186 Norwich H #186 · Schall Circle, FL 33417

$84,500

2 bd · 1.0 ba · 819 sqft · Condo · 18 Days on market

Built 1970 Good condition $613/mo HOA · 40% of rent

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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 +15.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

55+ COMMUNITY (HOPA). Beautifully renovated 2-bedroom, 1-bath residence offering refined living in the sought-after Century Village community. This thoughtfully updated unit features a stylish kitchen, elegant finishes, and a bright, comfortable living space designed for easy Florida living. Enjoy a true resort-style lifestyle with an exceptional array of amenities, including a state-of-the-art clubhouse, live entertainment, a 2,000-seat theater, fitness center, indoor pool, and an extensive selection of recreational activities such as tennis, pickleball, and bocce. Complimentary shuttle service provides convenient access throughout the community and to nearby shopping and dining.

Key facts

• Fitness center
• Renovated residence
• Stylish kitchen

Tags

• RENOVATED RESIDENCE
• STYLISH KITCHEN
• STATE-OF-THE-ART CLUBHOUSE
• FITNESS CENTER
• INDOOR POOL

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Monthly association fee listed (association fee amount provided in records)
• HOA & community: Association: Norwich H Condo Association (monthly HOA fee); HOA covers cable TV, insurance, pest control, security, sewer, trash, common areas, recreation facilities, and pool service; Community amenities include clubhouse, fitness center, indoor/heated pools, tennis, pickleball, bocce, shuffleboard, handball, billiard/game rooms, hobby/workshop rooms, library, courtesy bus, maintained community, sidewalks, street lights, and gated security; Senior community

Exterior

• Parking: Assigned parking plus guest parking; One open parking space (total 1)
• Security: Gated community with guard; Security patrol and security gate
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water and sewer available
• Home design: Condominium; One living level; Entry on level 2; Faces south
• Construction: Built with CBS (concrete block/stone) construction; Shingle roof; Two-story building (building has 2 stories)
• Exterior features: Open patio; Screened porch; Patio and porch areas; Paved road frontage; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Garbage disposal; Refrigerator; Electric water heater
• Bedrooms: Two bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: One full bathroom
• Heating & cooling: Ceiling fans; Wall or window air conditioning units
• Interior features: No notable built-in interior features listed; Blinds and single-hung metal windows
• Laundry & utility: Laundry room in the building; Common area laundry access; In-unit access to laundry area (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $84k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $27 ($321/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $83k (1.5% 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; 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 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 $584 of loan paydown is wiped out by about $3k 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 18 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• 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 $83,232 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.83% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 4.5

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: -20.7%
• Equity multiple: 0.32×
• Total profit: $-16,100
• Equity at exit: $12,599

10-year hold

• IRR: -45.2%
• Equity multiple: -0.17×
• Total profit: $-27,638
• Equity at exit: $7,306

Cash invested: $23,660 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$613
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $27

Break-even live

Break-even rent $1,515

Max offer price $84,500

Occupancy floor 93%

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: $21,125
• Closing costs: $2,535
• 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	1d	1	0.42mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	24d	1	0.42mi
74 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,400	$1.75	24d	1	0.42mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	18d	1	0.42mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	11d	1	0.51mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	10d	1	0.51mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	24d	1	0.54mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	18d	1	0.55mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	24d	1	0.55mi
145 Dorchester E Unit 145 West Palm Beach, FL	1.0	1.5	646	$1,300	$2.01	7d	1	0.57mi
79 Dorchester E Unit 79 West Palm Beach, FL	2.0	1.5	798	$1,500	$1.88	24d	1	0.58mi
51 Dorchester E Unit 51 West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	24d	1	0.59mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,350	$1.97	2d	1	0.67mi
49 Cambridge B Unit B West Palm Beach, FL	1.0	1.5	684	$1,450	$2.12	24d	1	0.67mi
17 Cambridge a West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	24d	1	0.67mi
188 Cambridge H Unit H West Palm Beach, FL	1.0	1.5	684	$1,345	$1.97	5d	1	0.70mi
11 Cambridge E Unit 11 West Palm Beach, FL	1.0	1.5	684	$1,500	$2.19	24d	1	0.70mi
146 Somerset Cres Unit 146 West Palm Beach, FL	2.0	2.0	874	$2,000	$2.29	20d	1	0.73mi
163 Somerset H West Palm Beach, FL	2.0	2.0	874	$1,500	$1.72	24d	1	0.73mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	24d	1	0.73mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	24d	1	0.75mi
204 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,350	$2.37	24d	1	0.76mi
201 Canterbury I Unit I West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	24d	1	0.76mi
50 Canterbury B West Palm Beach, FL	1.0	1.5	774	$1,250	$1.61	13d	1	0.76mi
175 Canterbury H #175 West Palm Beach, FL	1.0	1.0	570	$1,250	$2.19	14d	1	0.76mi
1 Canterbury A Unit A West Palm Beach, FL	2.0	1.5	798	$1,595	$2.00	24d	1	0.76mi
210 Canterbury E Unit 1 West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	12d	1	0.76mi
150 Bedford E West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	7d	1	0.77mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.77mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	24d	1	0.78mi
179 Canterbury H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	1d	1	0.80mi
179 Canterbury H Unit H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	24d	1	0.80mi
34 Andover B West Palm Beach, FL	1.0	1.0	532	$1,250	$2.35	7d	1	0.81mi
222 Somerset L West Palm Beach, FL	2.0	2.0	874	$1,850	$2.12	1d	1	0.82mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.83mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.85mi
311 Andover M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.87mi
311 Andover M Unit M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.87mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	24d	1	0.87mi
172 Sussex I Unit I West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.88mi

HOA detail condo

• Monthly dues: $613 · $7,356/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $84,500 Active 18 DOM
2. 2026-06-17
   price $84,500 Active 17 DOM
3. 2026-06-17
   days on market $89,000 Active 17 DOM
4. 2026-06-16
   days on market $89,000 Active 16 DOM
5. 2026-06-15
   remarks 689-char remark
6. 2026-06-15
   listed $89,000 Active 15 DOM

ⓘ 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 2/10 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: $18,588
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − HOA: −$7,356
• − Depreciation: −$2,458
• Taxable loss: −$624
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $471/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated townhouse in a 55+ community offers a good condition with minimal repairs needed. It's ready for move-in and would benefit from some cosmetic updates to further enhance its value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both interior paint — fresh paint can make a significant difference in appearance
• Both kitchen appliances — modern appliances can increase appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both interior paint — fresh paint can make a significant difference in appearance ↑
• Both kitchen appliances — modern appliances can increase appeal and value ↑

ⓘ 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 — 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

+5181.2% since first listed

5 events — show timeline

• 2026-06-17 Price Changed $84,500 Beaches MLS
• 2026-05-31 Listed $89,000 Beaches MLS
• 2026-05-17 Price Changed $1,400 GFLMLS
• 2026-04-20 Price Changed $1,500 GFLMLS
• 2026-04-12 Listed for Rent $1,600 GFLMLS