1643 44th St · West Palm Beach, FL 33407

$220,000

3 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 3 Days on market

Built 1959 9,899 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Key facts

• 9,899 sq ft lot
• Parking
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Cap rate 12.4% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,571/mo this rent would consume 71% 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 $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $62k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $220,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.62% ✓
• Cap rate: 12.38%
• Cash-on-cash: 21.73%
• DSCR: 1.97
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.5%
• Equity multiple: 1.58×
• Total profit: $35,863
• Equity at exit: $32,803

10-year hold

• IRR: 23.4%
• Equity multiple: 3.02×
• Total profit: $124,588
• Equity at exit: $19,022

Cash invested: $61,600 (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: 5.1×

Monthly cashflow live

• Estimated rent: $3,571 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$460 /mo · $5,516/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $1,116

Break-even live

Break-even rent $2,158

Max offer price $220,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,240	-5% $1,178	+0% $1,116	+5% $1,053	+10% $991
Rent	-10% $834	-5% $975	+0% $1,116	+5% $1,257	+10% $1,398
Rate	-1.0pp $1,226	-0.5pp $1,172	base $1,116	+0.5pp $1,059	+1.0pp $1,001

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	25d	1	0.67mi
195 River Grove Way West Palm Beach, FL	3.0	1.0–2.0	958	$3,717	$3.88	0d	18	0.77mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$3,295	$3.07	0d	30	0.93mi
932 31st St West Palm Beach, FL	3.0	2.0	850	$3,000	$3.53	25d	1	1.14mi
933 30th Ct West Palm Beach, FL	3.0	1.5	1085	$3,100	$2.86	25d	1	1.15mi
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	25d	1	1.20mi
701 37th St West Palm Beach, FL	3.0	2.0	1426	$3,600	$2.52	25d	1	1.22mi
5605 Pinewood Ave West Palm Beach, FL	4.0	2.0	1440	$3,500	$2.43	0d	1	1.22mi
619 37th St West Palm Beach, FL	3.0	2.0	1414	$3,350	$2.37	25d	1	1.28mi
636 35th St West Palm Beach, FL	3.0	2.0	1133	$3,500	$3.09	25d	1	1.30mi
522 W 2nd St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	1.30mi
5101 Spruce Ave West Palm Beach, FL	3.0	3.0	1151	$3,100	$2.69	25d	1	1.43mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	17d	1	1.45mi
436 51st St West Palm Beach, FL	2.0	1.0	968	$3,750	$3.87	25d	1	1.46mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	25d	1	1.46mi
424 51st St Unit 426 West Palm Beach, FL	3.0	2.0	1230	$3,500	$2.85	12d	1	1.46mi
517 55th St West Palm Beach, FL	2.0	2.0	1238	$4,550	$3.68	25d	1	1.47mi
436 38th St West Palm Beach, FL	4.0	3.0	1479	$6,500	$4.39	25d	1	1.48mi
401 42nd St West Palm Beach, FL	3.0	1.0	1100	$4,950	$4.50	25d	1	1.48mi
401 42nd St West Palm Beach, FL	3.0	1.0	1400	$4,950	$3.54	16d	1	1.48mi
510 56th St West Palm Beach, FL	2.0	1.0	1152	$3,800	$3.30	23d	1	1.49mi

Listing history 18 events

1. 2026-03-11
   status Pending
2. 2026-01-12
   status Pending
3. 2026-01-08
   listed $220,000 Active
4. 2021-03-19
   status Pending
5. 2021-03-19
   price $435,000
6. 2021-03-19
   historical
7. 2020-09-08
   price $260,000
8. 2020-08-11
   listed $270,000 Active
9. 2018-10-09
   soldstatus $200,000
10. 2018-01-19
    soldstatus $120,000
11. 2018-01-15
    soldstatus $120,000 Closed
12. 2017-07-14
    status Pending
13. 2017-07-12
    listed $100,000 Active
14. 2004-08-26
    soldstatus $150,000
15. 1999-12-23
    soldstatus $50,000
16. 1999-12-21
    soldstatus $50,000
17. 1999-11-30
    historical
18. 1999-11-03
    listed $51,900

ⓘ 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: $5,516 · $460/mo
• Projected year-2 tax: $5,516 · $460/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 · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,846
• − Mortgage interest: −$12,323
• − Property taxes: −$5,516
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,428
• − Management: −$3,428
• − Depreciation: −$6,400
• Taxable income: $10,651
• Est. tax owed @ 24.0%: −$2,556
• After-tax cash flow: $10,832/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

+323.9% since first listed

18 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2026-01-12 Pending — Beaches MLS
• 2026-01-08 Listed $220,000 Beaches MLS
• 2021-03-19 Pending — Beaches MLS
• 2021-03-19 Listing Removed — Beaches MLS
• 2021-03-19 Price Changed $435,000 Beaches MLS
• 2020-09-08 Price Changed $260,000 Beaches MLS
• 2020-08-11 Listed $270,000 Beaches MLS
• 2018-10-09 Sold (Public Records) $200,000 Public Records
• 2018-01-19 Sold (Public Records) $120,000 Public Records
• 2018-01-15 Sold (MLS) $120,000 Beaches MLS
• 2017-07-14 Pending — Beaches MLS
• 2017-07-12 Listed $100,000 Beaches MLS
• 2004-08-26 Sold (Public Records) $150,000 Public Records
• 1999-12-23 Sold (Public Records) $50,000 Public Records
• 1999-12-21 Sold (MLS) $50,000 Beaches MLS
• 1999-11-30 Listing Removed — Beaches MLS
• 1999-11-03 Listed $51,900 Beaches MLS

Property tax history

+14.3%/yr

Latest (2025): $5,516 · +9.1% YoY. Source: county tax records.