7111 Washington Ave · San Castle, FL 33462

$360,000

3 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 76 Days on market

Built 1958 5,989 sqft lot Est $495k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Full of potential, this 3-bedroom, 2-bathroom single-family home offers a fantastic opportunity to create your dream space—with NO HOA restrictions. Ideally located in the heart of Hypoluxo, this property features tile flooring throughout, providing a solid and low-maintenance foundation. The home is ready for a new owner to add their personal touch and complete the finishing details, making it perfect for buyers looking to customize or invest. Enjoy a functional layout, ample natural light, and a spacious yard with room to enhance outdoor living or entertaining areas. Conveniently situated near major roadways, shopping, dining, and just a short drive to beautiful South Florida beache

Key facts

• Spacious yard
• Major roadways
• No hoa restrictions

Tags

• NO HOA RESTRICTIONS
• TILE FLOORING
• SPACIOUS YARD
• MAJOR ROADWAYS
• SHOPPING
• DINING

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Driveway and open parking (2 total spaces)
• Security: Storm windows; Insulated windows; Window blinds
• Utilities: Public water; Septic tank sewer; Cable available; Water available
• Home design: Single family residence; One-story; Entry level living area; Faces east; Resale condition
• Construction: Built with CBS construction; Concrete and tile roof
• Exterior features: Covered and open patio; Open porch; Back yard fencing; Fenced yard; Private in-ground vinyl pool (fenced)

Interior

• Kitchen: Dishwasher; Electric range / cooktop; Electric oven; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Tile; Wood
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Stacked bedroom layout; Decorative fireplace
• Laundry & utility: Laundry room and laundry closet; Washer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $22 ($261/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 $292k (18.8% below list).
• Recommended offer: $292k (18.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#560 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment 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: Rolling Green Elementary School (math 21% / reading 26%, grade F, #2,061 of 2,144 statewide, top 96%, 692 students, 88% FRL); Congress Community Middle School (math 21% / reading 28%, grade F, #522 of 571 statewide, top 93%, 988 students, 72% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-27 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 (+4.1%/yr); 383 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2,923/mo this rent would consume 47% of the median local household income ($74k/yr) (locally 1852% 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 $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

• It's been on market 76 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $136k; list at $360k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $292,284 (18.8% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $494,802
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1402 W Trammell St	0.47mi	3/2.0	1,508 (+9%)	22mo	$539,000	$357	45

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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-53,789
• Equity at exit: $53,677

10-year hold

• IRR: -4.6%
• Equity multiple: 0.68×
• Total profit: $-31,782
• Equity at exit: $31,126

Cash invested: $100,800 (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 33462

• Rents YoY: 4.1%
• Active inventory: 383
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,923 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$249 /mo · $2,993/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $22

Break-even live

Break-even rent $2,895

Max offer price $360,000

Occupancy floor 94%

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3890 Seacrest Blvd Lantana, FL	3.0	1.0	1248	$2,750	$2.20	24d	1	0.41mi
1400 S Dixie Hwy Lantana, FL	1.0–3.0	1.0–2.0	1166	$4,827	$4.14	3d	16	0.48mi
117 Yacht Club Way #110 Hypoluxo, FL	2.0	2.5	1030	$2,295	$2.23	3d	1	0.49mi
103 Yacht Club Way Hypoluxo, FL	2.0	1.0	922	$2,175	$2.36	7d	2	0.50mi
120 Yacht Club Way #305 Hypoluxo, FL	2.0	2.0	1105	$2,350	$2.13	24d	1	0.53mi
113 Park Ln E Hypoluxo, FL	3.0	2.0	1646	$4,000	$2.43	24d	1	0.53mi
111 Yacht Club Way Hypoluxo, FL	2.0	2.0	1036	$2,275	$2.20	3d	2	0.54mi
123 Yacht Club Way #206 Hypoluxo, FL	2.0	1.0	922	$2,250	$2.44	24d	1	0.54mi
127 Yacht Club Way #109 Hypoluxo, FL	2.0	2.5	1030	$2,500	$2.43	24d	1	0.56mi
110 Half Moon Cir Unit E2 Hypoluxo, FL	2.0	2.0	1414	$2,750	$1.94	24d	1	0.57mi
1036 S 14th St Lantana, FL	3.0	2.0	1362	$3,500	$2.57	24d	1	0.57mi
887 W Perry St Lantana, FL	3.0	1.0	1055	$3,000	$2.84	24d	1	0.57mi
140 Yacht Club Way #206 Hypoluxo, FL	2.0	2.0	1036	$2,450	$2.36	7d	1	0.59mi
135 Yacht Club Way #204 Hypoluxo, FL	2.0	1.0	922	$2,600	$2.82	2d	1	0.59mi
145 Yacht Club Way #112 Hypoluxo, FL	2.0	1.0	945	$2,400	$2.54	24d	1	0.61mi
160 Yacht Club Way #206 Hypoluxo, FL	2.0	2.0	1036	$4,500	$4.34	24d	1	0.62mi
887 Duval St Lantana, FL	3.0	1.0	1261	$3,100	$2.46	17d	1	0.62mi
887 Duval St Lantana, FL	3.0	1.0	1261	$3,100	$2.46	7d	1	0.62mi
157 Yacht Club Way #206 Hypoluxo, FL	2.0	2.0	1036	$2,500	$2.41	13d	1	0.63mi
157 Yacht Club Way Hypoluxo, FL	2.0	1.0–2.0	979	$2,450	$2.50	2d	2	0.63mi
157 Yacht Club Way Hypoluxo, FL	2.0	1.0–2.0	979	$2,350	$2.40	24d	2	0.63mi
129 E Hart St Lantana, FL	4.0	2.0	1480	$6,000	$4.05	24d	1	0.63mi
531 W Perry St Lantana, FL	2.0	1.0	1000	$2,400	$2.40	19d	1	0.64mi
112 Milton St Unit 114 Lantana, FL	2.0	1.0	1245	$2,500	$2.01	7d	1	0.67mi
112 Milton St Unit 114 Lantana, FL	2.0	1.0	1245	$2,500	$2.01	24d	1	0.67mi
917 W Drew St Lantana, FL	3.0	2.0	1427	$3,800	$2.66	24d	1	0.67mi
1202 S Lake Dr #501 Lantana, FL	2.0	2.0	1351	$2,800	$2.07	24d	1	0.68mi
609 S Arnold Ave Lantana, FL	2.0	2.0	1076	$2,900	$2.70	17d	1	0.68mi
200 Scotia Dr #202 Hypoluxo, FL	3.0	2.0	1144	$2,800	$2.45	24d	1	0.69mi
1236 Peak Rd Lantana, FL	2.0	1.0	1170	$2,150	$1.84	24d	1	0.69mi
112 Prospect Rd Lantana, FL	2.0	2.0	1377	$2,500	$1.82	17d	1	0.70mi
900 W Bloxham St Lantana, FL	3.0	1.0	925	$2,141	$2.31	22d	1	0.74mi
814 S Lake Dr Lantana, FL	3.0	2.0	1020	$2,500	$2.45	14d	1	0.75mi
400 Scotia Dr #203 Hypoluxo, FL	3.0	2.0	1144	$2,800	$2.45	7d	1	0.75mi
1000 Scotia Dr #605 Hypoluxo, FL	2.0	1.0	901	$2,190	$2.43	7d	1	0.75mi
611 E Coast Ave Unit B Lantana, FL	2.0	2.0	1125	$2,100	$1.87	20d	1	0.75mi
611 E Coast Ave Unit 2 Lantana, FL	2.0	2.0	1125	$2,050	$1.82	5d	1	0.75mi
422 S Arnold Ave Lantana, FL	2.0	1.0	948	$2,400	$2.53	20d	1	0.80mi
129 Euclid Blvd Lantana, FL	3.0	3.0	1280	$3,300	$2.58	24d	1	0.81mi
977 Miner Rd Lantana, FL	3.0	1.0	1100	$3,195	$2.90	2d	1	0.85mi

Listing history 23 events

1. 2026-06-18
   days on market $360,000 Active 76 DOM
2. 2026-06-17
   days on market $360,000 Active 75 DOM
3. 2026-06-16
   days on market $360,000 Active 74 DOM
4. 2026-06-15
   days on market $360,000 Active 73 DOM
5. 2026-06-13
   days on market $360,000 Active 71 DOM
6. 2026-06-09
   days on market $360,000 Active 67 DOM
7. 2026-06-08
   days on market $360,000 Active 66 DOM
8. 2026-06-07
   days on market $360,000 Active 65 DOM
9. 2026-06-04
   days on market $360,000 Active 62 DOM
10. 2026-06-03
    days on market $360,000 Active 61 DOM
11. 2026-06-02
    days on market $360,000 Active 60 DOM
12. 2026-06-01
    days on market $360,000 Active 59 DOM
13. 2026-06-01
    price $360,000 Active 58 DOM
14. 2026-05-31
    days on market $370,000 Active 58 DOM
15. 2026-05-02
    price $370,000
16. 2026-04-23
    price $380,000
17. 2026-04-03
    listed $390,000 Active
18. 2016-07-05
    soldstatus $136,400
19. 2016-04-08
    status Pending
20. 2016-04-06
    historical
21. 2016-04-01
    listed $139,900 Active
22. 2014-10-13
    historical
23. 2007-02-11
    listed $224,900

ⓘ 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: $2,993 · $249/mo
• Projected year-2 tax: $2,993 · $249/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 · 27 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,074
• − Mortgage interest: −$20,166
• − Property taxes: −$2,993
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,806
• − Management: −$2,806
• − Depreciation: −$10,473
• Taxable loss: −$5,969
• Est. tax savings @ 24.0%: +$1,433
• After-tax cash flow: $1,694/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 — San Castle

• Score: 67/100
• State rank: #560
• US rank: #10706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Castle, FL
• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,371
• Household income: $73,997
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1852.0

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 44% Black 26% Hispanic / Latino 26% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 3%
• Common ancestry: Hispanic 14% Romanian 2% Scotch-Irish 2%
• Foreign-born: 31% · Canada, Jamaica, Dominican Republic
• Languages at home: 60% English-only · Spanish 20% French/Haitian/Cajun 16% 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: ▼ -295.48%
• Current HPI: 361.5391
• Rent YoY: ▲ 4.09%
• 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

+64.5% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $370,000 Beaches MLS
• 2026-04-23 Price Changed $380,000 Beaches MLS
• 2026-04-03 Listed $390,000 Beaches MLS
• 2016-07-05 Sold (Public Records) $136,400 Public Records
• 2016-04-08 Pending — Beaches MLS
• 2016-04-06 Listing Removed — Beaches MLS
• 2016-04-01 Listed $139,900 Beaches MLS
• 2014-10-13 Listing Removed — Beaches MLS
• 2007-02-11 Listed $224,900 Beaches MLS

Property tax history

+15.1%/yr

Latest (2025): $2,993 · +3.4% YoY. Source: county tax records.