639 33rd St · West Palm Beach, FL 33407

$377,500

4 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 235 Days on market

Built 1961 Est $737k · 49% under

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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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duplex 100% tenant occupied turn key! 9% Cap Rate. The property consists of a 3 bedroom 1 bath home and a 1 bedroom unit in the back. The back unit has their own access to their unit from a back street and parks right in front of their door. This is a great investment property to add to your portfolio or can be lived in and rent out the back unit for nice passive income! Very quiet street and close to shops, restaurants and major roads. Lots of gentrification happening nearby and will only improve the values of this property in the future! PLEASE DO NOT DISTURB TENANTS.

Key facts

• Quiet street
• Tenant occupied
• Private entrance

Tags

• INCOMING PRODUCING UNITS
• TENANT OCCUPIED
• PRIVATE ENTRANCE
• QUIET STREET
• CLOSE TO BEACH
• CLOSE TO SHOPS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Faces south
• Construction: Block construction; Shingle roof; Tar and gravel roof
• Exterior features: No notable exterior features listed

Interior

• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Wall furnace; Central air conditioning; Electric cooling; Wall/window units
• Interior features: Bedroom on main level; First-floor entry
• Laundry & utility: Washer hookup; Dryer hookup; Laundry / utility room

🏷️ Possibly a rental listed for sale. The $377,500 price doesn't fit this home's estimated sale value (~$736,840) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $378k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $378k).
• Recommended offer: $332k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (+3.1%/yr); 305 active listings in the ZIP; 34 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).
• At $4,127/mo this rent would consume 83% of the median local household income ($60k/yr) (locally 2157% 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 $3k of loan paydown is wiped out by about $11k 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 235 days — a 12% lower offer ($332k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y ago; this cycle's ask has dropped $42k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $210k; list at $378k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $332,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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 1961 — 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: 1.09% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $736,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 32nd St	0.50mi	3/2.0 (-1)	1,386 (+2%)	20mo	$755,000	$545	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-19,964
• Equity at exit: $56,286

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $36,806
• Equity at exit: $32,639

Cash invested: $105,700 (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 33407

• Rents YoY: 3.1%
• Active inventory: 305
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $4,127 high
• Mortgage (P&I): −$1,980
• Tax from tax record: −$482 /mo · $5,788/yr
• Insurance: −$157
• HOA: −$0
• Vacancy / Maint / Mgmt: −$867
• Net cashflow: $641

Break-even live

Break-even rent $3,316

Max offer price $377,500

Occupancy floor 79%

Sensitivity live

Price	-10% $854	-5% $748	+0% $641	+5% $534	+10% $427
Rent	-10% $315	-5% $478	+0% $641	+5% $804	+10% $967
Rate	-1.0pp $831	-0.5pp $737	base $641	+0.5pp $543	+1.0pp $443

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: $94,375
• Closing costs: $11,325
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
636 35th St West Palm Beach, FL	3.0	2.0	1133	$3,500	$3.09	25d	1	0.06mi
701 37th St West Palm Beach, FL	3.0	2.0	1426	$3,600	$2.52	25d	1	0.21mi
619 37th St West Palm Beach, FL	3.0	2.0	1414	$3,350	$2.37	25d	1	0.21mi
406 35th St West Palm Beach, FL	3.0	2.0	1835	$8,000	$4.36	25d	1	0.29mi
436 38th St West Palm Beach, FL	4.0	3.0	1479	$6,500	$4.39	25d	1	0.34mi
933 30th Ct West Palm Beach, FL	3.0	1.5	1085	$3,100	$2.86	25d	1	0.34mi
3808 Westview Ave West Palm Beach, FL	4.0	3.0	1617	$3,100	$1.92	25d	1	0.36mi
216 32nd St West Palm Beach, FL	3.0	3.0	1846	$6,200	$3.36	25d	1	0.51mi
202 32nd St West Palm Beach, FL	3.0	2.0	1636	$5,995	$3.66	25d	1	0.53mi
411 26th St West Palm Beach, FL	3.0	3.5	1847	$6,900	$3.74	8d	1	0.54mi
411 26th St West Palm Beach, FL	4.0	3.5	1847	$6,900	$3.74	25d	1	0.54mi
401 42nd St West Palm Beach, FL	3.0	1.0	1400	$4,950	$3.54	15d	1	0.55mi
401 42nd St West Palm Beach, FL	3.0	1.0	1100	$4,950	$4.50	25d	1	0.55mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	6d	1	0.75mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	18d	1	0.75mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,800	$2.15	25d	1	0.78mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,600	$2.04	8d	1	0.78mi
5101 Spruce Ave West Palm Beach, FL	3.0	3.0	1151	$3,100	$2.69	25d	1	0.92mi
1101 Grant St West Palm Beach, FL	4.0	2.0	1726	$2,995	$1.74	17d	1	0.92mi
424 51st St Unit 426 West Palm Beach, FL	3.0	2.0	1230	$3,500	$2.85	11d	1	0.94mi
1104 State St Unit C West Palm Beach, FL	3.0	1.0	875	$3,000	$3.43	25d	1	0.97mi
5203 N Flagler Dr West Palm Beach, FL	3.0	1.5	1458	$6,000	$4.12	25d	1	0.98mi
5301 N Flagler Dr West Palm Beach, FL	4.0	3.0	1616	$6,000	$3.71	25d	1	1.03mi
1805 N Flagler Dr #107 West Palm Beach, FL	3.0	2.0	1237	$2,995	$2.42	4d	1	1.04mi
565 Lilac Ct West Palm Beach, FL	3.0	2.0	1250	$3,000	$2.40	18d	1	1.05mi
1563 40th St West Palm Beach, FL	4.0	2.0	1680	$3,600	$2.14	5d	1	1.12mi
5605 Pinewood Ave West Palm Beach, FL	4.0	2.0	1440	$3,500	$2.43	0d	1	1.15mi
5600 N Flagler Dr West Palm Beach, FL	1.0–3.0	2.0	1192	$6,000	$5.03	21d	8	1.19mi
823 14th St West Palm Beach, FL	3.0	1.0	1000	$3,495	$3.50	25d	1	1.19mi
629 56th St West Palm Beach, FL	4.0	2.0	1689	$3,100	$1.84	15d	1	1.19mi
926 14th St West Palm Beach, FL	4.0	2.0	1050	$3,000	$2.86	15d	1	1.24mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	25d	1	1.38mi
1115 Windsor Ave West Palm Beach, FL	4.0	3.0	1377	$3,500	$2.54	19d	1	1.46mi
522 W 2nd St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	1.47mi

Listing history 42 events

1. 2026-05-31
   days on market $377,500 Active 235 DOM
2. 2026-05-05
   price $377,500
3. 2026-02-26
   price $380,000
4. 2026-02-11
   price $390,000
5. 2026-02-02
   price $395,000
6. 2026-01-20
   price $399,999
7. 2026-01-11
   price $411,650
8. 2026-01-01
   price $415,800
9. 2025-10-07
   listed $420,000 Active
10. 2021-08-18
    historical
11. 2021-08-16
    price $355,000
12. 2021-08-11
    status Active
13. 2021-08-07
    historical Active Under Contract
14. 2021-08-02
    price $360,000
15. 2021-07-12
    price $365,000
16. 2021-06-28
    price $370,000
17. 2021-06-21
    price $375,000
18. 2021-06-14
    price $380,000
19. 2021-06-07
    price $385,000
20. 2021-05-31
    price $390,000
21. 2021-05-24
    price $395,000
22. 2021-05-18
    listed $399,000 Active
23. 2019-04-12
    soldstatus $210,000
24. 2019-04-10
    soldstatus $210,000 Closed 576-char remark

    Show marketing remark (576 chars)

    Duplex 100% tenant occupied turn key! 9% Cap Rate. The property consists of a 3 bedroom 1 bath home and a 1 bedroom unit in the back. The back unit has their own access to their unit from a back street and parks right in front of their door. This is a great investment property to add to your portfolio or can be lived in and rent out the back unit for nice passive income! Very quiet street and close to shops, restaurants and major roads. Lots of gentrification happening nearby and will only improve the values of this property in the future! PLEASE DO NOT DISTURB TENANTS.

25. 2019-03-23
    status Pending 576-char remark

    Show marketing remark (576 chars)

    Duplex 100% tenant occupied turn key! 9% Cap Rate. The property consists of a 3 bedroom 1 bath home and a 1 bedroom unit in the back. The back unit has their own access to their unit from a back street and parks right in front of their door. This is a great investment property to add to your portfolio or can be lived in and rent out the back unit for nice passive income! Very quiet street and close to shops, restaurants and major roads. Lots of gentrification happening nearby and will only improve the values of this property in the future! PLEASE DO NOT DISTURB TENANTS.

26. 2019-02-21
    listed $215,000 Active 576-char remark

    Show marketing remark (576 chars)

    Duplex 100% tenant occupied turn key! 9% Cap Rate. The property consists of a 3 bedroom 1 bath home and a 1 bedroom unit in the back. The back unit has their own access to their unit from a back street and parks right in front of their door. This is a great investment property to add to your portfolio or can be lived in and rent out the back unit for nice passive income! Very quiet street and close to shops, restaurants and major roads. Lots of gentrification happening nearby and will only improve the values of this property in the future! PLEASE DO NOT DISTURB TENANTS.

27. 2019-02-19
    historical
28. 2019-02-13
    price $219,500
29. 2019-01-26
    listed $230,000 Active
30. 2018-12-03
    soldstatus $125,000
31. 2015-02-17
    soldstatus $189,000
32. 2014-05-14
    soldstatus $35,000 Closed
33. 2014-05-08
    status Pending
34. 2014-03-17
    listed $37,500 Active
35. 1998-09-21
    soldstatus $46,721
36. 1998-08-07
    soldstatus $46,721
37. 1998-08-07
    soldstatus $46,800
38. 1998-06-08
    historical
39. 1998-06-03
    historical
40. 1998-02-06
    listed $46,721
41. 1998-02-06
    listed $46,721
42. 1970-01-01
    soldstatus $16,900

ⓘ 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: $5,788 · $482/mo
• Projected year-2 tax: $5,788 · $482/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: $49,519
• − Mortgage interest: −$21,146
• − Property taxes: −$5,788
• − Insurance: −$1,888
• − Repairs & maintenance: −$3,962
• − Management: −$3,962
• − Depreciation: −$10,982
• Taxable income: $1,792
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $7,258/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): 34,851
• Household income: $59,993
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 2157.0

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 0.62)
• Race & ethnicity: Black 54% White 21% Hispanic / Latino 20% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Hispanic 8% Lithuanian 1% Romanian 1%
• Foreign-born: 26% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 17% French/Haitian/Cajun 8% Other Indo-European 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: ▼ -299.26%
• Current HPI: 363.3995
• Rent YoY: ▲ 3.08%
• 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

+2133.7% since first listed

41 events — show timeline

• 2026-05-05 Price Changed $377,500 MARMLS
• 2026-02-26 Price Changed $380,000 MARMLS
• 2026-02-11 Price Changed $390,000 MARMLS
• 2026-02-02 Price Changed $395,000 MARMLS
• 2026-01-20 Price Changed $399,999 MARMLS
• 2026-01-11 Price Changed $411,650 MARMLS
• 2026-01-01 Price Changed $415,800 MARMLS
• 2025-10-07 Listed $420,000 MARMLS
• 2021-08-18 Listing Removed — MARMLS
• 2021-08-16 Price Changed $355,000 MARMLS
• 2021-08-11 Relisted — MARMLS
• 2021-08-07 Contingent — MARMLS
• 2021-08-02 Price Changed $360,000 MARMLS
• 2021-07-12 Price Changed $365,000 MARMLS
• 2021-06-28 Price Changed $370,000 MARMLS
• 2021-06-21 Price Changed $375,000 MARMLS
• 2021-06-14 Price Changed $380,000 MARMLS
• 2021-06-07 Price Changed $385,000 MARMLS
• 2021-05-31 Price Changed $390,000 MARMLS
• 2021-05-24 Price Changed $395,000 MARMLS
• 2021-05-18 Listed $399,000 MARMLS
• 2019-04-12 Sold (Public Records) $210,000 Public Records
• 2019-04-10 Sold (MLS) $210,000 Beaches MLS
• 2019-03-23 Pending — Beaches MLS
• 2019-02-21 Listed $215,000 Beaches MLS
• 2019-02-19 Listing Removed — Beaches MLS
• 2019-02-13 Price Changed $219,500 Beaches MLS
• 2019-01-26 Listed $230,000 Beaches MLS
• 2018-12-03 Sold (Public Records) $125,000 Public Records
• 2015-02-17 Sold (Public Records) $189,000 Public Records
• 2014-05-14 Sold (MLS) $35,000 Beaches MLS
• 2014-05-08 Pending — Beaches MLS
• 2014-03-17 Listed $37,500 Beaches MLS
• 1998-09-21 Sold (MLS) $46,721 Beaches MLS
• 1998-08-07 Sold (Public Records) $46,800 Public Records
• 1998-08-07 Sold (MLS) $46,721 Beaches MLS
• 1998-06-08 Listing Removed — Beaches MLS
• 1998-06-03 Listing Removed — Beaches MLS
• 1998-02-06 Listed $46,721 Beaches MLS
• 1998-02-06 Listed $46,721 Beaches MLS
• 1970-01-01 Sold (Public Records) $16,900 Public Records

Property tax history

+13.4%/yr

Latest (2025): $5,788 · +4.7% YoY. Source: county tax records.