    soldstatus $90,000

ⓘ 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: $9,792 · $816/mo
• Projected year-2 tax: $9,792 · $816/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 5/10 Major FEMA zone X (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $137,640
• − Mortgage interest: −$40,611
• − Property taxes: −$9,792
• − Insurance: −$3,625
• − Repairs & maintenance: −$11,011
• − Management: −$11,011
• − Depreciation: −$21,091
• Taxable income: $40,498
• Est. tax owed @ 24.0%: −$9,720
• After-tax cash flow: $39,975/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): 19,780
• Household income: $87,341
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1055.0

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: Majority Hispanic (51%)
• Race & ethnicity: Hispanic / Latino 51% White 44% Two or more races 24% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 5% Cuban 17% Dominican 2%
• Common ancestry: Scotch-Irish 2% Slovak 2% Romanian 2%
• Foreign-born: 37% · Canada, Guatemala, Jamaica
• Languages at home: 50% English-only · Spanish 44% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -662.68%
• Current HPI: 509.781
• Rent YoY: ▲ 3.44%
• 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

-97.2% since first listed

21 events — show timeline

• 2026-05-14 Listed for Rent $2,500 RMLSFL
• 2026-05-08 Price Changed $2,200 Avail
• 2026-05-07 Relisted — Beaches MLS
• 2026-04-30 Contingent — Beaches MLS
• 2026-04-20 Relisted — Beaches MLS
• 2026-04-14 Contingent — Beaches MLS
• 2026-04-07 Listed for Rent — Avail
• 2026-03-23 Listed $735,000 Beaches MLS
• 2021-08-20 Sold (Public Records) $425,000 Public Records
• 2021-08-13 Sold (MLS) $425,000 Beaches MLS
• 2021-07-03 Contingent — Beaches MLS
• 2021-07-03 Contingent — Beaches MLS
• 2021-07-02 Listing Removed — Beaches MLS
• 2021-06-26 Listed $439,900 Beaches MLS
• 2021-06-26 Listed $439,900 Beaches MLS
• 2005-04-06 Sold (Public Records) $199,875 Public Records
• 2003-12-09 Sold (Public Records) $195,000 Public Records
• 2001-03-16 Sold (MLS) $103,900 Beaches MLS
• 2001-02-26 Listing Removed — Beaches MLS
• 2001-02-20 Listed $109,900 Beaches MLS
• 1997-06-23 Sold (Public Records) $90,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $9,792 · +3.9% YoY. Source: county tax records.