3635 Whitehall Dr #401 · West Palm Beach, FL 33401

$268,990

2 bd · 2.0 ba · 1,437 sqft · Condo public records · 64 Days on market

Built 1984 $680/mo HOA · 19% of rent

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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 +19.1/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 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

Experience elevated living in this beautifully renovated top-floor residence located in the highly desirable Whitehall community in West Palm Beach. This rare unit offers ultimate privacy with no neighbors above or on either side, creating a quiet and exclusive living environment that is hard to find. This move-in ready apartment showcases high-end finishes, thoughtful design, and abundant natural light thanks to its east and west exposure. The expansive living area is designed for versatility and comfort, seamlessly accommodating four distinct spaces: a TV lounge, conversation area, dining room, and a stylish bar for entertaining. The home features two spacious bedrooms, including a luxuri

Key facts

• Flexible living area
• Private office
• Top floor residence

Tags

• TOP FLOOR RESIDENCE
• ABUNDANT NATURAL LIGHT
• FLEXIBLE LIVING AREA
• EXTENDED LAUNDRY AREA
• PRIVATE OFFICE
• IMPACT RESISTANT WINDOWS

Property features AI

Finance

• Other: Unit is unfurnished; Third-party listing
• Financial info: Lease restrictions apply; Total annual fees $8,160
• HOA & community: Monthly condo/HOA fee $680 (includes 24-hour guard, cable TV, pool, structure and grounds maintenance, pest control, security, and water); Association approval required; Association name listed; Clubhouse, fitness center, pool, sidewalks, community mailbox; Pets allowed (cats and dogs); Senior community

Exterior

• Security: Security gate
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; One level (unit on 4th floor); Faces south; Accessible bedroom, closets, and entrance
• Construction: Block and stucco construction; Built-up roof; Block and concrete perimeter foundation; Built in (year not provided)
• Exterior features: Asphalt road surface; No waterfront

Interior

• Kitchen: Convection oven; Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen and family room combo; Living and dining room combo; Stone counters; Thermostat; Walk-in closets; Storm windows; Building elevator
• Laundry & utility: Laundry room; Laundry closet; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $269k).
• Recommended offer: $253k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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); 506 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 $3,524/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 $8k 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 64 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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

• 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 $252,850 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.31% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 6.4

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-17,194
• Equity at exit: $40,107

10-year hold

• IRR: 6.8%
• Equity multiple: 1.58×
• Total profit: $43,617
• Equity at exit: $23,257

Cash invested: $75,317 (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: 506
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,524 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$296 /mo · $3,554/yr
• Insurance: −$112
• HOA: −$680
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $285

Break-even live

Break-even rent $3,163

Max offer price $268,990

Occupancy floor 87%

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: $67,248
• Closing costs: $8,070
• 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	$2,798	$2.60	2d	29	0.52mi
195 River Grove Way West Palm Beach, FL	2.0	1.0–2.0	828	$3,002	$3.63	2d	18	0.56mi
2480 Presidential Way #902 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	5d	1	0.81mi
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	24d	1	0.81mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	24d	1	0.83mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	2d	1	0.83mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	24d	1	0.90mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	24d	1	0.95mi
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	24d	1	0.98mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	16d	1	0.99mi
1721 Lindley St Mangonia Park, FL	3.0	2.5	1760	$3,300	$1.88	8d	1	1.03mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	15d	1	1.15mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	24d	1	1.22mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	18d	60	1.23mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	24d	1	1.39mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	24d	1	1.40mi

HOA detail condo

• Monthly dues: $680 · $8,160/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $268,990 Active 64 DOM
2. 2026-06-17
   days on market $268,990 Active 63 DOM
3. 2026-06-16
   days on market $268,990 Active 62 DOM
4. 2026-06-15
   days on market $268,990 Active 61 DOM
5. 2026-06-13
   days on market $268,990 Active 59 DOM
6. 2026-06-09
   days on market $268,990 Active 55 DOM
7. 2026-06-08
   days on market $268,990 Active 54 DOM
8. 2026-06-07
   days on market $268,990 Active 53 DOM
9. 2026-06-04
   days on market $268,990 Active 50 DOM
10. 2026-06-03
    days on market $268,990 Active 49 DOM
11. 2026-06-02
    days on market $268,990 Active 48 DOM
12. 2026-06-01
    days on market $268,990 Active 47 DOM
13. 2026-05-31
    days on market $268,990 Active 46 DOM
14. 2026-04-16
    listed $268,990 Active
15. 2026-03-02
    historical
16. 2025-10-03
    listed $315,000 Active
17. 2025-08-14
    historical
18. 2025-04-16
    listed $299,000 Active
19. 2025-02-26
    historical
20. 2025-02-14
    price $298,200
21. 2025-02-09
    price $298,300
22. 2025-02-04
    price $298,400
23. 2025-01-30
    price $298,500
24. 2025-01-22
    price $298,700
25. 2025-01-16
    price $298,800
26. 2025-01-10
    price $298,900
27. 2024-12-09
    price $299,000
28. 2024-12-03
    price $304,000
29. 2024-11-23
    price $305,000
30. 2024-11-20
    price $306,000
31. 2024-11-13
    price $307,000
32. 2024-11-06
    price $308,000
33. 2024-10-29
    price $309,000
34. 2024-10-23
    price $312,900
35. 2024-10-17
    price $313,900
36. 2024-10-06
    price $314,900
37. 2024-10-02
    price $315,000
38. 2024-09-19
    price $319,900
39. 2024-09-13
    price $329,000
40. 2024-09-10
    price $333,000
41. 2024-08-28
    price $334,000
42. 2024-08-25
    listed $335,000 Active
43. 2024-08-05
    historical
44. 2024-06-25
    status Active
45. 2024-06-25
    price $339,000
46. 2024-06-06
    historical
47. 2024-04-24
    price $344,000
48. 2024-04-03
    price $359,000
49. 2024-01-15
    listed $369,000 Active
50. 2022-06-24
    soldstatus $239,000

ⓘ 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: $3,554 · $296/mo
• Projected year-2 tax: $3,554 · $296/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: $42,289
• − Mortgage interest: −$15,068
• − Property taxes: −$3,554
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,383
• − Management: −$3,383
• − HOA: −$8,160
• − Depreciation: −$7,825
• Taxable loss: −$429
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $3,525/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

+348.3% since first listed

38 events — show timeline

• 2026-04-16 Listed $268,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Listing Removed — MARMLS
• 2025-10-03 Listed $315,000 MARMLS
• 2025-08-14 Listing Removed — MARMLS
• 2025-04-16 Listed $299,000 MARMLS
• 2025-02-26 Listing Removed — Beaches MLS
• 2025-02-14 Price Changed $298,200 Beaches MLS
• 2025-02-09 Price Changed $298,300 Beaches MLS
• 2025-02-04 Price Changed $298,400 Beaches MLS
• 2025-01-30 Price Changed $298,500 Beaches MLS
• 2025-01-22 Price Changed $298,700 Beaches MLS
• 2025-01-16 Price Changed $298,800 Beaches MLS
• 2025-01-10 Price Changed $298,900 Beaches MLS
• 2024-12-09 Price Changed $299,000 Beaches MLS
• 2024-12-03 Price Changed $304,000 Beaches MLS
• 2024-11-23 Price Changed $305,000 Beaches MLS
• 2024-11-20 Price Changed $306,000 Beaches MLS
• 2024-11-13 Price Changed $307,000 Beaches MLS
• 2024-11-06 Price Changed $308,000 Beaches MLS
• 2024-10-29 Price Changed $309,000 Beaches MLS
• 2024-10-23 Price Changed $312,900 Beaches MLS
• 2024-10-17 Price Changed $313,900 Beaches MLS
• 2024-10-06 Price Changed $314,900 Beaches MLS
• 2024-10-02 Price Changed $315,000 Beaches MLS
• 2024-09-19 Price Changed $319,900 Beaches MLS
• 2024-09-13 Price Changed $329,000 Beaches MLS
• 2024-09-10 Price Changed $333,000 Beaches MLS
• 2024-08-28 Price Changed $334,000 Beaches MLS
• 2024-08-25 Listed $335,000 Beaches MLS
• 2024-08-05 Listing Removed — MARMLS
• 2024-06-25 Relisted — MARMLS
• 2024-06-25 Price Changed $339,000 MARMLS
• 2024-06-06 Listing Removed — MARMLS
• 2024-04-24 Price Changed $344,000 MARMLS
• 2024-04-03 Price Changed $359,000 MARMLS
• 2024-01-15 Listed $369,000 MARMLS
• 2022-06-24 Sold (Public Records) $239,000 Public Records
• 1993-10-27 Sold (Public Records) $60,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,554 · +3.3% YoY. Source: county tax records.