71 Berkshire #71 · Plantation Mobile Home Park, FL 33417

$60,000

1 bd · 1.0 ba · 585 sqft · Condo · 16 Days on market

Built 1972 Average condition $527/mo HOA · 38% 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 +26.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover waterfront living in the Berkshire A Thru K Condos community located in West Palm Beach, Florida. This one-bedroom, one-bathroom condominium spans 585 square feet across two stories, offering an efficient and comfortable layout. The waterfront location provides a serene setting and direct access to waterside living. Situated within an established condominium community, this property presents a convenient opportunity for those seeking a compact residence with the benefits of waterfront placement in West Palm Beach.

Key facts

• Waterfront living
• $527 HOA
• Parking

Tags

• WATERFRONT LIVING

Property features AI

Finance

• Other: Is a senior community
• Financial info: No land lease; Pets are not allowed
• HOA & community: Community association with monthly fee; Association amenities include boating, clubhouse, fitness center, game room, indoor pool, laundry, outdoor pool, shuffleboard, tennis courts, community room, courtesy bus, heated pool, hobby room, maintained grounds, pickleball courts, sidewalks, street lights, gated access, security, and recreation facilities; Association fees include cable TV, insurance, grounds and structure maintenance, security, common area upkeep, reserve funds, roof repairs, recreation facility and pool service

Exterior

• Parking: One assigned parking space in a common area
• Security: Gated community with guard; Security guard and security patrol; Smoke detectors
• Utilities: Public water; Public sewer; Electricity with circuit breakers; Cable available
• Home design: Condominium; One living level; Two-story building; Faces southwest; Resale condition; Private road frontage
• Construction: Stucco and CBS construction; Shingle roof; No foundation details listed
• Exterior features: Screened patio; Screened porch; Patio; Porch; Waterfront (no specific waterfront features listed); Asphalt road frontage on a privately maintained road

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Window/wall heating; Ceiling fans; Wall/window cooling units
• Interior features: No notable interior features listed
• Laundry & utility: Shared laundry in a common area on the lower level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $60k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% 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; 473 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 32% 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 $415 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 2.32% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 3.6

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: -5.9%
• Equity multiple: 0.79×
• Total profit: $-3,493
• Equity at exit: $8,946

10-year hold

• IRR: -5.6%
• Equity multiple: 0.73×
• Total profit: $-4,495
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$527
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $156

Break-even live

Break-even rent $1,192

Max offer price $60,000

Occupancy floor 84%

Sensitivity live

Price	-10% $197	-5% $177	+0% $156	+5% $135	+10% $114
Rent	-10% $46	-5% $101	+0% $156	+5% $211	+10% $266
Rate	-1.0pp $186	-0.5pp $171	base $156	+0.5pp $140	+1.0pp $125

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Berkshire a West Palm Beach, FL	1.0	1.0	585	$1,900	$3.25	25d	1	0.02mi
220 Berkshire K #220 West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	21d	1	0.09mi
179 Berkshire I Unit I West Palm Beach, FL	1.0	1.0	585	$1,225	$2.09	25d	1	0.09mi
231 Berkshire K #231 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	3d	1	0.10mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,150	$1.97	25d	1	0.11mi
89 Berkshire D #89 West Palm Beach, FL	1.0	1.0	585	$1,050	$1.79	8d	1	0.11mi
216 Berkshire K Unit K West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	21d	1	0.11mi
374 Camden P West Palm Beach, FL	1.0	1.0	570	$1,150	$2.02	19d	1	0.13mi
372 Camden P West Palm Beach, FL	1.0	1.0	570	$1,200	$2.11	25d	1	0.13mi
92 Berkshire Cres Unit 92 West Palm Beach, FL	1.0	1.0	615	$1,350	$2.20	25d	1	0.14mi
157 Camden G West Palm Beach, FL	1.0	1.5	646	$1,350	$2.09	25d	1	0.14mi
361 Windsor N West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	25d	1	0.17mi
209 Camden I Unit 209 West Palm Beach, FL	1.0	1.5	738	$1,350	$1.83	25d	1	0.19mi
22 Andover a West Palm Beach, FL	1.0	1.5	684	$1,375	$2.01	25d	1	0.21mi
325 Andover E West Palm Beach, FL	1.0	1.0	532	$1,450	$2.73	25d	1	0.21mi
34 Andover B West Palm Beach, FL	1.0	1.0	602	$1,250	$2.08	0d	1	0.22mi
326 Andover E West Palm Beach, FL	1.0	1.5	684	$1,490	$2.18	25d	1	0.23mi
364 Camden Dr Unit 364 West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.23mi
226 Windsor J Unit J West Palm Beach, FL	1.0	1.5	738	$1,250	$1.69	25d	1	0.23mi
172 Camden I West Palm Beach, FL	1.0	1.5	646	$1,400	$2.17	3d	1	0.23mi
210 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,400	$2.39	25d	1	0.24mi
100 Andover D West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.24mi
142 Kent I West Palm Beach, FL	1.0	1.5	684	$1,475	$2.16	25d	1	0.25mi
218 Windsor J Unit J West Palm Beach, FL	1.0	1.0	585	$1,275	$2.18	25d	1	0.25mi
284 Windsor M Unit M West Palm Beach, FL	1.0	1.0	585	$1,350	$2.31	25d	1	0.25mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,300	$1.85	25d	1	0.25mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	0d	1	0.25mi
107 Kent St Unit 107* West Palm Beach, FL	1.0	1.0	570	$1,500	$2.63	25d	1	0.26mi
132 Andover F Unit 132 West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.28mi
118 Kent H West Palm Beach, FL	1.0	1.0	570	$1,325	$2.32	25d	1	0.29mi
150 Windsor G West Palm Beach, FL	1.0	1.0	585	$1,500	$2.56	8d	1	0.30mi
63 Windsor C Unit C West Palm Beach, FL	1.0	1.5	702	$1,650	$2.35	25d	1	0.31mi
36 Windsor B West Palm Beach, FL	1.0	1.0	585	$1,200	$2.05	2d	1	0.32mi
36 Windsor B West Palm Beach, FL	1.0	1.0	585	$1,200	$2.05	25d	1	0.32mi
333 Northampton Q Unit 333 West Palm Beach, FL	1.0	1.0	570	$1,300	$2.28	25d	1	0.33mi
16 Windsor a West Palm Beach, FL	1.0	1.0	585	$1,300	$2.22	6d	1	0.34mi
235 Northampton L #235 West Palm Beach, FL	1.0	1.0	615	$1,300	$2.11	11d	1	0.34mi
311 Andover M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.35mi
311 Andover M Unit M West Palm Beach, FL	1.0	1.5	684	$1,400	$2.05	25d	1	0.35mi
358 Chatham R Unit R West Palm Beach, FL	1.0	1.5	684	$1,200	$1.75	19d	1	0.36mi

HOA detail condo

• Monthly dues: $527 · $6,324/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $60,000 Active 16 DOM
2. 2026-06-17
   days on market $60,000 Active 15 DOM
3. 2026-06-16
   days on market $60,000 Active 14 DOM
4. 2026-06-15
   days on market $60,000 Active 13 DOM
5. 2026-06-13
   days on market $60,000 Active 11 DOM
6. 2026-06-09
   days on market $60,000 Active 7 DOM
7. 2026-06-08
   days on market $60,000 Active 6 DOM
8. 2026-06-07
   days on market $60,000 Active 5 DOM
9. 2026-06-04
   days on market $60,000 Active 2 DOM
10. 2026-06-02
    remarks 528-char remark
11. 2026-06-02
    listed $60,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $16,672
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − HOA: −$6,324
• − Depreciation: −$1,745
• Taxable income: $1,374
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $1,541/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This one-bedroom condo in Plantation Mobile Home Park offers a good starting point with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Paint — Paint appears worn in some areas.
• Moderate Kitchen cabinets — Cabinets are dated and may need updating.
• Moderate Bathroom fixtures — Fixtures are dated and may need updating.
• Minor Blinds — Blinds may need cleaning or replacement.
• Minor Ceiling fan — Ceiling fan appears dusty and may need cleaning.

Value-add opportunities

• Both Painting and updating kitchen cabinets — Improves appearance and functionality.
• Both Updating bathroom fixtures — Enhances functionality and appeal.
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value.
• Resale Ceiling fan cleaning — Improves air circulation and comfort for potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears worn in some areas.	Minor	$500–3,000
Kitchen cabinets · Cabinets are dated and may need updating.	Moderate	$3,000–15,000
Bathroom fixtures · Fixtures are dated and may need updating.	Moderate	$3,000–15,000
Blinds · Blinds may need cleaning or replacement.	Minor	$500–3,000
Ceiling fan · Ceiling fan appears dusty and may need cleaning.	Minor	$500–3,000
Total estimated repair cost · 5 items		$7,500–39,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Improves appearance and functionality. ↑
• Both Updating bathroom fixtures — Enhances functionality and appeal. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value. ↑
• Resale Ceiling fan cleaning — Improves air circulation and comfort for potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-02 Listed $60,000 Beaches MLS