856 SW Ave D · Belle Glade, FL 33430

$169,000

3 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 1 Days on market

Built 1940 7,122 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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all Investors, renovators, and buyers looking to create their dream home! This 3 bedroom, 2 bathroom property is full of potential. While it does need some TLC, it offers a great opportunity to add value and build equity. Situated on a large lot and zoned R2, this property may offer the potential for an additional structure or rental unit, subject to verification and approval by the appropriate zoning authorities. Whether you're looking for your next investment project, rental property, or a primary residence with room to grow this property is worth a look.

Key facts

• Large lot
• Zoned r2
• 7,122 sq ft lot

Tags

• LARGE LOT
• ZONED R2
• POTENTIAL FOR RENTAL UNIT

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Space for 4 vehicles; No carport
• Security: No security features listed
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Single-family residence; One story; Faces east; Resale condition
• Construction: Frame and stucco construction with other materials; Metal roof; Built prior to current listing (year not provided)
• Exterior features: Entry level living area; Not waterfront

Interior

• Kitchen: No appliances listed
• Bedrooms: Two main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Wall/window cooling units
• Interior features: No notable interior features listed; Unfurnished
• Laundry & utility: No washer/dryer or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).

Location & tenants

• Location reads 59/100 on livability (#812 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, 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.
• Zoned schools: Belle Glade Elementary School (math 21% / reading 18%, grade F, #2,105 of 2,144 statewide, top 98%, 593 students, 86% FRL); Lake Shore Middle School (math 22% / reading 28%, grade F, #517 of 571 statewide, top 91%, 708 students, 87% FRL); Glades Central High School (math 12% / reading 26%, grade F, #565 of 667 statewide, top 85%, 868 students, 81% FRL) — zoned schools average 85% FRL vs 52% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 50% district-wide (-28 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: 37 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $122k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $169,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.02% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-11,296
• Equity at exit: $25,198

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $10,851
• Equity at exit: $14,612

Cash invested: $47,320 (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 33430

• Home prices YoY: -21.0%
• Active inventory: 37
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$151 /mo · $1,816/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $253

Break-even live

Break-even rent $1,403

Max offer price $169,000

Occupancy floor 80%

Sensitivity live

Price	-10% $348	-5% $301	+0% $253	+5% $205	+10% $157
Rent	-10% $117	-5% $185	+0% $253	+5% $321	+10% $389
Rate	-1.0pp $338	-0.5pp $296	base $253	+0.5pp $209	+1.0pp $164

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 S Main St Belle Glade, FL	2.0–4.0	2.0	941	$1,722	$1.83	4d	6	1.23mi

Listing history 2 events

1. 2026-06-17
   remarks 571-char remark
2. 2026-06-17
   listed $169,000 Active 1 DOM

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,816 · $151/mo
• Projected year-2 tax: $1,816 · $151/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $20,670
• − Mortgage interest: −$9,467
• − Property taxes: −$1,816
• − Insurance: −$845
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,916
• Taxable income: $319
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $2,957/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 — Belle Glade

• Score: 59/100
• State rank: #812
• US rank: #19736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle Glade, FL
• Population (ZIP): 19,773

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 0.61)
• Race & ethnicity: Black 53% Hispanic / Latino 31% Two or more races 13% White 12% Asian 1%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1% Cuban 4%
• Common ancestry: Hispanic 13%
• Foreign-born: 28% · Canada, Guatemala
• Languages at home: 56% English-only · Spanish 27% French/Haitian/Cajun 13% Arabic 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: ▼ -76.12%
• Current HPI: 286.6788
• Rent YoY: —
• Metro: —
• 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

+1107.1% since first listed

7 events — show timeline

• 2026-06-17 Listed $169,000 Beaches MLS
• 2021-03-21 Listing Removed — Beaches MLS
• 2020-10-18 Relisted — Beaches MLS
• 2020-10-08 Pending — Beaches MLS
• 2020-09-21 Listed $70,000 Beaches MLS
• 2017-08-30 Sold (Public Records) $122,000 Public Records
• 1996-09-11 Sold (Public Records) $14,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,816 · +4.8% YoY. Source: county tax records.