435 Avenida Alegre · West Palm Beach, FL 33405

$450,000

4 bd · 2.0 ba · 1,999 sqft · SingleFamily public records · 332 Days on market

Built 1931 5,350 sqft lot Est $436k · at est.

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +6.0/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and full of character, this Mediterranean-style home in West Palm Beach blends vintage appeal with modern potential. Featuring a spacious floor plan, the home offers plenty of room for comfortable living, working, or entertaining. Architectural details highlight its classic Mediterranean design, creating warmth and timeless charm. Situated in a quiet, well-established neighborhood, this property provides easy access to major roads, shopping, dining, and Downtown West Palm Beach. A wonderful opportunity to renovate, invest, or enjoy as-is, this home combines location, style, and versatility in one of the area’s most convenient settings. Only cash.

Key facts

• Convenient access
• Quiet neighborhood
• 5,350 sq ft lot

Tags

• MEDITERRANEAN-STYLE HOME
• QUIET NEIGHBORHOOD
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: 2-car garage (covered)
• Utilities: Public water; Public sewer
• Home design: Faces northwest; Frame construction
• Construction: Frame construction
• Exterior features: Fence; Less than quarter-acre lot

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Hardwood; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Electric cooling
• Interior features: First-floor entry; Fireplace; Bedroom on main level; Den
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $8 ($91/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $385k (14.5% below list).
• Recommended offer: $385k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Palmetto Elementary School (math 34% / reading 40%, grade F, #1,609 of 2,144 statewide, top 77%, 537 students, 82% FRL); Conniston Middle School (math 35% / reading 38%, grade F, #405 of 571 statewide, top 72%, 1,075 students, 74% FRL); Forest Hill Community High School (math 20% / reading 41%, grade F, #434 of 667 statewide, top 66%, 2,407 students, 66% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 50% district-wide (-15 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 rising (+3.4%/yr); 211 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); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 332 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y ago 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 $165k; list at $450k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $384,577 (14.5% below list)

Questions for the listing agent

1. It's been on market 332 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $435,782
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
748 Tallapoosa St	0.48mi	3/2.0 (-1)	1,877 (-6%)	13mo	$410,000	$218	52

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-70,719
• Equity at exit: $67,096

10-year hold

• IRR: -6.5%
• Equity multiple: 0.57×
• Total profit: $-53,844
• Equity at exit: $38,908

Cash invested: $126,000 (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 33405

• Rents YoY: 3.4%
• Active inventory: 211
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,846 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$483 /mo · $5,799/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $8

Break-even live

Break-even rent $3,836

Max offer price $450,000

Occupancy floor 95%

Sensitivity live

Price	-10% $262	-5% $135	+0% $8	+5% $-120	+10% $-247
Rent	-10% $-296	-5% $-144	+0% $8	+5% $159	+10% $311
Rate	-1.0pp $234	-0.5pp $122	base $8	+0.5pp $-109	+1.0pp $-228

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Avenida Alegre West Palm Beach, FL	4.0	2.0	1700	$6,500	$3.82	5d	1	0.04mi
412 El Prado West Palm Beach, FL	4.0	3.5	2111	$11,000	$5.21	9d	1	0.07mi
325 Greymon Dr West Palm Beach, FL	4.0	3.5	2280	$14,500	$6.36	26d	1	0.15mi
236 Greymon Dr West Palm Beach, FL	3.0	2.0	1813	$8,500	$4.69	26d	1	0.24mi
300 Buckingham Rd West Palm Beach, FL	3.0	2.0	1600	$15,000	$9.38	26d	1	0.29mi
3860 Lambert Ave West Palm Beach, FL	3.0	2.5	2262	$6,000	$2.65	26d	1	0.29mi
340 Walton Blvd Unit Single Family House West Palm Beach, FL	3.0	2.0	1700	$4,000	$2.35	1d	1	0.30mi
340 Walton Blvd West Palm Beach, FL	3.0	2.5	1854	$4,000	$2.16	9d	1	0.31mi
3111 S Dixie Hwy West Palm Beach, FL	3.0	1.0–2.0	1024	$5,172	$5.05	1d	15	0.31mi
3210 Vincent Rd West Palm Beach, FL	3.0	2.0	1551	$8,500	$5.48	26d	1	0.37mi
712 Tuscaloosa St West Palm Beach, FL	4.0	2.0	1390	$4,495	$3.23	26d	1	0.37mi
604 Piedmont Rd West Palm Beach, FL	4.0	2.0	1329	$3,500	$2.63	9d	1	0.41mi
748 Tallapoosa St West Palm Beach, FL	3.0	2.0	1877	$3,500	$1.86	26d	1	0.46mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	9d	5	0.48mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	4d	6	0.48mi
3800 Washington Rd West Palm Beach, FL	2.0–3.0	2.0	1318	$10,000	$7.59	22d	4	0.48mi
4015 Washington Rd West Palm Beach, FL	4.0	3.0	2199	$12,500	$5.68	26d	1	0.53mi
3901 S Flagler Dr West Palm Beach, FL	2.0–5.0	2.0–5.0	2266	$9,167	$4.05	0d	5	0.53mi
3901 S Flagler Dr West Palm Beach, FL	2.0–5.0	2.0–5.0	2266	$9,000	$3.97	5d	6	0.53mi
4110 Washington Rd West Palm Beach, FL	3.0	2.5	1971	$12,500	$6.34	26d	1	0.57mi
3025 Robert Rd West Palm Beach, FL	4.0	2.0	1678	$3,146	$1.87	9d	1	0.62mi
4300 Washington Rd West Palm Beach, FL	3.0	2.5	1892	$9,800	$5.18	26d	1	0.63mi
719 Briggs St West Palm Beach, FL	3.0	2.0	1328	$3,500	$2.64	22d	1	0.64mi
605 Sunset Rd West Palm Beach, FL	3.0	2.0	1434	$4,000	$2.79	26d	1	0.76mi
353 E Lakewood Rd West Palm Beach, FL	3.0	2.0	1440	$5,650	$3.92	26d	1	0.82mi
616 Upland Rd West Palm Beach, FL	3.0	2.0	1456	$4,500	$3.09	22d	1	0.83mi
616 Upland Rd West Palm Beach, FL	3.0	2.0	1456	$4,500	$3.09	26d	1	0.83mi
945 Sunset Rd Unit 1 West Palm Beach, FL	3.0	3.0	1505	$5,300	$3.52	26d	1	0.94mi
832 Green St #1 West Palm Beach, FL	3.0	2.0	1700	$4,550	$2.68	13d	1	0.94mi
5008 Parker Ave West Palm Beach, FL	3.0	2.0	1318	$4,000	$3.03	26d	1	0.96mi
375 Plymouth Rd West Palm Beach, FL	3.0	2.5	1967	$10,000	$5.08	26d	1	0.97mi
727 Claremore Dr West Palm Beach, FL	4.0	3.0	2469	$13,500	$5.47	24d	1	0.98mi
1041 W Lakewood Rd West Palm Beach, FL	3.0	2.5	1857	$4,300	$2.32	26d	1	1.01mi
110 Wilson Rd West Palm Beach, FL	3.0	1.0	1433	$8,000	$5.58	26d	1	1.11mi
2233 Dock St West Palm Beach, FL	4.0	3.0	1926	$5,300	$2.75	26d	1	1.11mi
2109 Dock St West Palm Beach, FL	3.0	2.0	1593	$3,500	$2.20	5d	1	1.15mi
727 Fernwood Dr West Palm Beach, FL	3.0	3.0	1667	$7,200	$4.32	26d	1	1.20mi
1901 Dock St West Palm Beach, FL	3.0	3.5	2375	$16,500	$6.95	7d	1	1.21mi
1901 Dock St West Palm Beach, FL	3.0	3.5	2375	$13,500	$5.68	6d	1	1.21mi
118 Linda Ln West Palm Beach, FL	3.0	2.0	2086	$5,200	$2.49	9d	1	1.25mi

Listing history 37 events

1. 2026-06-21
   days on market $450,000 Active 332 DOM
2. 2026-06-18
   days on market $450,000 Active 329 DOM
3. 2026-06-17
   days on market $450,000 Active 328 DOM
4. 2026-06-16
   days on market $450,000 Active 327 DOM
5. 2026-06-15
   days on market $450,000 Active 326 DOM
6. 2026-06-13
   days on market $450,000 Active 324 DOM
7. 2026-06-09
   days on market $450,000 Active 320 DOM
8. 2026-06-07
   days on market $450,000 Active 318 DOM
9. 2026-06-04
   days on market $450,000 Active 315 DOM
10. 2026-06-03
    days on market $450,000 Active 314 DOM
11. 2026-06-01
    days on market $450,000 Active 312 DOM
12. 2026-05-31
    days on market $450,000 Active 311 DOM
13. 2026-04-28
    status Active
14. 2026-04-28
    price $450,000
15. 2026-04-07
    historical Active Under Contract
16. 2025-09-25
    price $435,000
17. 2025-07-24
    listed $440,000 Active
18. 2018-05-21
    soldstatus $165,000
19. 2018-05-17
    soldstatus $165,000 Closed
20. 2018-05-03
    status Pending
21. 2018-05-03
    listed $165,000 Active
22. 2016-04-18
    historical
23. 2016-04-14
    status Active
24. 2016-04-11
    historical
25. 2016-04-08
    status Active
26. 2016-04-07
    historical
27. 2015-07-20
    listed $164,500 Active
28. 2015-07-06
    historical
29. 2015-01-03
    status Active
30. 2015-01-01
    historical
31. 2014-07-03
    listed $164,500 Active
32. 2014-06-17
    historical
33. 2014-05-02
    status Active
34. 2014-05-02
    historical
35. 2014-02-23
    price $179,000
36. 2013-10-18
    price $209,000
37. 2013-09-11
    listed $224,900 Active

ⓘ 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: $5,799 · $483/mo
• Projected year-2 tax: $5,799 · $483/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 · 27 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: $46,149
• − Mortgage interest: −$25,207
• − Property taxes: −$5,799
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,692
• − Management: −$3,692
• − Depreciation: −$13,091
• Taxable loss: −$7,582
• Est. tax savings @ 24.0%: +$1,820
• After-tax cash flow: $1,910/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): 19,780
• Household income: $87,341
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1055.0

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: Majority Hispanic (51%)
• Race & ethnicity: Hispanic / Latino 51% White 44% Two or more races 24% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 5% Cuban 17% Dominican 2%
• Common ancestry: Scotch-Irish 2% Slovak 2% Romanian 2%
• Foreign-born: 37% · Canada, Guatemala, Jamaica
• Languages at home: 50% English-only · Spanish 44% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -662.68%
• Current HPI: 509.781
• Rent YoY: ▲ 3.44%
• 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

+100.1% since first listed

25 events — show timeline

• 2026-04-28 Relisted — MARMLS
• 2026-04-28 Price Changed $450,000 MARMLS
• 2026-04-07 Contingent — MARMLS
• 2025-09-25 Price Changed $435,000 MARMLS
• 2025-07-24 Listed $440,000 MARMLS
• 2018-05-21 Sold (Public Records) $165,000 Public Records
• 2018-05-17 Sold (MLS) $165,000 Beaches MLS
• 2018-05-03 Pending — Beaches MLS
• 2018-05-03 Listed $165,000 Beaches MLS
• 2016-04-18 Listing Removed — Beaches MLS
• 2016-04-14 Relisted — Beaches MLS
• 2016-04-11 Listing Removed — Beaches MLS
• 2016-04-08 Relisted — Beaches MLS
• 2016-04-07 Listing Removed — Beaches MLS
• 2015-07-20 Listed $164,500 Beaches MLS
• 2015-07-06 Listing Removed — Beaches MLS
• 2015-01-03 Relisted — Beaches MLS
• 2015-01-01 Listing Removed — Beaches MLS
• 2014-07-03 Listed $164,500 Beaches MLS
• 2014-06-17 Listing Removed — Beaches MLS
• 2014-05-02 Relisted — Beaches MLS
• 2014-05-02 Listing Removed — Beaches MLS
• 2014-02-23 Price Changed $179,000 Beaches MLS
• 2013-10-18 Price Changed $209,000 Beaches MLS
• 2013-09-11 Listed $224,900 Beaches MLS

Property tax history

+14.7%/yr

Latest (2025): $5,799 · +16.5% YoY. Source: county tax records.