116 Hamilton Ter · Royal Palm Beach, FL 33414

$370,000

4 bd · 2.5 ba · 2,537 sqft · SingleFamily public records · 4 Days on market

Built 2003 Est $507k · 27% under

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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 +16.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +5.1/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home for first time home buyer. 4 beds, 2 car garage, screened patio with view of pond. Tile floors downstairs. Great opportunity. This information is deemed reliable but not guaranteed. BUYER is responsible for verifiying all information prior to close. Please email listing agent with any questions about the property or offer status.

Key facts

• Garage
• Built 2003
• Listed 3 days

Property features AI

Exterior

• Parking: 1-car garage
• Home design: Built in 2003
• Exterior features: Located in the Victoria Groves subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $370k).

Location & tenants

• Location reads 79/100 on livability (#135 in FL, #2,039 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living C-, 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 rising (+2.3%/yr); 616 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); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 41% of the median local income ($112k/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 $3k of loan paydown is wiped out by about $11k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y ago; this cycle's ask is 10178% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $190k; list at $370k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $370,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $507,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
244 Kensington Way	0.29mi	5/3.0 (+1)	2,897 (+14%)	5mo	$580,000	$200	51

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-48,526
• Equity at exit: $55,168

10-year hold

• IRR: -5.2%
• Equity multiple: 0.67×
• Total profit: $-34,237
• Equity at exit: $31,991

Cash invested: $103,600 (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 33414

• Home prices YoY: -30.2%
• Rents YoY: 2.3%
• Active inventory: 616
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,834 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$717 /mo · $8,600/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$805
• Net cashflow: $218

Break-even live

Break-even rent $3,558

Max offer price $370,000

Occupancy floor 89%

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Hamilton Ter Royal Palm Beach, FL	4.0	2.5	2537	$3,500	$1.38	15d	1	0.03mi
116 Hamilton Ter Royal Palm Beach, FL	4.0	2.5	2537	$3,300	$1.30	3d	1	0.03mi
137 Canterbury Pl Royal Palm Beach, FL	3.0	2.5	1856	$3,500	$1.89	24d	1	0.18mi
113 Canterbury Pl Royal Palm Beach, FL	4.0	2.5	2267	$3,500	$1.54	5d	1	0.23mi
113 Canterbury Pl Royal Palm Beach, FL	4.0	2.5	2267	$3,500	$1.54	24d	1	0.23mi
169 Berenger Walk Royal Palm Beach, FL	4.0	2.5	2262	$3,750	$1.66	24d	1	0.33mi
175 Berenger Walk Royal Palm Beach, FL	4.0	2.5	2204	$3,600	$1.63	24d	1	0.35mi
147 Kensington Way Royal Palm Beach, FL	4.0	2.5	2536	$4,000	$1.58	24d	1	0.38mi
2405 Shoma Dr Royal Palm Beach, FL	3.0	3.5	1932	$2,375	$1.23	3d	1	0.41mi
3515 Shoma Dr Unit 3515 West Palm Beach, FL	3.0	3.5	1815	$3,250	$1.79	24d	1	0.42mi
3808 Shoma Dr Unit 3808 West Palm Beach, FL	3.0	3.0	2300	$2,300	$1.00	24d	1	0.42mi
3106 Shoma Dr Royal Palm Beach, FL	4.0	3.5	1988	$4,000	$2.01	3d	1	0.42mi
3106 Shoma Dr Royal Palm Beach, FL	4.0	3.5	1988	$3,900	$1.96	24d	1	0.42mi
3308 Shoma Dr Royal Palm Beach, FL	4.0	3.5	1988	$2,500	$1.26	5d	1	0.42mi
3308 Shoma Dr Royal Palm Beach, FL	4.0	3.5	1988	$2,500	$1.26	24d	1	0.42mi
217 Berenger Walk Royal Palm Beach, FL	3.0	2.5	2204	$3,000	$1.36	17d	1	0.50mi
10454 Galleria St Wellington, FL	5.0	3.0	3483	$5,550	$1.59	24d	1	0.54mi
10530 Galleria St Wellington, FL	4.0	3.5	2811	$4,050	$1.44	8d	1	0.54mi
10690 Old Hammock Way Wellington, FL	5.0	3.0	3065	$6,000	$1.96	24d	1	0.55mi
10671 Old Hammock Way Wellington, FL	4.0	4.5	2811	$4,100	$1.46	22d	1	0.57mi
10671 Old Hammock Way Wellington, FL	4.0	4.5	2811	$4,200	$1.49	24d	1	0.57mi
11200 Nicole Dr Wellington, FL	1.0–4.0	1.0–3.5	1404	$4,443	$3.16	2d	33	0.57mi
11300 Channing Ln Unit 102 Royal Palm Beach, FL	3.0	2.0	2111	$4,299	$2.04	24d	1	0.63mi
1451 Pioneer Way Royal Palm Beach, FL	3.0	2.5	1900	$4,750	$2.50	22d	1	0.70mi
9433 Madewood Ct Royal Palm Beach, FL	4.0	2.0	2616	$5,350	$2.05	24d	1	0.81mi
10793 Oak Bend Way Wellington, FL	4.0	2.5	1852	$4,000	$2.16	11d	1	0.89mi
1429 Stonehaven Estates Dr West Palm Beach, FL	3.0	2.0	2729	$2,115	$0.78	5d	1	0.94mi
625 Whippoorwill Ter West Palm Beach, FL	3.0	2.0	1914	$4,500	$2.35	24d	1	0.95mi
1019 Larch Way Wellington, FL	4.0	2.0	2125	$4,000	$1.88	24d	1	0.98mi
9326 Plantation Estates Dr Royal Palm Beach, FL	5.0	3.0	3161	$4,300	$1.36	24d	1	0.99mi
930 Rambling Drive Cir Wellington, FL	3.0	2.5	2440	$7,950	$3.26	24d	1	1.01mi
1104 Jackpine St Wellington, FL	3.0	2.0	1760	$6,700	$3.81	24d	1	1.03mi
1104 Jackpine St Unit (off-season) Wellington, FL	3.0	2.0	1760	$3,500	$1.99	24d	1	1.03mi
10569 Pelican Dr Wellington, FL	4.0	3.5	1843	$3,450	$1.87	14d	1	1.07mi
502 Rambling Drive Cir Unit 1 Wellington, FL	3.0	1.0	2600	$3,600	$1.38	24d	1	1.15mi
10667 Lake Shore Dr Wellington, FL	3.0	2.5	1853	$2,600	$1.40	24d	1	1.16mi
11647 Anhinga Dr Wellington, FL	5.0	3.0	2279	$9,900	$4.34	13d	1	1.27mi
11647 Anhinga Dr Wellington, FL	5.0	3.0	2279	$9,900	$4.34	24d	1	1.27mi
1853 Shower Tree Way Wellington, FL	3.0	2.0	2032	$4,600	$2.26	24d	1	1.31mi
1853 Shower Tree Way Wellington, FL	3.0	2.0	2032	$4,600	$2.26	5d	1	1.31mi

Listing history 3 events

1. 2026-06-09
   days on market $370,000 Active 4 DOM
2. 2026-06-07
   remarks 172-char remark
3. 2026-06-07
   listed $370,000 Active 2 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: $8,600 · $717/mo
• Projected year-2 tax: $8,600 · $717/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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,006
• − Mortgage interest: −$20,726
• − Property taxes: −$8,600
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,681
• − Management: −$3,681
• − Depreciation: −$10,764
• Taxable loss: −$3,294
• Est. tax savings @ 24.0%: +$791
• After-tax cash flow: $3,402/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 — Royal Palm Beach

• Score: 79/100
• State rank: #135
• US rank: #2039

Category grades

Amenities F Commute F Cost of living C- Crime B+ Employment A+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royal Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 75,299
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 60,184
• Household income: $112,241
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 1566.0

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 0.67)
• Race & ethnicity: White 47% Hispanic / Latino 29% Two or more races 20% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 6% Dominican 1% Salvadoran 1%
• Common ancestry: Hispanic 4% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 67% English-only · Spanish 23% French/Haitian/Cajun 3% 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: ▼ -152.58%
• Current HPI: 352.9366
• Rent YoY: ▲ 2.31%
• 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

-98.1% since first listed

9 events — show timeline

• 2026-06-07 Listed for Rent $3,600 RMLSFL
• 2026-06-07 Rental Removed $3,500 GFLMLS
• 2026-06-05 Listed $370,000 FSBO.com
• 2026-06-05 Listed for Rent $3,500 GFLMLS
• 2026-05-12 Rental Removed $3,500 RMLSFL
• 2026-04-21 Listed for Rent $3,500 RMLSFL
• 2012-12-11 Sold (MLS) $190,000 Beaches MLS
• 2012-11-19 Listing Removed — Beaches MLS
• 2012-09-17 Listed $185,000 Beaches MLS

Property tax history

+7.1%/yr

Latest (2025): $8,600 · +6.3% YoY. Source: county tax records.