3826 Whitehall Dr #205 · West Palm Beach, FL 33401

$229,900

2 bd · 2.0 ba · 1,437 sqft · Condo public records · 213 Days on market

Built 1984 $617/mo HOA · 18% of rent

---

Why this score? — see what drove the B- 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 +25.6/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2/2 SECOND FLOOR CONDO. VERY SPACIOUS UNIT, IN A BEAUTIFUL, 24-HR GATED COMMUNITY, MINUTES FROM SHOPPING, RESTAURANTS, BEACHES, INTERSTATE AND AIRPORT. HOA INCLUDES BASIC CABLE AND WATER. WON'T LAST LONG! NEW AC. SELLER WILL CREDIT BUYER 6 MONTHS OF MONTHLY HOA FEE.

Key facts

• Second floor condo
• New ac
• $617 HOA

Tags

• SECOND FLOOR CONDO
• 24-HR GATED COMMUNITY
• NEW AC

Property features AI

Finance

• Other: Pets allowed (with limits on number and size)
• HOA & community: Community of 336 units; Monthly HOA fee of $617; HOA includes cable TV, insurance, grounds maintenance, security, sewer, water, common areas, and elevator; Community amenities: clubhouse, elevators, golf course, jogging path, pool, on-site manager, sidewalks

Exterior

• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Cable available; Sewer available; Water available
• Home design: Condominium; Resale property; Faces south; 4 total stories
• Construction: CBS construction; Concrete and tile roof; Building area approximately 1,437 (public records)
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closets
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 fast (+5.2%/yr); 507 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,493/mo this rent would consume 62% of the median local household income ($68k/yr) (locally 2953% 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 $7k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $64k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y ago; this cycle's ask is 10350% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $230k implies a 360% 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 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 1.52% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.15% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $5,451
• Equity at exit: $34,279

10-year hold

• IRR: 14.3%
• Equity multiple: 2.31×
• Total profit: $84,109
• Equity at exit: $19,878

Cash invested: $64,372 (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 33401

• Rents YoY: 5.2%
• Active inventory: 507
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,493 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$298 /mo · $3,580/yr
• Insurance: −$96
• HOA: −$617
• Vacancy / Maint / Mgmt: −$733
• Net cashflow: $542

Break-even live

Break-even rent $2,806

Max offer price $229,900

Occupancy floor 79%

Sensitivity live

Price	-10% $673	-5% $608	+0% $542	+5% $477	+10% $412
Rent	-10% $267	-5% $404	+0% $542	+5% $680	+10% $818
Rate	-1.0pp $658	-0.5pp $601	base $542	+0.5pp $483	+1.0pp $422

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,785	$2.59	0d	30	0.46mi
195 River Grove Way West Palm Beach, FL	3.0	1.0–2.0	958	$3,192	$3.33	0d	18	0.49mi
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	25d	1	0.88mi
2480 Presidential Way #902 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	6d	1	0.88mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	25d	1	0.89mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	3d	1	0.89mi
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	25d	1	0.92mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	25d	1	0.96mi
1721 Lindley St Mangonia Park, FL	3.0	2.5	1760	$3,300	$1.88	8d	1	0.97mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	25d	1	1.02mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	17d	1	1.06mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	15d	1	1.21mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	18d	60	1.25mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	25d	1	1.28mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	25d	1	1.44mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	25d	1	1.46mi

HOA detail condo

• Monthly dues: $617 · $7,404/yr
• Likely covers: watercablesecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-21
   days on market $229,900 Active 213 DOM
2. 2026-06-18
   days on market $229,900 Active 210 DOM
3. 2026-06-17
   days on market $229,900 Active 209 DOM
4. 2026-06-16
   days on market $229,900 Active 208 DOM
5. 2026-06-15
   days on market $229,900 Active 207 DOM
6. 2026-06-13
   days on market $229,900 Active 205 DOM
7. 2026-06-09
   days on market $229,900 Active 201 DOM
8. 2026-06-07
   days on market $229,900 Active 199 DOM
9. 2026-06-04
   days on market $229,900 Active 196 DOM
10. 2026-06-03
    days on market $229,900 Active 195 DOM
11. 2026-06-01
    days on market $229,900 Active 193 DOM
12. 2026-05-31
    days on market $229,900 Active 192 DOM
13. 2026-04-10
    listed $2,200
14. 2026-03-14
    historical $2,200
15. 2026-01-01
    listed $2,200
16. 2025-12-21
    historical $2,200
17. 2025-12-18
    listed $2,200
18. 2025-11-26
    historical $2,200
19. 2025-11-21
    listed $2,200
20. 2025-11-20
    listed $229,900 Active
21. 2025-10-22
    historical
22. 2025-09-25
    price $219,000
23. 2025-07-28
    price $224,900
24. 2025-07-02
    price $229,000
25. 2025-04-07
    price $239,000
26. 2025-04-05
    price $245,000
27. 2024-12-11
    historical
28. 2024-12-10
    price $269,900
29. 2024-12-10
    status Active
30. 2024-12-10
    listed $269,900 Active
31. 2024-09-13
    historical
32. 2024-07-01
    listed $259,000 Active
33. 2010-12-06
    soldstatus $50,000
34. 2010-11-25
    historical
35. 2009-10-19
    listed $45,000
36. 2005-09-30
    soldstatus $178,500
37. 2005-09-28
    soldstatus $178,500
38. 2005-08-24
    historical
39. 2005-08-06
    listed $179,000
40. 1999-06-29
    soldstatus $57,700
41. 1999-06-18
    soldstatus $57,650
42. 1999-05-20
    historical
43. 1999-02-23
    listed $57,900
44. 1988-09-02
    soldstatus $67,500

ⓘ 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: $3,580 · $298/mo
• Projected year-2 tax: $3,580 · $298/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 9/10 Extreme 5 d/yr ≥105°F today · 17 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: $41,911
• − Mortgage interest: −$12,878
• − Property taxes: −$3,580
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,353
• − Management: −$3,353
• − HOA: −$7,404
• − Depreciation: −$6,688
• Taxable income: $3,506
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $5,668/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): 33,698
• Household income: $67,967
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 2953.0

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 43% Black 32% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Hispanic 6% Slovak 2% Romanian 2%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 13% French/Haitian/Cajun 7% Other Asian/Pacific 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: ▼ -324.96%
• Current HPI: 367.0978
• Rent YoY: ▲ 5.15%
• 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

-96.7% since first listed

32 events — show timeline

• 2026-04-10 Listed for Rent $2,200 RMLSFL
• 2026-03-14 Rental Removed $2,200 RMLSFL
• 2026-01-01 Listed for Rent $2,200 RMLSFL
• 2025-12-21 Rental Removed $2,200 RMLSFL
• 2025-12-18 Listed for Rent $2,200 RMLSFL
• 2025-11-26 Rental Removed $2,200 RMLSFL
• 2025-11-21 Listed for Rent $2,200 RMLSFL
• 2025-11-20 Listed $229,900 Beaches MLS
• 2025-10-22 Listing Removed — Beaches MLS
• 2025-09-25 Price Changed $219,000 Beaches MLS
• 2025-07-28 Price Changed $224,900 Beaches MLS
• 2025-07-02 Price Changed $229,000 Beaches MLS
• 2025-04-07 Price Changed $239,000 Beaches MLS
• 2025-04-05 Price Changed $245,000 Beaches MLS
• 2024-12-11 Listing Removed — Beaches MLS
• 2024-12-10 Price Changed $269,900 Beaches MLS
• 2024-12-10 Relisted — Beaches MLS
• 2024-12-10 Listed $269,900 Beaches MLS
• 2024-09-13 Listing Removed — Beaches MLS
• 2024-07-01 Listed $259,000 Beaches MLS
• 2010-12-06 Sold (MLS) $50,000 Beaches MLS
• 2010-11-25 Listing Removed — Beaches MLS
• 2009-10-19 Listed $45,000 Beaches MLS
• 2005-09-30 Sold (Public Records) $178,500 Public Records
• 2005-09-28 Sold (MLS) $178,500 Beaches MLS
• 2005-08-24 Listing Removed — Beaches MLS
• 2005-08-06 Listed $179,000 Beaches MLS
• 1999-06-29 Sold (Public Records) $57,700 Public Records
• 1999-06-18 Sold (MLS) $57,650 Beaches MLS
• 1999-05-20 Listing Removed — Beaches MLS
• 1999-02-23 Listed $57,900 Beaches MLS
• 1988-09-02 Sold (Public Records) $67,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $3,580 · +4.0% YoY. Source: county tax records.