528 Churchill Rd · West Palm Beach, FL 33405

$565,000

3 bd · 2.0 ba · 1,644 sqft · MultiFamily public records · 83 Days on market

Built 1925 6,386 sqft lot

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Rare income-producing duplex in West Palm Beach's sought-after South End — fully occupied, CORNER LOT, HUGE YARD all totaling to 6,386 sq ft! This classic 1925-built property offers 1,644 sq ft across two tenant-occupied units with major upgrades already done: ROOF REPLACED about 5 yrs ago and IMPACT WINDOWS throughout. Minutes from Downtown WPB, the Intracoastal, Antique Row, and PBI Airport. Whether you're a seasoned investor or first-time buyer looking to house-hack, 528 Churchill Rd delivers established income and long-term upside in one of South Florida's fastest-appreciating corridors. Shown by appointment only — please do not disturb tenants. POF (Proof of Fund) or pre-ap

Key facts

• Huge yard
• Corner lot
• Major upgrades

Tags

• INCOME PRODUCING DUPLEX
• CORNER LOT
• HUGE YARD
• MAJOR UPGRADES
• IMPACT WINDOWS
• MINUTES FROM DOWNTOWN

Property features AI

Finance

• Financial info: 2 total units; 2 units in the community; Tenants pay cable TV, electricity, and gas; Pets allowed with no restrictions

Exterior

• Utilities: Public water; Public sewer; Cable available; Natural gas available; Sewer available; Water available; Three-phase electric; 2 separate electric meters; 1 separate gas meter; 1 separate water meter
• Home design: Duplex; Resale property; 2-story building; Flat roof
• Construction: Frame and stucco construction; Built with flat roof
• Exterior features: Open patio and patio; Fenced yard; Fruit trees; Sidewalks; City street frontage; Paved road

Interior

• Flooring: Laminate; Tile
• Heating & cooling: Heat pump heating; Other heating; Ceiling fans; Ductless cooling; Wall/window units; Has heating and cooling
• Interior features: Blinds; Open patio
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $565k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $572/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $565k).
• Recommended offer: $531k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Zoned schools: South Olive Elementary School (math 64% / reading 65%, grade B, #525 of 2,144 statewide, top 26%, 485 students, 55% FRL); Forest Hill Community High School (math 20% / reading 41%, grade F, #434 of 667 statewide, top 66%, 2,407 students, 66% FRL).
• Market conditions: Rents rising (+3.4%/yr); 212 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); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $6,185/mo this rent would consume 85% of the median local household income ($87k/yr) (locally 1055% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 83 days — a 6% lower offer ($531k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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.
• Current owner paid $179k; list at $565k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $531,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.6

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-15,916
• Equity at exit: $84,243

10-year hold

• IRR: 7.5%
• Equity multiple: 1.58×
• Total profit: $91,363
• Equity at exit: $48,851

Cash invested: $158,200 (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: 212
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $6,185 high
• Mortgage (P&I): −$2,963
• Tax from tax record: −$543 /mo · $6,520/yr
• Insurance: −$235
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,299
• Net cashflow: $1,145

Break-even live

Break-even rent $4,736

Max offer price $565,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,464	-5% $1,304	+0% $1,145	+5% $985	+10% $825
Rent	-10% $656	-5% $900	+0% $1,145	+5% $1,389	+10% $1,633
Rate	-1.0pp $1,429	-0.5pp $1,288	base $1,145	+0.5pp $998	+1.0pp $849

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,184
Total (2 units)			$6,185

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: $141,250
• Closing costs: $16,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Revere Rd West Palm Beach, FL	4.0	2.0	1371	$3,395	$2.48	25d	1	0.09mi
512 Revere Rd West Palm Beach, FL	4.0	2.0	1371	$3,395	$2.48	16d	1	0.09mi
410 Franklin Rd West Palm Beach, FL	4.0	2.0	1388	$3,300	$2.38	25d	1	0.23mi
360 Palmetto St West Palm Beach, FL	2.0	2.0	1318	$3,600	$2.73	3d	1	0.23mi
727 Fernwood Dr West Palm Beach, FL	3.0	3.0	1667	$7,200	$4.32	25d	1	0.30mi
335 Franklin Rd West Palm Beach, FL	3.0	2.0	2012	$12,000	$5.96	25d	1	0.34mi
621 Forest Hill Blvd West Palm Beach, FL	2.0	2.0	1400	$3,000	$2.14	19d	1	0.40mi
375 Plymouth Rd West Palm Beach, FL	3.0	2.5	1967	$10,000	$5.08	25d	1	0.45mi
255 Cortez Rd West Palm Beach, FL	3.0	2.0	1674	$22,500	$13.44	25d	1	0.47mi
350 Forest Hill Blvd West Palm Beach, FL	3.0	1.0	1295	$6,500	$5.02	0d	1	0.50mi
5003 Garden Ave West Palm Beach, FL	4.0	2.0	1220	$2,950	$2.42	15d	1	0.53mi
374 Maddock St West Palm Beach, FL	3.0	2.0	1466	$6,500	$4.43	25d	1	0.56mi
824 Winters St West Palm Beach, FL	3.0	2.0	1370	$3,000	$2.19	25d	1	0.56mi
118 Linda Ln West Palm Beach, FL	3.0	2.0	2086	$5,200	$2.49	8d	1	0.58mi
733 Green St West Palm Beach, FL	2.0	1.0	1116	$3,400	$3.05	3d	1	0.58mi
832 Green St #1 West Palm Beach, FL	3.0	2.0	1700	$4,550	$2.68	12d	1	0.60mi
353 E Lakewood Rd West Palm Beach, FL	3.0	2.0	1440	$5,650	$3.92	25d	1	0.61mi
5008 Parker Ave West Palm Beach, FL	3.0	2.0	1318	$4,000	$3.03	25d	1	0.61mi
340 Summa St West Palm Beach, FL	3.0	2.0	1362	$5,750	$4.22	3d	1	0.78mi
719 Briggs St West Palm Beach, FL	3.0	2.0	1328	$3,500	$2.64	21d	1	0.81mi
1041 W Lakewood Rd West Palm Beach, FL	3.0	2.5	1857	$4,300	$2.32	25d	1	0.82mi
7606 S Olive Ave West Palm Beach, FL	3.0	3.0	1687	$16,000	$9.48	25d	1	0.91mi
7704 Martin Ave West Palm Beach, FL	2.0	2.0	1288	$20,000	$15.53	25d	1	0.96mi
4300 Washington Rd West Palm Beach, FL	3.0	2.5	1892	$9,800	$5.18	25d	1	0.96mi
214 Seville Rd West Palm Beach, FL	3.0	2.0	1388	$4,250	$3.06	25d	1	0.96mi
4110 Washington Rd West Palm Beach, FL	3.0	2.5	1971	$12,500	$6.34	25d	1	1.05mi
7115 Venetian Way West Palm Beach, FL	3.0	2.0	1950	$4,950	$2.54	25d	1	1.06mi
4015 Washington Rd West Palm Beach, FL	4.0	3.0	2199	$12,500	$5.68	25d	1	1.07mi
141 Rutland Blvd West Palm Beach, FL	4.0	2.0	2070	$5,000	$2.42	8d	1	1.09mi
6504 Heather Way West Palm Beach, FL	3.0	2.0	1643	$3,400	$2.07	8d	1	1.12mi
340 Walton Blvd West Palm Beach, FL	3.0	2.5	1854	$4,000	$2.16	8d	1	1.12mi
340 Walton Blvd Unit Single Family House West Palm Beach, FL	3.0	2.0	1700	$4,000	$2.35	0d	1	1.12mi
3901 S Flagler Dr West Palm Beach, FL	2.0–5.0	2.0–5.0	2266	$6,333	$2.79	23d	6	1.19mi
3901 S Flagler Dr West Palm Beach, FL	2.0–5.0	2.0–5.0	2266	$6,000	$2.65	3d	6	1.19mi
2502 N Dixie Hwy #32 Lake Worth Beach, FL	3.0	3.5	2000	$3,500	$1.75	18d	1	1.20mi
2502 N Dixie Hwy #32 Lake Worth Beach, FL	3.0	3.5	2000	$3,500	$1.75	25d	1	1.20mi
2502 N Dixie Hwy Lake Worth Beach, FL	3.0	3.5	1760	$3,000	$1.70	25d	1	1.22mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	3d	6	1.24mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	21d	4	1.24mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	8d	5	1.24mi

Listing history 35 events

1. 2026-06-21
   days on market $565,000 Active 83 DOM
2. 2026-06-18
   days on market $565,000 Active 80 DOM
3. 2026-06-17
   days on market $565,000 Active 79 DOM
4. 2026-06-16
   days on market $565,000 Active 78 DOM
5. 2026-06-15
   days on market $565,000 Active 77 DOM
6. 2026-06-13
   days on market $565,000 Active 75 DOM
7. 2026-06-09
   days on market $565,000 Active 71 DOM
8. 2026-06-08
   days on market $565,000 Active 70 DOM
9. 2026-06-07
   days on market $565,000 Active 69 DOM
10. 2026-06-04
    days on market $565,000 Active 66 DOM
11. 2026-06-03
    days on market $565,000 Active 65 DOM
12. 2026-06-02
    days on market $565,000 Active 64 DOM
13. 2026-06-01
    days on market $565,000 Active 63 DOM
14. 2026-05-31
    days on market $565,000 Active 62 DOM
15. 2026-03-29
    listed $565,000 Active
16. 2024-11-08
    historical
17. 2024-08-30
    listed $529,000 Active
18. 2024-04-19
    historical
19. 2024-03-04
    price $589,900
20. 2024-02-07
    price $625,000
21. 2024-01-15
    listed $650,000 Active
22. 2024-01-11
    historical
23. 2022-02-12
    historical
24. 2021-08-12
    listed $405,000 Active
25. 2019-07-01
    historical
26. 2019-06-19
    listed $339,900 Active
27. 2017-04-19
    soldstatus $179,000 Closed
28. 2017-03-28
    historical Contingent
29. 2017-02-14
    historical
30. 2016-12-07
    price $179,000
31. 2016-12-06
    price $179,000
32. 2016-10-13
    listed $199,000 Active
33. 2016-08-19
    listed $199,000 Active
34. 1983-09-01
    soldstatus $25,000
35. 1975-10-01
    soldstatus $17,500

ⓘ 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: $6,520 · $543/mo
• Projected year-2 tax: $6,520 · $543/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 4/10 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: $74,220
• − Mortgage interest: −$31,649
• − Property taxes: −$6,520
• − Insurance: −$2,825
• − Repairs & maintenance: −$5,938
• − Management: −$5,938
• − Depreciation: −$16,436
• Taxable income: $4,915
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $12,555/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

+3128.6% since first listed

21 events — show timeline

• 2026-03-29 Listed $565,000 Beaches MLS
• 2024-11-08 Listing Removed — Beaches MLS
• 2024-08-30 Listed $529,000 Beaches MLS
• 2024-04-19 Listing Removed — Beaches MLS
• 2024-03-04 Price Changed $589,900 Beaches MLS
• 2024-02-07 Price Changed $625,000 Beaches MLS
• 2024-01-15 Listed $650,000 Beaches MLS
• 2024-01-11 Coming Soon — Beaches MLS
• 2022-02-12 Listing Removed — Beaches MLS
• 2021-08-12 Listed $405,000 Beaches MLS
• 2019-07-01 Listing Removed — Beaches MLS
• 2019-06-19 Listed $339,900 Beaches MLS
• 2017-04-19 Sold (MLS) $179,000 Beaches MLS
• 2017-03-28 Contingent — Beaches MLS
• 2017-02-14 Listing Removed — Beaches MLS
• 2016-12-07 Price Changed $179,000 Beaches MLS
• 2016-12-06 Price Changed $179,000 Beaches MLS
• 2016-10-13 Listed $199,000 Beaches MLS
• 2016-08-19 Listed $199,000 Beaches MLS
• 1983-09-01 Sold (Public Records) $25,000 Public Records
• 1975-10-01 Sold (Public Records) $17,500 Public Records

Property tax history

+8.8%/yr

Latest (2025): $6,520 · -36.3% YoY. Source: county tax records.