434 Southampton B · Plantation Mobile Home Park, FL 33417

$56,000

1 bd · 1.0 ba · 792 sqft · Condo public records · 143 Days on market

Built 1974 $354/mo HOA · 23% 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

Quick sale! This unit has a gorgeous water view and more space than regular century village units. Ready for a renovation but livable now. cold central air conditioning and large lanai.

Key facts

• Large lanai
• $354 HOA
• Community pool

Tags

• LARGE LANAI

Property features AI

Finance

• HOA & community: Association with monthly fee; Monthly HOA fee: $354; Senior community; Community amenities include boating, clubhouse, fitness center, indoor pool, jogging path, park, tennis courts, pickleball courts, bocce ball, billiard room, library, elevators, trash chute and trails

Exterior

• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Condominium; Resale property; Faces northeast; Four-story building
• Construction: Concrete construction
• Exterior features: Waterfront community

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One half bathroom (two total bathrooms)
• Heating & cooling: Central heating; Individual central heating; Central air conditioning; Individual central cooling; Ceiling fans
• Interior features: Walk-in closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $56k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• Recommended offer: $49k (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: 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; 486 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $387 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y ago; this cycle's ask has dropped $12k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $49,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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: 2.70% ✓
• Cap rate: 15.23%
• Cash-on-cash: 31.90%
• DSCR: 2.42
• GRM: 3.1

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: 22.0%
• Equity multiple: 1.85×
• Total profit: $13,329
• Equity at exit: $8,350

10-year hold

• IRR: 27.0%
• Equity multiple: 2.90×
• Total profit: $29,816
• Equity at exit: $4,842

Cash invested: $15,680 (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: 486
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$294
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$23
• HOA: −$354
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $417

Break-even live

Break-even rent $987

Max offer price $56,000

Occupancy floor 67%

Sensitivity live

Price	-10% $449	-5% $433	+0% $417	+5% $401	+10% $385
Rent	-10% $297	-5% $357	+0% $417	+5% $477	+10% $536
Rate	-1.0pp $445	-0.5pp $431	base $417	+0.5pp $402	+1.0pp $388

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Bedford E West Palm Beach, FL	1.0	1.0	570	$1,375	$2.41	10d	1	0.28mi
330 Andover M Unit M West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	19d	1	0.31mi
311 Andover M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	26d	1	0.32mi
311 Andover M Unit M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	26d	1	0.32mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	26d	1	0.38mi
1883 Breezy Ln West Palm Beach, FL	2.0	2.0	856	$2,500	$2.92	26d	1	0.41mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	26d	1	0.42mi
34 Andover B West Palm Beach, FL	1.0	1.0	602	$1,225	$2.03	0d	1	0.44mi
306 Wellington B West Palm Beach, FL	2.0	2.0	1062	$1,800	$1.69	23d	1	0.44mi
105 E Wellington Dr #105 West Palm Beach, FL	2.0	2.0	1062	$1,850	$1.74	26d	1	0.44mi
326 Andover E West Palm Beach, FL	1.0	1.5	684	$1,490	$2.18	26d	1	0.45mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	26d	1	0.45mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	26d	1	0.46mi
163 Somerset H West Palm Beach, FL	2.0	2.0	874	$1,500	$1.72	26d	1	0.53mi
146 Somerset Cres Unit 146 West Palm Beach, FL	2.0	2.0	874	$2,000	$2.29	23d	1	0.57mi
222 Somerset L West Palm Beach, FL	2.0	2.0	874	$1,850	$2.12	4d	1	0.59mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	26d	1	0.64mi
226 Windsor J Unit J West Palm Beach, FL	1.0	1.5	738	$1,250	$1.69	26d	1	0.69mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	26d	1	0.70mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	21d	1	0.70mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	26d	1	0.70mi
210 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	26d	1	0.71mi
218 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,275	$2.18	26d	1	0.72mi
361 Windsor N West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	26d	1	0.73mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	26d	1	0.74mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	23d	1	0.74mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	21d	1	0.74mi
150 Windsor G West Palm Beach, FL	1.0	1.0	585	$1,500	$2.56	10d	1	0.74mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	26d	1	0.75mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	5d	1	0.75mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	10d	1	0.76mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	26d	1	0.76mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	23d	1	0.76mi
145 Windsor G West Palm Beach, FL	2.0	2.0	819	$1,800	$2.20	26d	1	0.76mi
372 Camden P West Palm Beach, FL	1.0	1.0	570	$1,200	$2.11	26d	1	0.77mi
374 Camden P West Palm Beach, FL	1.0	1.0	570	$1,150	$2.02	21d	1	0.77mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	26d	1	0.77mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	26d	1	0.79mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	26d	1	0.80mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,300	$1.85	26d	1	0.80mi

HOA detail condo

• Monthly dues: $354 · $4,248/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 49 events

1. 2026-06-22
   days on market $56,000 Active 143 DOM
2. 2026-06-21
   days on market $56,000 Active 142 DOM
3. 2026-06-18
   days on market $56,000 Active 139 DOM
4. 2026-06-17
   days on market $56,000 Active 138 DOM
5. 2026-06-16
   days on market $56,000 Active 137 DOM
6. 2026-06-15
   days on market $56,000 Active 136 DOM
7. 2026-06-13
   days on market $56,000 Active 134 DOM
8. 2026-06-09
   days on market $56,000 Active 130 DOM
9. 2026-06-07
   days on market $56,000 Active 128 DOM
10. 2026-06-04
    days on market $56,000 Active 125 DOM
11. 2026-06-03
    days on market $56,000 Active 124 DOM
12. 2026-06-01
    days on market $56,000 Active 122 DOM
13. 2026-05-31
    days on market $56,000 Active 121 DOM
14. 2026-05-07
    price $56,000
15. 2026-01-27
    listed $68,000 Active
16. 2026-01-09
    historical Active Under Contract
17. 2026-01-09
    historical
18. 2025-10-10
    price $64,500
19. 2025-08-24
    historical
20. 2025-08-24
    listed $67,500 Active
21. 2025-08-01
    status Active
22. 2025-08-01
    historical
23. 2025-07-18
    status Active
24. 2025-07-18
    historical
25. 2025-05-10
    price $69,900
26. 2025-05-08
    historical
27. 2025-05-08
    status Active
28. 2025-02-07
    price $74,500
29. 2025-01-21
    price $79,500
30. 2024-12-06
    price $88,500
31. 2024-11-11
    listed $92,500 Active
32. 2024-10-23
    historical
33. 2024-07-24
    price $99,000
34. 2024-06-13
    price $102,000
35. 2024-04-25
    listed $105,750 Active
36. 2024-04-25
    historical
37. 2022-04-12
    soldstatus $60,000
38. 2022-04-11
    soldstatus $60,000 Closed
39. 2022-02-16
    status Pending
40. 2022-02-13
    historical
41. 2022-02-11
    status Active
42. 2022-02-01
    status Pending
43. 2022-01-26
    status Active
44. 2021-12-16
    status Pending
45. 2021-12-14
    status Active
46. 2021-11-29
    status Pending
47. 2021-11-08
    listed $55,000 Active
48. 1993-10-06
    soldstatus $27,900
49. 1974-01-01
    soldstatus $17,700

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/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 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: $18,175
• − Mortgage interest: −$3,137
• − Property taxes: −$1,304
• − Insurance: −$280
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − HOA: −$4,248
• − Depreciation: −$1,629
• Taxable income: $4,669
• Est. tax owed @ 24.0%: −$1,121
• After-tax cash flow: $3,882/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

+216.4% since first listed

36 events — show timeline

• 2026-05-07 Price Changed $56,000 Beaches MLS
• 2026-01-27 Listed $68,000 Beaches MLS
• 2026-01-09 Contingent — Beaches MLS
• 2026-01-09 Listing Removed — Beaches MLS
• 2025-10-10 Price Changed $64,500 Beaches MLS
• 2025-08-24 Listing Removed — Beaches MLS
• 2025-08-24 Listed $67,500 Beaches MLS
• 2025-08-01 Relisted — Beaches MLS
• 2025-08-01 Listing Removed — Beaches MLS
• 2025-07-18 Relisted — Beaches MLS
• 2025-07-18 Listing Removed — Beaches MLS
• 2025-05-10 Price Changed $69,900 Beaches MLS
• 2025-05-08 Listing Removed — Beaches MLS
• 2025-05-08 Relisted — Beaches MLS
• 2025-02-07 Price Changed $74,500 Beaches MLS
• 2025-01-21 Price Changed $79,500 Beaches MLS
• 2024-12-06 Price Changed $88,500 Beaches MLS
• 2024-11-11 Listed $92,500 Beaches MLS
• 2024-10-23 Listing Removed — Beaches MLS
• 2024-07-24 Price Changed $99,000 Beaches MLS
• 2024-06-13 Price Changed $102,000 Beaches MLS
• 2024-04-25 Listed $105,750 Beaches MLS
• 2024-04-25 Coming Soon — Beaches MLS
• 2022-04-12 Sold (Public Records) $60,000 Public Records
• 2022-04-11 Sold (MLS) $60,000 Beaches MLS
• 2022-02-16 Pending — Beaches MLS
• 2022-02-13 Listing Removed — Beaches MLS
• 2022-02-11 Relisted — Beaches MLS
• 2022-02-01 Pending — Beaches MLS
• 2022-01-26 Relisted — Beaches MLS
• 2021-12-16 Pending — Beaches MLS
• 2021-12-14 Relisted — Beaches MLS
• 2021-11-29 Pending — Beaches MLS
• 2021-11-08 Listed $55,000 Beaches MLS
• 1993-10-06 Sold (Public Records) $27,900 Public Records
• 1974-01-01 Sold (Public Records) $17,700 Public Records

Property tax history

+13.9%/yr

Latest (2025): $1,304 · +168.5% YoY. Source: county tax records.