1360 10th St · West Palm Beach, FL 33401

$270,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 264 Days on market

Built 1959 6,600 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 +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy home, from the moment you approach the property, the newly installed roof is immediately noticeable, a testament to the care and attention that has been bestowed upon this home. This continues as you stroll up to the front door, with fresh paint guiding your way like a magical path. As you step inside, be prepared to be amazed by the premium finishes and materials that have been used throughout the house. Boasting 5.25'' baseboards throughout, luxury vinyl plank flooring and dominant quartz countertops, this house embodies comfort and style. The bathrooms are equally impressive, featuring awe-inspiring porcelain tiles and new vanities that assure lasting quality and aes

Key facts

• Quartz countertops
• Fresh paint
• Porcelain tiles

Tags

• NEWLY INSTALLED ROOF
• FRESH PAINT
• PREMIUM FINISHES
• LUXURY VINYL PLANK FLOORING
• QUARTZ COUNTERTOPS
• PORCELAIN TILES

Property features AI

Finance

• Other: Building area reported from public records; Living area reported separately
• Financial info: No land lease; Pets allowed with no restrictions

Exterior

• Parking: On-street parking (4 spaces noted); See remarks for additional parking details
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water and sewer available
• Home design: Single family residence; One story; Entry level living area; Faces north; City street frontage (west of US-1)
• Construction: Constructed with CBS (concrete block/stucco); 1 total story
• Exterior features: Sidewalks; Paved public road frontage; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile floors
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Window/wall heating; Ceiling fans; Wall/window cooling units
• Interior features: Bedroom layout is stacked; Blinds on windows; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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.
• Market conditions: Rents rising fast (+5.2%/yr); 506 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $4,201/mo this rent would consume 74% of the median local household income ($68k/yr) (locally 2953% 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 $2k of loan paydown is wiped out by about $8k 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 + 5.2% rent growth), your $76k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $270k implies a 980% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 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 1959 — 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.56% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.45%
• DSCR: 2.09
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.15% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.84×
• Total profit: $63,653
• Equity at exit: $40,258

10-year hold

• IRR: 29.8%
• Equity multiple: 3.93×
• Total profit: $221,608
• Equity at exit: $23,345

Cash invested: $75,600 (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 33401

• Rents YoY: 5.2%
• Active inventory: 506
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $4,201 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$250 /mo · $2,999/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $1,540

Break-even live

Break-even rent $2,251

Max offer price $270,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,693	-5% $1,617	+0% $1,540	+5% $1,464	+10% $1,388
Rent	-10% $1,209	-5% $1,375	+0% $1,540	+5% $1,706	+10% $1,872
Rate	-1.0pp $1,676	-0.5pp $1,609	base $1,540	+0.5pp $1,470	+1.0pp $1,399

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Clearwater Dr West Palm Beach, FL	2.0	1.0–2.0	731	$6,632	$9.07	11d	16	0.88mi
201 Clearwater Dr West Palm Beach, FL	2.0	1.0–2.0	727	$4,653	$6.40	25d	19	0.88mi
740 N Dixie Hwy West Palm Beach, FL	1.0	1.0	679	$3,187	$4.69	0d	6	1.08mi
591 Evernia St West Palm Beach, FL	2.0	1.0–2.0	943	$6,321	$6.70	0d	25	1.10mi
805 N Olive Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	852	$3,704	$4.35	0d	15	1.12mi
345 Banyan Blvd West Palm Beach, FL	3.0	1.0–2.0	1023	$5,437	$5.31	1d	19	1.21mi
499 Evernia St West Palm Beach, FL	2.0	1.0–2.0	827	$4,114	$4.97	0d	27	1.27mi
1801 N Flagler Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	998	$4,250	$4.26	18d	4	1.27mi
1801 N Flagler Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	998	$4,250	$4.26	25d	3	1.27mi
1801 N Flagler Dr West Palm Beach, FL	1.0–2.0	1.0–2.0	1125	$4,500	$4.00	2d	7	1.27mi
2585 Spruce Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	841	$3,225	$3.83	0d	116	1.28mi
290 N Olive Ave West Palm Beach, FL	2.0	1.0–2.0	870	$4,834	$5.55	0d	19	1.28mi
333 Fern St West Palm Beach, FL	2.0	1.0–2.0	1121	$5,748	$5.13	0d	1	1.34mi
1710 N Congress Ave West Palm Beach, FL	1.0–3.0	1.0–2.0	1210	$3,120	$2.58	25d	4	1.35mi
651 Okeechobee Blvd West Palm Beach, FL	1.0–2.0	1.0–2.5	887	$5,000	$5.63	14d	5	1.36mi
255 Evernia St #1421 West Palm Beach, FL	1.0	1.0	666	$3,000	$4.50	11d	1	1.40mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.0–2.0	867	$4,850	$5.59	3d	4	1.41mi
480 Hibiscus St West Palm Beach, FL	1.0–2.0	1.5–2.0	885	$4,850	$5.48	25d	3	1.41mi

Listing history 26 events

1. 2026-06-16
   status $270,000 Pending 264 DOM
2. 2026-06-15
   days on market $270,000 Active 264 DOM
3. 2026-06-13
   days on market $270,000 Active 262 DOM
4. 2026-06-09
   days on market $270,000 Active 258 DOM
5. 2026-06-07
   days on market $270,000 Active 256 DOM
6. 2026-06-04
   days on market $270,000 Active 253 DOM
7. 2026-06-03
   days on market $270,000 Active 252 DOM
8. 2026-06-01
   days on market $270,000 Active 250 DOM
9. 2026-05-31
   days on market $270,000 Active 249 DOM
10. 2026-05-18
    price $270,000
11. 2026-05-06
    price $293,000
12. 2025-09-24
    listed $295,000 Active
13. 2023-10-20
    historical $1,800
14. 2023-10-09
    listed $1,800
15. 2011-06-28
    soldstatus $25,000
16. 2011-06-27
    historical
17. 2011-03-22
    listed $38,000
18. 2010-11-30
    historical
19. 2010-06-01
    listed $69,000
20. 2010-05-30
    historical
21. 2009-11-07
    listed $69,000
22. 2008-06-19
    historical
23. 2007-12-19
    listed $125,000
24. 1997-05-05
    soldstatus $35,500
25. 1996-11-15
    soldstatus $25,000
26. 1984-10-01
    soldstatus $25,000

ⓘ 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: $2,999 · $250/mo
• Projected year-2 tax: $2,999 · $250/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $50,412
• − Mortgage interest: −$15,124
• − Property taxes: −$2,999
• − Insurance: −$1,350
• − Repairs & maintenance: −$4,033
• − Management: −$4,033
• − Depreciation: −$7,855
• Taxable income: $15,018
• Est. tax owed @ 24.0%: −$3,604
• After-tax cash flow: $14,881/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): 33,698
• Household income: $67,967
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 2953.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Black 32% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Hispanic 6% Slovak 2% Romanian 2%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 13% French/Haitian/Cajun 7% Other Asian/Pacific 2%

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: ▼ -324.96%
• Current HPI: 367.0978
• Rent YoY: ▲ 5.15%
• 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

+980.0% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $270,000 Beaches MLS
• 2026-05-06 Price Changed $293,000 Beaches MLS
• 2025-09-24 Listed $295,000 Beaches MLS
• 2023-10-20 Rental Removed $1,800 RMLSFL
• 2023-10-09 Listed for Rent $1,800 RMLSFL
• 2011-06-28 Sold (MLS) $25,000 Beaches MLS
• 2011-06-27 Listing Removed — Beaches MLS
• 2011-03-22 Listed $38,000 Beaches MLS
• 2010-11-30 Listing Removed — Beaches MLS
• 2010-06-01 Listed $69,000 Beaches MLS
• 2010-05-30 Listing Removed — Beaches MLS
• 2009-11-07 Listed $69,000 Beaches MLS
• 2008-06-19 Listing Removed — Beaches MLS
• 2007-12-19 Listed $125,000 Beaches MLS
• 1997-05-05 Sold (Public Records) $35,500 Public Records
• 1996-11-15 Sold (Public Records) $25,000 Public Records
• 1984-10-01 Sold (Public Records) $25,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,999 · +11.6% YoY. Source: county tax records.