1332 Longwood St · West Palm Beach, FL 33401

$750,000

None bd · 2.0 ba · 2,166 sqft · MultiFamily public records · 15 Days on market

Built 1979 5,745 sqft lot

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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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Come see this duplex which has a 3 bed 2 bath in the front with a 2 bed one bath apartment in the back. AC system replaced about 4 years ago with complete duck work replacement as well. Newer roof when replaced using premium shingles and both apartments have access to their own laundry facilities with separate electric/water meters. Located just minutes away from PBIA, Kravis center, downtown WPB, PB Atlantic University and the Norton Museum of Art.

Key facts

• 5,745 sq ft lot
• Built 1979
• Listed 15 days

Property features AI

Finance

• Financial info: Two-unit property; Gross income: $86,000; Tenants pay electricity; Two units in community

Exterior

• Utilities: Public water; Public sewer; Sewer and water available; Three-phase electric; Two separate electric meters; Two separate water meters; No separate gas meter
• Home design: Duplex; 1 story; Renovated in 2022; Resale
• Construction: Stucco and CBS construction; Composition roof; Block foundation; Built area (public records): 2,310; Living area: 2,166
• Exterior features: Covered patio and additional patio; Fenced yard; Private road frontage; Asphalt road surface; Not waterfront

Interior

• Flooring: Ceramic tile
• Heating & cooling: Individual central heating; Individual central cooling
• Interior features: Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/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 $746k (0.5% below list).
• Recommended offer: $739k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Roosevelt Elementary School (math 22% / reading 22%, grade F, #2,080 of 2,144 statewide, top 97%, 324 students, 86% 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 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-23 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 fast (+5.2%/yr); 506 active listings in the ZIP; 30 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 15 days — a 2% lower offer ($739k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $455k; list at $750k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $738,750 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.15% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-76,284
• Equity at exit: $111,827

10-year hold

• IRR: 2.5%
• Equity multiple: 1.20×
• Total profit: $42,088
• Equity at exit: $64,846

Cash invested: $210,000 (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 33401

• Rents YoY: 5.2%
• Active inventory: 506
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $7,464 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$777 /mo · $9,327/yr
• Insurance: −$312
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,567
• Net cashflow: $447

Break-even live

Break-even rent $6,898

Max offer price $750,000

Occupancy floor 89%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,464
Total (2 units)			$7,464

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 Dock St West Palm Beach, FL	3.0	2.0	1593	$3,500	$2.20	2d	1	0.28mi
1901 Dock St West Palm Beach, FL	3.0	3.5	2375	$16,500	$6.95	5d	1	0.40mi
1901 Dock St West Palm Beach, FL	3.0	3.5	2375	$13,500	$5.68	4d	1	0.40mi
945 Sunset Rd Unit 1 West Palm Beach, FL	3.0	3.0	1505	$5,300	$3.52	24d	1	0.43mi
746 Upland Rd West Palm Beach, FL	3.0	2.5	2672	$17,000	$6.36	17d	1	0.62mi
2741 Parker Ave West Palm Beach, FL	2.0	2.0	1682	$3,750	$2.23	24d	1	0.65mi
616 Upland Rd West Palm Beach, FL	3.0	2.0	1456	$4,500	$3.09	20d	1	0.74mi
616 Upland Rd West Palm Beach, FL	3.0	2.0	1456	$4,500	$3.09	24d	1	0.74mi
605 Sunset Rd West Palm Beach, FL	3.0	2.0	1434	$4,000	$2.79	24d	1	0.79mi
515 Ardmore Rd West Palm Beach, FL	2.0	2.5	1741	$6,895	$3.96	22d	1	0.79mi
748 Tallapoosa St West Palm Beach, FL	3.0	2.0	1877	$3,500	$1.86	24d	1	0.90mi
550 Okeechobee Blvd #622 West Palm Beach, FL	3.0	2.0	1606	$7,500	$4.67	24d	1	0.99mi
550 Okeechobee Blvd #602 West Palm Beach, FL	3.0	2.0	1606	$8,000	$4.98	24d	1	0.99mi
550 Okeechobee Blvd #423 West Palm Beach, FL	2.0	2.0	1721	$7,000	$4.07	24d	1	0.99mi
550 Okeechobee Blvd #502 West Palm Beach, FL	3.0	2.0	1709	$10,000	$5.85	18d	1	0.99mi
550 Okeechobee Blvd #422 West Palm Beach, FL	3.0	2.0	1709	$20,000	$11.70	24d	1	0.99mi
687 Hibiscus St West Palm Beach, FL	3.0	2.5	1603	$7,500	$4.68	24d	1	1.04mi
300 S Australian Ave #125 West Palm Beach, FL	2.0	2.5	1871	$7,000	$3.74	10d	1	1.06mi
200 Arkona Ct #804 West Palm Beach, FL	3.0	3.5	2992	$29,000	$9.69	7d	1	1.11mi
610 Fern St West Palm Beach, FL	3.0	3.0	1890	$7,500	$3.97	24d	1	1.14mi
3111 S Dixie Hwy West Palm Beach, FL	3.0	1.0–2.0	1024	$4,197	$4.10	5d	17	1.16mi
801 S Olive Ave #427 West Palm Beach, FL	3.0	3.0	1982	$12,000	$6.05	24d	1	1.19mi
701 S Olive Ave West Palm Beach, FL	1.0–2.0	1.5–2.5	1228	$10,000	$8.14	13d	11	1.21mi
410 Evernia St #801 West Palm Beach, FL	3.0	2.5	2007	$12,000	$5.98	24d	1	1.33mi
410 Evernia St West Palm Beach, FL	2.0–3.0	2.0–2.5	1664	$3,695	$2.22	13d	2	1.33mi
300 Buckingham Rd West Palm Beach, FL	3.0	2.0	1600	$15,000	$9.38	24d	1	1.34mi
529 S Flagler Dr Unit 14H West Palm Beach, FL	2.0	2.5	2091	$10,000	$4.78	24d	1	1.35mi
529 S Flagler Dr Unit 6G West Palm Beach, FL	2.0	2.0	1927	$6,800	$3.53	24d	1	1.35mi
333 Fern St West Palm Beach, FL	2.0	1.0–2.0	1121	$5,938	$5.29	2d	1	1.36mi
1710 N Congress Ave West Palm Beach, FL	1.0–3.0	1.0–2.0	1210	$3,120	$2.58	24d	4	1.36mi

Listing history 24 events

1. 2026-06-09
   days on market $750,000 Active 15 DOM
2. 2026-06-08
   days on market $750,000 Active 14 DOM
3. 2026-06-07
   days on market $750,000 Active 13 DOM
4. 2026-06-04
   days on market $750,000 Active 10 DOM
5. 2026-06-03
   days on market $750,000 Active 9 DOM
6. 2026-06-02
   days on market $750,000 Active 8 DOM
7. 2026-06-01
   days on market $750,000 Active 7 DOM
8. 2026-05-31
   days on market $750,000 Active 6 DOM
9. 2026-05-25
   listed $750,000 Active
10. 2026-04-30
    historical
11. 2026-04-18
    price $777,000
12. 2026-03-15
    price $790,000
13. 2026-01-28
    price $800,000
14. 2026-01-02
    price $830,000
15. 2025-12-15
    price $849,000
16. 2025-12-04
    price $870,000
17. 2025-11-26
    price $880,000
18. 2025-10-23
    price $888,888
19. 2025-10-06
    listed $900,000 Active
20. 2022-05-20
    soldstatus $455,000 Closed 453-char remark

    Show marketing remark (453 chars)

    Come see this duplex which has a 3 bed 2 bath in the front with a 2 bed one bath apartment in the back. AC system replaced about 4 years ago with complete duck work replacement as well. Newer roof when replaced using premium shingles and both apartments have access to their own laundry facilities with separate electric/water meters. Located just minutes away from PBIA, Kravis center, downtown WPB, PB Atlantic University and the Norton Museum of Art.

21. 2022-04-09
    status Pending 453-char remark

    Show marketing remark (453 chars)

    Come see this duplex which has a 3 bed 2 bath in the front with a 2 bed one bath apartment in the back. AC system replaced about 4 years ago with complete duck work replacement as well. Newer roof when replaced using premium shingles and both apartments have access to their own laundry facilities with separate electric/water meters. Located just minutes away from PBIA, Kravis center, downtown WPB, PB Atlantic University and the Norton Museum of Art.

22. 2022-03-14
    listed $450,000 Active 453-char remark

    Show marketing remark (453 chars)

    Come see this duplex which has a 3 bed 2 bath in the front with a 2 bed one bath apartment in the back. AC system replaced about 4 years ago with complete duck work replacement as well. Newer roof when replaced using premium shingles and both apartments have access to their own laundry facilities with separate electric/water meters. Located just minutes away from PBIA, Kravis center, downtown WPB, PB Atlantic University and the Norton Museum of Art.

23. 2002-02-05
    soldstatus $107,000
24. 1990-05-01
    soldstatus $56,500

ⓘ 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: $9,327 · $777/mo
• Projected year-2 tax: $9,327 · $777/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 6/10 Major FEMA zone AE · 74% 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: $89,568
• − Mortgage interest: −$42,012
• − Property taxes: −$9,327
• − Insurance: −$8,868
• − Repairs & maintenance: −$7,165
• − Management: −$7,165
• − Depreciation: −$21,818
• Taxable loss: −$6,789
• Est. tax savings @ 24.0%: +$1,629
• After-tax cash flow: $6,995/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): 33,698
• Household income: $67,967
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 2953.0

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 0.68)
• Race & ethnicity: White 43% Black 32% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Hispanic 6% Slovak 2% Romanian 2%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 13% French/Haitian/Cajun 7% Other Asian/Pacific 2%

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: ▼ -324.96%
• Current HPI: 367.0978
• Rent YoY: ▲ 5.15%
• 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

+1227.4% since first listed

16 events — show timeline

• 2026-05-25 Listed $750,000 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-04-18 Price Changed $777,000 Beaches MLS
• 2026-03-15 Price Changed $790,000 Beaches MLS
• 2026-01-28 Price Changed $800,000 Beaches MLS
• 2026-01-02 Price Changed $830,000 Beaches MLS
• 2025-12-15 Price Changed $849,000 Beaches MLS
• 2025-12-04 Price Changed $870,000 Beaches MLS
• 2025-11-26 Price Changed $880,000 Beaches MLS
• 2025-10-23 Price Changed $888,888 Beaches MLS
• 2025-10-06 Listed $900,000 Beaches MLS
• 2022-05-20 Sold (MLS) $455,000 Beaches MLS
• 2022-04-09 Pending — Beaches MLS
• 2022-03-14 Listed $450,000 Beaches MLS
• 2002-02-05 Sold (Public Records) $107,000 Public Records
• 1990-05-01 Sold (Public Records) $56,500 Public Records

Property tax history

+9.6%/yr

Latest (2025): $9,327 · -4.2% YoY. Source: county tax records.