390 Windsor Q #390 · Plantation Mobile Home Park, FL 33417

$69,800

1 bd · 1.5 ba · 702 sqft · Condo · 34 Days on market

Built 1972 $347/mo HOA · 25% of rent

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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 +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

From Okeechobee Blvd, enter the Century Village gate, make 3rd left. Go to end, turn right. Follow around to Windsor Q on Right.

Key facts

• $347 HOA
• Parking
• Built 1972

Property features AI

Finance

• Financial info: Pets are not allowed
• HOA & community: Monthly association fees (multiple stated monthly amounts); Association covers common areas, structure maintenance, parking, recreation facilities and security; Community amenities include clubhouse, fitness center, and transportation service; Senior community

Exterior

• Parking: Assigned parking; Guest parking available; One assigned space
• Security: On-site security guard
• Utilities: Has heating and cooling
• Home design: 2-story building; Property is attached; Entry on second level
• Construction: Block construction; Year built unknown
• Exterior features: Enclosed porch; Porch with screened area; Exterior lighting; Security guard on site

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall furnace heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Bedroom on main level; Second floor entry; Tile flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% 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 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 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 $483 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 34 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 25% 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 $67,706 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.01% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.15%
• DSCR: 1.76
• GRM: 4.1

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: 3.7%
• Equity multiple: 1.13×
• Total profit: $2,632
• Equity at exit: $10,407

10-year hold

• IRR: 8.6%
• Equity multiple: 1.53×
• Total profit: $10,359
• Equity at exit: $6,035

Cash invested: $19,544 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$366
• Tax est. 1.5%: −$87 /mo · $1,047/yr
• Insurance: −$29
• HOA: −$347
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $279

Break-even live

Break-even rent $1,050

Max offer price $69,800

Occupancy floor 75%

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: $17,450
• Closing costs: $2,094
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
364 Camden Dr Unit 364 West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.04mi
284 Windsor M Unit M West Palm Beach, FL	1.0	1.0	585	$1,350	$2.31	24d	1	0.06mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,250	$1.78	17d	1	0.06mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,300	$1.85	24d	1	0.06mi
63 Windsor C Unit C West Palm Beach, FL	1.0	1.5	702	$1,650	$2.35	24d	1	0.07mi
361 Windsor N West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	24d	1	0.12mi
36 Windsor B West Palm Beach, FL	1.0	1.0	585	$1,200	$2.05	1d	1	0.12mi
36 Windsor B West Palm Beach, FL	1.0	1.0	585	$1,200	$2.05	24d	1	0.12mi
372 Camden P West Palm Beach, FL	1.0	1.0	570	$1,200	$2.11	24d	1	0.14mi
374 Camden P West Palm Beach, FL	1.0	1.0	570	$1,150	$2.02	18d	1	0.14mi
209 Camden I Unit 209 West Palm Beach, FL	1.0	1.5	738	$1,350	$1.83	24d	1	0.15mi
16 Windsor a West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	5d	1	0.16mi
210 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	24d	1	0.16mi
218 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,275	$2.18	24d	1	0.16mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	24d	1	0.18mi
226 Windsor J Unit J West Palm Beach, FL	1.0	1.5	738	$1,250	$1.69	24d	1	0.18mi
150 Windsor G West Palm Beach, FL	1.0	1.0	585	$1,500	$2.56	7d	1	0.18mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	24d	1	0.18mi
172 Camden I West Palm Beach, FL	1.0	1.5	646	$1,400	$2.17	3d	1	0.19mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	20d	1	0.21mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	3d	1	0.22mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	20d	1	0.23mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	24d	1	0.24mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	7d	1	0.24mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	24d	1	0.25mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	24d	1	0.26mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$1,850	$1.74	15d	2	0.34mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$1,850	$1.74	3d	2	0.34mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	24d	1	0.39mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	10d	1	0.40mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	24d	1	0.40mi
326 Andover E West Palm Beach, FL	1.0	1.5	684	$1,490	$2.18	24d	1	0.40mi
243 Northampton M Unit M West Palm Beach, FL	1.0	1.0	570	$1,400	$2.46	7d	1	0.41mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	24d	1	0.41mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	24d	1	0.43mi
34 Andover B West Palm Beach, FL	1.0	1.0	532	$1,250	$2.35	7d	1	0.44mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	24d	1	0.44mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.44mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	24d	1	0.45mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.48mi

HOA detail condo

• Monthly dues: $347 · $4,164/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $69,800 Active 34 DOM
2. 2026-06-17
   days on market $69,800 Active 33 DOM
3. 2026-06-16
   days on market $69,800 Active 32 DOM
4. 2026-06-15
   days on market $69,800 Active 31 DOM
5. 2026-06-13
   days on market $69,800 Active 29 DOM
6. 2026-06-09
   days on market $69,800 Active 25 DOM
7. 2026-06-08
   days on market $69,800 Active 24 DOM
8. 2026-06-07
   days on market $69,800 Active 23 DOM
9. 2026-06-04
   days on market $69,800 Active 20 DOM
10. 2026-06-03
    days on market $69,800 Active 19 DOM
11. 2026-06-02
    days on market $69,800 Active 18 DOM
12. 2026-06-01
    days on market $69,800 Active 17 DOM
13. 2026-05-31
    days on market $69,800 Active 16 DOM
14. 2026-05-15
    listed $69,800 Active
15. 2026-01-22
    historical
16. 2025-08-13
    price $79,500
17. 2025-01-22
    listed $84,500 Active
18. 2024-12-20
    historical
19. 2024-07-25
    price $89,999
20. 2024-05-28
    price $94,999
21. 2023-12-21
    listed $104,999 Active
22. 2023-12-15
    historical Active Under Contract
23. 2023-12-15
    historical
24. 2023-11-15
    status Pending
25. 2023-09-15
    historical Active Under Contract
26. 2023-05-12
    price $105,000
27. 2023-04-17
    price $110,000
28. 2023-03-08
    listed $115,000 Active
29. 2019-09-23
    historical
30. 2019-08-30
    price $44,900
31. 2019-08-14
    price $49,900
32. 2019-07-31
    listed $53,000 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 2/10 Low
• 🌡 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: $16,842
• − Mortgage interest: −$3,910
• − Property taxes: −$1,047
• − Insurance: −$349
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − HOA: −$4,164
• − Depreciation: −$2,031
• Taxable income: $2,647
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $2,717/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
• 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

+31.7% since first listed

19 events — show timeline

• 2026-05-15 Listed $69,800 MARMLS
• 2026-01-22 Listing Removed — MARMLS
• 2025-08-13 Price Changed $79,500 MARMLS
• 2025-01-22 Listed $84,500 MARMLS
• 2024-12-20 Listing Removed — MARMLS
• 2024-07-25 Price Changed $89,999 MARMLS
• 2024-05-28 Price Changed $94,999 MARMLS
• 2023-12-21 Listed $104,999 MARMLS
• 2023-12-15 Contingent — MARMLS
• 2023-12-15 Listing Removed — MARMLS
• 2023-11-15 Pending — MARMLS
• 2023-09-15 Contingent — MARMLS
• 2023-05-12 Price Changed $105,000 MARMLS
• 2023-04-17 Price Changed $110,000 MARMLS
• 2023-03-08 Listed $115,000 MARMLS
• 2019-09-23 Listing Removed — MARMLS
• 2019-08-30 Price Changed $44,900 MARMLS
• 2019-08-14 Price Changed $49,900 MARMLS
• 2019-07-31 Listed $53,000 MARMLS