130 Southampton B · Plantation Mobile Home Park, FL 33417

$84,500

1 bd · 1.0 ba · 792 sqft · Condo public records · 69 Days on market

Built 1974 $539/mo HOA · 36% of rent

---

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 +23.2/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• 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

COME SEE THIS BEAUTIFUL 1 BEDROOM 1.5 BATH COMPLETELY FURNISHED APARTMENT IN A 55+ COMMUNITY. IT IS A LOCATED IN THE FIRST FLOOR WITH A HUGE ENCLOSED PATIO. THE COMMUNITY OFFERS FULL RESORT AMENITIES. CLOSE TO SHOPS, RESTAURANTS AND EXPRESSWAYS. BRAND NEW A/C. COME AND ENJOY ALL OF SOUTH FLORIDA LIVING IN THIS BEAUTIFUL APARTMENT.

Key facts

• $539 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Senior community
• Financial info: Pets are not allowed; Monthly association fee applies
• HOA & community: Community association with monthly fee (includes cable TV, insurance, grounds maintenance, security, sewer, trash, common areas, common real estate tax, elevator); Association amenities: billiard room, clubhouse, elevators, fitness center, indoor pool, laundry, pool, sauna, shuffleboard court, storage, tennis courts, bocce ball, business center, cafe/restaurant, community room, courtesy bus, library, pickleball courts

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Sewer available; Water available
• Home design: Condominium; Resale; Faces south; 4-story building; Living area approximately 702–792 (source: Appraiser)
• Construction: CBS construction; Composition/shingle roof
• Exterior features: Screened patio; Patio; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Plantation shutters on windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $84k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $79k (6.0% 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 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 $584 of loan paydown is wiped out by about $3k 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 69 days — a 6% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $21k; list at $84k implies a 302% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $79,430 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.79% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 4.6

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: -9.7%
• Equity multiple: 0.66×
• Total profit: $-8,031
• Equity at exit: $12,599

10-year hold

• IRR: -9.0%
• Equity multiple: 0.57×
• Total profit: $-10,236
• Equity at exit: $7,306

Cash invested: $23,660 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$443
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$35
• HOA: −$539
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $153

Break-even live

Break-even rent $1,322

Max offer price $84,500

Occupancy floor 85%

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: $21,125
• Closing costs: $2,535
• 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	7d	1	0.28mi
330 Andover M Unit M West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	16d	1	0.31mi
311 Andover M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.32mi
311 Andover M Unit M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.32mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.38mi
1883 Breezy Ln West Palm Beach, FL	2.0	2.0	856	$2,500	$2.92	24d	1	0.41mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	24d	1	0.42mi
34 Andover B West Palm Beach, FL	1.0	1.0	532	$1,250	$2.35	7d	1	0.44mi
306 Wellington B West Palm Beach, FL	2.0	2.0	1062	$1,800	$1.69	20d	1	0.44mi
105 E Wellington Dr #105 West Palm Beach, FL	2.0	2.0	1062	$1,850	$1.74	24d	1	0.44mi
326 Andover E West Palm Beach, FL	1.0	1.5	684	$1,490	$2.18	24d	1	0.45mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	24d	1	0.45mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	24d	1	0.46mi
163 Somerset H West Palm Beach, FL	2.0	2.0	874	$1,500	$1.72	24d	1	0.53mi
146 Somerset Cres Unit 146 West Palm Beach, FL	2.0	2.0	874	$2,000	$2.29	20d	1	0.57mi
222 Somerset L West Palm Beach, FL	2.0	2.0	874	$1,850	$2.12	1d	1	0.59mi
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	24d	1	0.64mi
226 Windsor J Unit J West Palm Beach, FL	1.0	1.5	738	$1,250	$1.69	24d	1	0.69mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	18d	1	0.70mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,295	$1.89	24d	1	0.70mi
294 Chatham S Unit O West Palm Beach, FL	1.0	1.0	645	$1,300	$2.02	24d	1	0.70mi
210 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	24d	1	0.71mi
218 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,275	$2.18	24d	1	0.72mi
361 Windsor N West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	24d	1	0.73mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	24d	1	0.74mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	20d	1	0.74mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	18d	1	0.74mi
150 Windsor G West Palm Beach, FL	1.0	1.0	585	$1,500	$2.56	7d	1	0.74mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	24d	1	0.75mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	2d	1	0.75mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	24d	1	0.76mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	7d	1	0.76mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	20d	1	0.76mi
145 Windsor G West Palm Beach, FL	2.0	2.0	819	$1,800	$2.20	24d	1	0.76mi
372 Camden P West Palm Beach, FL	1.0	1.0	570	$1,200	$2.11	24d	1	0.77mi
374 Camden P West Palm Beach, FL	1.0	1.0	570	$1,150	$2.02	18d	1	0.77mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	24d	1	0.77mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	24d	1	0.79mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	24d	1	0.80mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,300	$1.85	24d	1	0.80mi

HOA detail condo

• Monthly dues: $539 · $6,468/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $84,500 Active 69 DOM
2. 2026-06-17
   days on market $84,500 Active 68 DOM
3. 2026-06-16
   days on market $84,500 Active 67 DOM
4. 2026-06-15
   pricedays on market $84,500 Active 66 DOM
5. 2026-06-13
   days on market $86,500 Active 64 DOM
6. 2026-06-09
   days on market $86,500 Active 60 DOM
7. 2026-06-08
   days on market $86,500 Active 59 DOM
8. 2026-06-07
   days on market $86,500 Active 58 DOM
9. 2026-06-04
   days on market $86,500 Active 55 DOM
10. 2026-06-03
    days on market $86,500 Active 54 DOM
11. 2026-06-02
    remarks 332-char remark
12. 2026-06-02
    listed $86,500 Active 53 DOM

ⓘ 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: $322 · $27/mo
• Projected year-2 tax: $701 · $58/mo
• Expected delta: +$380/yr (+$32/mo · 118.1%)

ⓘ 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: $18,190
• − Mortgage interest: −$4,733
• − Property taxes: −$322
• − Insurance: −$422
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − HOA: −$6,468
• − Depreciation: −$2,458
• Taxable income: $876
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $1,630/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

+372.7% since first listed

11 events — show timeline

• 2026-06-02 Relisted — Beaches MLS
• 2026-06-02 Price Changed $86,500 Beaches MLS
• 2025-10-15 Pending — Beaches MLS
• 2025-10-13 Listing Removed — Beaches MLS
• 2025-10-10 Price Changed $79,950 Beaches MLS
• 2025-10-10 Relisted — Beaches MLS
• 2025-10-05 Contingent — Beaches MLS
• 2025-09-12 Price Changed $77,888 Beaches MLS
• 2025-08-23 Listed $88,500 Beaches MLS
• 2003-04-29 Sold (Public Records) $21,000 Public Records
• 1974-01-01 Sold (Public Records) $18,300 Public Records

Property tax history

+3.1%/yr

Latest (2025): $322 · +2.9% YoY. Source: county tax records.