831 30th Ct · West Palm Beach, FL 33407

$405,000

4 bd · 2.0 ba · 1,391 sqft · SingleFamily public records · 167 Days on market

Built 1955 Est $758k · 47% 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• 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

Listing remarks MLS

Remodeled, new paint and new water proof floors. all new led lighting new ceiling fans. New refrigerator, oven, microwave,and washing machine. 1 year old Dryer. Granite counter tops. Located high on the hill One of the highest points in West Palm. no worries about flooding.

Key facts

• 4 parking spots
• Built 1955
• Listed 167 days

Property features AI

Finance

• Financial info: Pets allowed with no restrictions
• HOA & community: No association amenities

Exterior

• Parking: Four open parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Single-family residence; One story; Faces south; Resale condition
• Construction: Stucco and CBS construction; Composition/shingle roof; Built using standard foundation (public records)
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Central electric heating; Central air (electric) cooling
• Interior features: Split bedroom layout; Unfurnished

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/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 $402k (0.6% below list).
• Recommended offer: $356k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4,024/mo this rent would consume 80% 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 $3k of loan paydown is wiped out by about $12k 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 167 days — a 12% lower offer ($356k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 $238k; list at $405k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $356,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $758,095
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 32nd St	0.66mi	3/2.0 (-1)	1,386 (-0%)	20mo	$755,000	$545	47

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 · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-41,716
• Equity at exit: $60,387

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-4,434
• Equity at exit: $35,017

Cash invested: $113,400 (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: 8.4×

Monthly cashflow live

• Estimated rent: $4,024 high
• Mortgage (P&I): −$2,124
• Tax from tax record: −$517 /mo · $6,207/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$845
• Net cashflow: $369

Break-even live

Break-even rent $3,557

Max offer price $405,000

Occupancy floor 86%

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
933 30th Ct West Palm Beach, FL	3.0	1.5	1085	$3,100	$2.86	24d	1	0.13mi
636 35th St West Palm Beach, FL	3.0	2.0	1133	$3,500	$3.09	24d	1	0.26mi
3808 Westview Ave West Palm Beach, FL	4.0	3.0	1617	$3,100	$1.92	24d	1	0.37mi
701 37th St West Palm Beach, FL	3.0	2.0	1426	$3,600	$2.52	24d	1	0.37mi
619 37th St West Palm Beach, FL	3.0	2.0	1414	$3,350	$2.37	24d	1	0.41mi
406 35th St West Palm Beach, FL	3.0	2.0	1835	$8,000	$4.36	24d	1	0.51mi
411 26th St West Palm Beach, FL	3.0	3.5	1847	$6,900	$3.74	7d	1	0.57mi
411 26th St West Palm Beach, FL	4.0	3.5	1847	$6,900	$3.74	24d	1	0.57mi
436 38th St West Palm Beach, FL	4.0	3.0	1479	$6,500	$4.39	24d	1	0.57mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	5d	1	0.63mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	17d	1	0.63mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,800	$2.15	24d	1	0.65mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,600	$2.04	7d	1	0.65mi
216 32nd St West Palm Beach, FL	3.0	3.0	1846	$6,200	$3.36	24d	1	0.67mi
202 32nd St West Palm Beach, FL	3.0	2.0	1636	$5,995	$3.66	24d	1	0.70mi
1101 Grant St West Palm Beach, FL	4.0	2.0	1726	$2,995	$1.74	16d	1	0.74mi
401 42nd St West Palm Beach, FL	3.0	1.0	1100	$4,950	$4.50	24d	1	0.77mi
401 42nd St West Palm Beach, FL	3.0	1.0	1400	$4,950	$3.54	15d	1	0.77mi
1104 State St Unit C West Palm Beach, FL	3.0	1.0	875	$3,000	$3.43	24d	1	0.79mi
565 Lilac Ct West Palm Beach, FL	3.0	2.0	1250	$3,000	$2.40	17d	1	0.95mi
1805 N Flagler Dr #107 West Palm Beach, FL	3.0	2.0	1237	$2,995	$2.42	3d	1	0.99mi
1563 40th St West Palm Beach, FL	4.0	2.0	1680	$3,600	$2.14	4d	1	1.02mi
823 14th St West Palm Beach, FL	3.0	1.0	1000	$3,495	$3.50	24d	1	1.05mi
926 14th St West Palm Beach, FL	4.0	2.0	1050	$3,000	$2.86	15d	1	1.08mi
5101 Spruce Ave West Palm Beach, FL	3.0	3.0	1151	$3,100	$2.69	24d	1	1.11mi
424 51st St Unit 426 West Palm Beach, FL	3.0	2.0	1230	$3,500	$2.85	10d	1	1.13mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	24d	1	1.18mi
5203 N Flagler Dr West Palm Beach, FL	3.0	1.5	1458	$6,000	$4.12	24d	1	1.18mi
5301 N Flagler Dr West Palm Beach, FL	4.0	3.0	1616	$6,000	$3.71	24d	1	1.23mi
1115 Windsor Ave West Palm Beach, FL	4.0	3.0	1377	$3,500	$2.54	18d	1	1.29mi
629 56th St West Palm Beach, FL	4.0	2.0	1689	$3,100	$1.84	15d	1	1.35mi
5600 N Flagler Dr West Palm Beach, FL	1.0–3.0	2.0	1192	$6,000	$5.03	20d	8	1.39mi
921 8th St West Palm Beach, FL	3.0	1.0	1000	$3,395	$3.40	24d	1	1.44mi

Listing history 35 events

1. 2026-06-18
   days on market $405,000 Active 167 DOM
2. 2026-06-17
   days on market $405,000 Active 166 DOM
3. 2026-06-16
   days on market $405,000 Active 165 DOM
4. 2026-06-15
   days on market $405,000 Active 164 DOM
5. 2026-06-13
   days on market $405,000 Active 162 DOM
6. 2026-06-09
   days on market $405,000 Active 158 DOM
7. 2026-06-07
   days on market $405,000 Active 156 DOM
8. 2026-06-04
   days on market $405,000 Active 153 DOM
9. 2026-06-03
   days on market $405,000 Active 152 DOM
10. 2026-06-01
    days on market $405,000 Active 150 DOM
11. 2026-05-31
    days on market $405,000 Active 149 DOM
12. 2026-04-10
    price $405,000
13. 2026-01-02
    listed $425,000 Active
14. 2025-12-31
    historical $425,000
15. 2020-07-30
    soldstatus $238,000
16. 2020-07-24
    soldstatus $238,000 Closed 274-char remark

    Show marketing remark (274 chars)

    Remodeled, new paint and new water proof floors. all new led lighting new ceiling fans. New refrigerator, oven, microwave,and washing machine. 1 year old Dryer. Granite counter tops. Located high on the hill One of the highest points in West Palm. no worries about flooding.

17. 2020-06-10
    historical Contingent 274-char remark

    Show marketing remark (274 chars)

    Remodeled, new paint and new water proof floors. all new led lighting new ceiling fans. New refrigerator, oven, microwave,and washing machine. 1 year old Dryer. Granite counter tops. Located high on the hill One of the highest points in West Palm. no worries about flooding.

18. 2020-02-23
    status Active 274-char remark

    Show marketing remark (274 chars)

    Remodeled, new paint and new water proof floors. all new led lighting new ceiling fans. New refrigerator, oven, microwave,and washing machine. 1 year old Dryer. Granite counter tops. Located high on the hill One of the highest points in West Palm. no worries about flooding.

19. 2020-02-13
    historical Active Under Contract 274-char remark

    Show marketing remark (274 chars)

    Remodeled, new paint and new water proof floors. all new led lighting new ceiling fans. New refrigerator, oven, microwave,and washing machine. 1 year old Dryer. Granite counter tops. Located high on the hill One of the highest points in West Palm. no worries about flooding.

20. 2020-02-10
    listed $239,900 Active 274-char remark

    Show marketing remark (274 chars)

    Remodeled, new paint and new water proof floors. all new led lighting new ceiling fans. New refrigerator, oven, microwave,and washing machine. 1 year old Dryer. Granite counter tops. Located high on the hill One of the highest points in West Palm. no worries about flooding.

21. 2010-06-23
    historical
22. 2010-02-15
    listed $149,900
23. 2009-11-10
    soldstatus $69,900
24. 2009-10-29
    historical
25. 2009-09-11
    listed $69,900
26. 2006-08-02
    soldstatus $230,000
27. 2004-10-21
    soldstatus $168,000
28. 2004-10-18
    soldstatus $168,000
29. 2004-09-15
    historical
30. 2004-06-22
    listed $179,900
31. 2003-05-12
    soldstatus $115,000
32. 2003-03-25
    historical
33. 2002-05-20
    listed $69,900
34. 1995-03-15
    soldstatus $47,000
35. 1990-07-18
    soldstatus $28,400

ⓘ 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: $6,207 · $517/mo
• Projected year-2 tax: $6,207 · $517/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,290
• − Mortgage interest: −$22,686
• − Property taxes: −$6,207
• − Insurance: −$2,025
• − Repairs & maintenance: −$3,863
• − Management: −$3,863
• − Depreciation: −$11,782
• Taxable loss: −$2,136
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $4,944/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

+1326.1% since first listed

24 events — show timeline

• 2026-04-10 Price Changed $405,000 Beaches MLS
• 2026-01-02 Listed $425,000 Beaches MLS
• 2025-12-31 Coming Soon $425,000 Beaches MLS
• 2020-07-30 Sold (Public Records) $238,000 Public Records
• 2020-07-24 Sold (MLS) $238,000 Beaches MLS
• 2020-06-10 Contingent — Beaches MLS
• 2020-02-23 Relisted — Beaches MLS
• 2020-02-13 Contingent — Beaches MLS
• 2020-02-10 Listed $239,900 Beaches MLS
• 2010-06-23 Listing Removed — Beaches MLS
• 2010-02-15 Listed $149,900 Beaches MLS
• 2009-11-10 Sold (MLS) $69,900 Beaches MLS
• 2009-10-29 Listing Removed — Beaches MLS
• 2009-09-11 Listed $69,900 Beaches MLS
• 2006-08-02 Sold (Public Records) $230,000 Public Records
• 2004-10-21 Sold (Public Records) $168,000 Public Records
• 2004-10-18 Sold (MLS) $168,000 Beaches MLS
• 2004-09-15 Listing Removed — Beaches MLS
• 2004-06-22 Listed $179,900 Beaches MLS
• 2003-05-12 Sold (Public Records) $115,000 Public Records
• 2003-03-25 Listing Removed — Beaches MLS
• 2002-05-20 Listed $69,900 Beaches MLS
• 1995-03-15 Sold (Public Records) $47,000 Public Records
• 1990-07-18 Sold (Public Records) $28,400 Public Records

Property tax history

+8.1%/yr

Latest (2025): $6,207 · +0.7% YoY. Source: county tax records.