1089 N Benoist Farms Rd #205 · West Palm Beach, FL 33411

$195,000

2 bd · 1.0 ba · 708 sqft · Condo public records · 31 Days on market

Built 1991 $420/mo HOA · 24% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks MLS

Beautiful move in ready unit with washer/dryer combo. New A/C unit recently installed. Kitchen and bathroom have been upgraded with new appliances.

Key facts

• $420 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: HOA with monthly fee; HOA amenities include clubhouse, laundry, and pool; HOA covers insurance, grounds maintenance, security, trash, water, and common area maintenance

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Condominium; One level; Faces east; Resale unit; 3-story building
• Construction: Stucco and CBS construction; Composition/shingle roof
• Exterior features: Sidewalks; Paved road access; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Built-in features; Stacked bedroom layout; Unfurnished
• Laundry & utility: Laundry in unit and common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-373 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (33.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (11.2% below list).
• Recommended offer: $129k (33.8% below list) — sets the bar for cash-flow.

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: Benoist Farms Elementary School (math 22% / reading 28%, grade F, #2,030 of 2,144 statewide, top 95%, 421 students, 80% FRL); Jeaga Middle School (math 18% / reading 30%, grade F, #532 of 571 statewide, top 94%, 941 students, 78% FRL); Royal Palm Beach High School (math 22% / reading 38%, grade F, #441 of 667 statewide, top 67%, 2,343 students, 57% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 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 flat; 583 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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: HOA is 24% of rent.
• 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 $129,186 (33.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.19%
• DSCR: 0.64
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.45×
• Total profit: $79,074
• Equity at exit: $175,671

10-year hold

• IRR: 16.2%
• Equity multiple: 5.49×
• Total profit: $245,246
• Equity at exit: $378,842

Cash invested: $54,600 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 583
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$217 /mo · $2,599/yr
• Insurance: −$81
• HOA: −$420
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-373

Break-even live

Break-even rent $2,203

Max offer price $129,186

Occupancy floor —

Sensitivity live

Price	-10% $-262	-5% $-317	+0% $-373	+5% $-428	+10% $-483
Rent	-10% $-509	-5% $-441	+0% $-373	+5% $-304	+10% $-236
Rate	-1.0pp $-274	-0.5pp $-323	base $-373	+0.5pp $-423	+1.0pp $-474

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1089 N Benoist Farms Rd #301 West Palm Beach, FL	1.0	1.0	540	$1,550	$2.87	22d	1	0.03mi
1101 N Benoist Farms Rd #106 West Palm Beach, FL	2.0	1.0	708	$1,700	$2.40	26d	1	0.03mi
1080 N Benoist Farms Rd #204 West Palm Beach, FL	2.0	1.0	708	$1,500	$2.12	18d	1	0.08mi
1080 N Benoist Farms Rd #204 West Palm Beach, FL	2.0	1.0	708	$1,500	$2.12	1d	1	0.08mi
1068 N Benoist Farms Rd #205 West Palm Beach, FL	2.0	1.0	708	$1,800	$2.54	26d	1	0.12mi
1203 N Benoist Farms Rd #107 West Palm Beach, FL	1.0	1.0	530	$1,480	$2.79	26d	1	0.21mi
1203 N Benoist Farms Rd #107 West Palm Beach, FL	1.0	1.0	530	$1,480	$2.79	20d	1	0.21mi
1215 N Benoist Farms Rd #203 West Palm Beach, FL	2.0	1.0	708	$1,750	$2.47	26d	1	0.26mi
1153 Lake Victoria Dr Royal Palm Beach, FL	2.0	1.0	708	$1,725	$2.44	26d	1	0.28mi
1545 Lake Crystal Dr Unit D West Palm Beach, FL	1.0	1.0	700	$1,675	$2.39	15d	1	0.61mi
161 Lake Frances Dr Unit 161 West Palm Beach, FL	1.0	1.5	704	$1,430	$2.03	9d	1	0.78mi
203 Lake Carol Dr West Palm Beach, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.84mi
1990 Augustine Rd West Palm Beach, FL	1.0–2.0	1.0–2.0	1019	$2,567	$2.52	1d	15	0.95mi
129 Lake Carol Dr #129 West Palm Beach, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.96mi
228 Lake Dora Dr West Palm Beach, FL	1.0	1.5	704	$1,500	$2.13	26d	1	0.96mi
173 Lake Dora Dr #173 West Palm Beach, FL	1.0	1.5	704	$1,400	$1.99	26d	1	0.96mi
175 Lake Carol Dr #175 West Palm Beach, FL	1.0	1.0	600	$1,300	$2.17	26d	1	0.96mi
228 Lake Dora Dr West Palm Beach, FL	1.0	1.5	704	$1,500	$2.13	23d	1	0.96mi
7080 Banyan Leaf Rd West Palm Beach, FL	1.0–2.0	1.0–2.0	742	$2,323	$3.13	0d	18	1.18mi

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $195,000 Active 31 DOM
2. 2026-06-18
   days on market $195,000 Active 28 DOM
3. 2026-06-17
   pricedays on market $195,000 Active 27 DOM
4. 2026-06-16
   days on market $199,000 Active 26 DOM
5. 2026-06-15
   days on market $199,000 Active 25 DOM
6. 2026-06-13
   days on market $199,000 Active 23 DOM
7. 2026-06-09
   days on market $199,000 Active 19 DOM
8. 2026-06-08
   days on market $199,000 Active 18 DOM
9. 2026-06-07
   days on market $199,000 Active 17 DOM
10. 2026-06-04
    days on market $199,000 Active 14 DOM
11. 2026-06-03
    days on market $199,000 Active 13 DOM
12. 2026-06-02
    days on market $199,000 Active 12 DOM
13. 2026-06-01
    days on market $199,000 Active 11 DOM
14. 2026-05-31
    days on market $199,000 Active 10 DOM
15. 2026-05-21
    listed $199,000 Active
16. 2023-11-09
    soldstatus $175,000
17. 2023-10-24
    soldstatus $175,000 Closed 147-char remark

    Show marketing remark (147 chars)

    Beautiful move in ready unit with washer/dryer combo. New A/C unit recently installed. Kitchen and bathroom have been upgraded with new appliances.

18. 2023-10-09
    status Pending 147-char remark

    Show marketing remark (147 chars)

    Beautiful move in ready unit with washer/dryer combo. New A/C unit recently installed. Kitchen and bathroom have been upgraded with new appliances.

19. 2023-09-11
    price $199,999 147-char remark

    Show marketing remark (147 chars)

    Beautiful move in ready unit with washer/dryer combo. New A/C unit recently installed. Kitchen and bathroom have been upgraded with new appliances.

20. 2023-09-05
    status Active 147-char remark

    Show marketing remark (147 chars)

    Beautiful move in ready unit with washer/dryer combo. New A/C unit recently installed. Kitchen and bathroom have been upgraded with new appliances.

21. 2023-08-16
    status Pending 147-char remark

    Show marketing remark (147 chars)

    Beautiful move in ready unit with washer/dryer combo. New A/C unit recently installed. Kitchen and bathroom have been upgraded with new appliances.

22. 2023-07-25
    listed $205,000 Active 147-char remark

    Show marketing remark (147 chars)

    Beautiful move in ready unit with washer/dryer combo. New A/C unit recently installed. Kitchen and bathroom have been upgraded with new appliances.

23. 2022-01-14
    historical
24. 2021-12-21
    historical Active Under Contract
25. 2021-12-11
    listed $169,999 Active
26. 2017-06-22
    soldstatus $75,000
27. 2012-10-25
    soldstatus $45,500
28. 2012-10-01
    soldstatus $26,900
29. 2012-09-20
    soldstatus $26,900
30. 2012-09-13
    historical
31. 2012-01-21
    listed $26,900
32. 2011-06-14
    historical
33. 2009-05-05
    listed $34,500

ⓘ 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: $2,599 · $217/mo
• Projected year-2 tax: $2,599 · $217/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $20,777
• − Mortgage interest: −$10,923
• − Property taxes: −$2,599
• − Insurance: −$975
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − HOA: −$5,040
• − Depreciation: −$5,673
• Taxable loss: −$7,756
• Est. tax savings @ 24.0%: +$1,862
• After-tax cash flow: $-2,609/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

• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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 0.70)
• Race & ethnicity: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% Other Indo-European 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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

+476.8% since first listed

19 events — show timeline

• 2026-05-21 Listed $199,000 Beaches MLS
• 2023-11-09 Sold (Public Records) $175,000 Public Records
• 2023-10-24 Sold (MLS) $175,000 Beaches MLS
• 2023-10-09 Pending — Beaches MLS
• 2023-09-11 Price Changed $199,999 Beaches MLS
• 2023-09-05 Relisted — Beaches MLS
• 2023-08-16 Pending — Beaches MLS
• 2023-07-25 Listed $205,000 Beaches MLS
• 2022-01-14 Listing Removed — Beaches MLS
• 2021-12-21 Contingent — Beaches MLS
• 2021-12-11 Listed $169,999 Beaches MLS
• 2017-06-22 Sold (Public Records) $75,000 Public Records
• 2012-10-25 Sold (Public Records) $45,500 Public Records
• 2012-10-01 Sold (Public Records) $26,900 Public Records
• 2012-09-20 Sold (MLS) $26,900 Beaches MLS
• 2012-09-13 Listing Removed — Beaches MLS
• 2012-01-21 Listed $26,900 Beaches MLS
• 2011-06-14 Listing Removed — Beaches MLS
• 2009-05-05 Listed $34,500 Beaches MLS

Property tax history

+11.8%/yr

Latest (2025): $2,599 · +0.3% YoY. Source: county tax records.