405 Southampton A · Plantation Mobile Home Park, FL 33417

$95,000

1 bd · 1.0 ba · 792 sqft · Condo public records · 160 Days on market

Built 1974 $518/mo HOA · 34% 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 +19.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COMPLETELY TILED, OPEN KITCHEN, ALL APPLIANCES, D/W RANGE, REFRIG, IMPACT WINDOWS, NEW BATHS & BATHTUB ENCLOSED TILED PATIO, PENTHOUSE LOCATION. POOL ONLY STEPS Century Village is a beautiful tropical adult 55+ community with over 7500 condos and villas offering many amenities. First class resort-style clubhouse with a 1200 seat theatre for shows and movies as well as game rooms for classes and clubs to meet and socialize. Century Village offers a lifestyle that is fun and affordable. Gorgeous lakes and lagoons with spectacular water birds to enjoy and boating too. Feeling the need for a workout? You can at the separate health and fitness center with its own resistance pool. This health club offers Yoga, Tai Chi and Zumba classes and much more. There are medical facilities on the grounds, Walgreens, hair salon, everything to make your time there enjoyable. Come and see for yourself, you will be glad you did.

Key facts

• Open kitchen concept
• Clubhouse amenities
• Impact windows

Tags

• OPEN KITCHEN CONCEPT
• IMPACT WINDOWS
• RESORT-STYLE SOCIAL LIVING
• ACTIVE ADULT COMMUNITY
• MANNED GATED ENTRANCES
• CLUBHOUSE AMENITIES

Property features AI

Finance

• Other: Senior community
• Financial info: Pets not allowed; Association fee paid monthly (amount not included)
• HOA & community: Monthly HOA fee; Association amenities include boating, basketball court, billiard room, clubhouse, elevators, fitness center, game room, indoor pool, jogging path, parking, pool, tennis courts, workshop area, bocce ball, courtesy bus, library, pickleball courts

Exterior

• Parking: Assigned parking; Deeded parking; Guest parking
• Security: Gated community with guard; Security guard; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; 4-story building; Southeast facing
• Construction: Concrete construction
• Exterior features: Entry level living area; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 main level bedroom
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating (individual); Central electric cooling (individual)
• Interior features: Furnished; Dishwasher; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#430 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute 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 25d 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 35% 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 $657 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 160 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1974 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.59% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 5.2

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: -13.8%
• Equity multiple: 0.53×
• Total profit: $-12,620
• Equity at exit: $14,165

10-year hold

• IRR: -15.2%
• Equity multiple: 0.32×
• Total profit: $-17,972
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$498
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$40
• HOA: −$518
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $108

Break-even live

Break-even rent $1,375

Max offer price $95,000

Occupancy floor 88%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Andover M Unit M West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	17d	1	0.19mi
150 Bedford E West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	7d	1	0.20mi
311 Andover M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.21mi
311 Andover M Unit M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.21mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.27mi
1883 Breezy Ln West Palm Beach, FL	2.0	2.0	856	$2,500	$2.92	24d	1	0.30mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.31mi
306 Wellington B West Palm Beach, FL	2.0	2.0	1062	$1,800	$1.69	20d	1	0.32mi
105 E Wellington Dr #105 West Palm Beach, FL	2.0	2.0	1062	$1,850	$1.74	24d	1	0.33mi
326 Andover E West Palm Beach, FL	1.0	1.5	684	$1,490	$2.18	24d	1	0.34mi
34 Andover B West Palm Beach, FL	1.0	1.0	532	$1,250	$2.35	7d	1	0.34mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	24d	1	0.35mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	24d	1	0.36mi
163 Somerset H West Palm Beach, FL	2.0	2.0	874	$1,500	$1.72	24d	1	0.45mi
146 Somerset Cres Unit 146 West Palm Beach, FL	2.0	2.0	874	$2,000	$2.29	20d	1	0.49mi
222 Somerset L West Palm Beach, FL	2.0	2.0	874	$1,850	$2.12	2d	1	0.50mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	24d	1	0.54mi
226 Windsor J Unit J West Palm Beach, FL	1.0	1.5	738	$1,250	$1.69	24d	1	0.57mi
210 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	24d	1	0.59mi
218 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,275	$2.18	24d	1	0.60mi
361 Windsor N West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	24d	1	0.62mi
150 Windsor G West Palm Beach, FL	1.0	1.0	585	$1,500	$2.56	7d	1	0.62mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	24d	1	0.63mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	20d	1	0.64mi
145 Windsor G West Palm Beach, FL	2.0	2.0	819	$1,800	$2.20	24d	1	0.64mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	24d	1	0.65mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	18d	1	0.65mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	3d	1	0.65mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	24d	1	0.66mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	24d	1	0.66mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	7d	1	0.66mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	20d	1	0.66mi
372 Camden P West Palm Beach, FL	1.0	1.0	570	$1,200	$2.11	24d	1	0.66mi
374 Camden P West Palm Beach, FL	1.0	1.0	570	$1,150	$2.02	18d	1	0.67mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,250	$1.78	17d	1	0.68mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,300	$1.85	24d	1	0.68mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	24d	1	0.69mi
284 Windsor M Unit M West Palm Beach, FL	1.0	1.0	585	$1,350	$2.31	24d	1	0.69mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	24d	1	0.69mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	24d	1	0.70mi

HOA detail condo

• Monthly dues: $518 · $6,216/yr
• Likely covers: waterlandscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 160 DOM
2. 2026-06-17
   days on market $95,000 Active 159 DOM
3. 2026-06-16
   days on market $95,000 Active 158 DOM
4. 2026-06-15
   days on market $95,000 Active 157 DOM
5. 2026-06-13
   days on market $95,000 Active 155 DOM
6. 2026-06-09
   days on market $95,000 Active 151 DOM
7. 2026-06-07
   days on market $95,000 Active 149 DOM
8. 2026-06-04
   days on market $95,000 Active 146 DOM
9. 2026-06-03
   days on market $95,000 Active 145 DOM
10. 2026-06-01
    days on market $95,000 Active 143 DOM
11. 2026-05-31
    days on market $95,000 Active 142 DOM
12. 2026-03-17
    price $95,000
13. 2026-02-14
    price $104,900
14. 2026-01-09
    listed $109,900 Active
15. 2019-07-01
    soldstatus $66,000
16. 2019-06-19
    soldstatus $66,000 Closed 926-char remark

    Show marketing remark (926 chars)

    COMPLETELY TILED, OPEN KITCHEN, ALL APPLIANCES, D/W RANGE, REFRIG, IMPACT WINDOWS, NEW BATHS & BATHTUB ENCLOSED TILED PATIO, PENTHOUSE LOCATION. POOL ONLY STEPS Century Village is a beautiful tropical adult 55+ community with over 7500 condos and villas offering many amenities. First class resort-style clubhouse with a 1200 seat theatre for shows and movies as well as game rooms for classes and clubs to meet and socialize. Century Village offers a lifestyle that is fun and affordable. Gorgeous lakes and lagoons with spectacular water birds to enjoy and boating too. Feeling the need for a workout? You can at the separate health and fitness center with its own resistance pool. This health club offers Yoga, Tai Chi and Zumba classes and much more. There are medical facilities on the grounds, Walgreens, hair salon, everything to make your time there enjoyable. Come and see for yourself, you will be glad you did.

17. 2019-05-22
    status Pending 926-char remark

    Show marketing remark (926 chars)

    COMPLETELY TILED, OPEN KITCHEN, ALL APPLIANCES, D/W RANGE, REFRIG, IMPACT WINDOWS, NEW BATHS & BATHTUB ENCLOSED TILED PATIO, PENTHOUSE LOCATION. POOL ONLY STEPS Century Village is a beautiful tropical adult 55+ community with over 7500 condos and villas offering many amenities. First class resort-style clubhouse with a 1200 seat theatre for shows and movies as well as game rooms for classes and clubs to meet and socialize. Century Village offers a lifestyle that is fun and affordable. Gorgeous lakes and lagoons with spectacular water birds to enjoy and boating too. Feeling the need for a workout? You can at the separate health and fitness center with its own resistance pool. This health club offers Yoga, Tai Chi and Zumba classes and much more. There are medical facilities on the grounds, Walgreens, hair salon, everything to make your time there enjoyable. Come and see for yourself, you will be glad you did.

18. 2019-02-22
    price $69,900 926-char remark

    Show marketing remark (926 chars)

    COMPLETELY TILED, OPEN KITCHEN, ALL APPLIANCES, D/W RANGE, REFRIG, IMPACT WINDOWS, NEW BATHS & BATHTUB ENCLOSED TILED PATIO, PENTHOUSE LOCATION. POOL ONLY STEPS Century Village is a beautiful tropical adult 55+ community with over 7500 condos and villas offering many amenities. First class resort-style clubhouse with a 1200 seat theatre for shows and movies as well as game rooms for classes and clubs to meet and socialize. Century Village offers a lifestyle that is fun and affordable. Gorgeous lakes and lagoons with spectacular water birds to enjoy and boating too. Feeling the need for a workout? You can at the separate health and fitness center with its own resistance pool. This health club offers Yoga, Tai Chi and Zumba classes and much more. There are medical facilities on the grounds, Walgreens, hair salon, everything to make your time there enjoyable. Come and see for yourself, you will be glad you did.

19. 2019-01-07
    listed $95,000 Active 926-char remark

    Show marketing remark (926 chars)

    COMPLETELY TILED, OPEN KITCHEN, ALL APPLIANCES, D/W RANGE, REFRIG, IMPACT WINDOWS, NEW BATHS & BATHTUB ENCLOSED TILED PATIO, PENTHOUSE LOCATION. POOL ONLY STEPS Century Village is a beautiful tropical adult 55+ community with over 7500 condos and villas offering many amenities. First class resort-style clubhouse with a 1200 seat theatre for shows and movies as well as game rooms for classes and clubs to meet and socialize. Century Village offers a lifestyle that is fun and affordable. Gorgeous lakes and lagoons with spectacular water birds to enjoy and boating too. Feeling the need for a workout? You can at the separate health and fitness center with its own resistance pool. This health club offers Yoga, Tai Chi and Zumba classes and much more. There are medical facilities on the grounds, Walgreens, hair salon, everything to make your time there enjoyable. Come and see for yourself, you will be glad you did.

20. 2016-12-12
    soldstatus $25,400
21. 1988-08-12
    soldstatus $33,000

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$421/yr (+$35/mo · 114.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $18,145
• − Mortgage interest: −$5,321
• − Property taxes: −$367
• − Insurance: −$475
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − HOA: −$6,216
• − Depreciation: −$2,764
• Taxable income: $99
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $1,274/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 — Plantation Mobile Home Park

• Score: 70/100
• State rank: #430
• US rank: #7700

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing B+ 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

+187.9% since first listed

10 events — show timeline

• 2026-03-17 Price Changed $95,000 Beaches MLS
• 2026-02-14 Price Changed $104,900 Beaches MLS
• 2026-01-09 Listed $109,900 Beaches MLS
• 2019-07-01 Sold (Public Records) $66,000 Public Records
• 2019-06-19 Sold (MLS) $66,000 Beaches MLS
• 2019-05-22 Pending — Beaches MLS
• 2019-02-22 Price Changed $69,900 Beaches MLS
• 2019-01-07 Listed $95,000 Beaches MLS
• 2016-12-12 Sold (Public Records) $25,400 Public Records
• 1988-08-12 Sold (Public Records) $33,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $367 · +6.3% YoY. Source: county tax records.