2701 Village Blvd #303 · West Palm Beach, FL 33409

$290,000

2 bd · 2.0 ba · 1,437 sqft · Condo public records · 126 Days on market

Built 1987 $870/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).

• Cash flow +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL UPDATED 2BR/2BA MODERN CONDO WITH POOL AND GOLF COURSE VIEW. TWO BALCONIES TO ENJOY IT! VERY SPACIOUS ROOMS WITH WALKING CLOSETS AND DREAM KITCHEN! CENTRALLY LOCATED NEAR OUTLET MALL, I-95, DOWNTOWN WPB.

Key facts

• New hvac
• Updated kitchen
• Long balcony

Tags

• LONG BALCONY
• NEW HVAC
• LUXURY VINYL PLANK FLOORING
• UPDATED KITCHEN
• WHITE SHAKER CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Pets allowed with restrictions (breed, number, and size limits may apply)
• HOA & community: Community pool; Monthly association fee (includes insurance)

Exterior

• Parking: Assigned parking; 2 open parking spaces
• Security: Fire alarm
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Resale condition; South-facing; 4-story building
• Construction: Block and concrete construction; Building has 4 total stories
• Exterior features: No waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Walk-in closet(s); Split bedroom layout; Fire alarm (building security feature)
• Laundry & utility: Laundry inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (8.3% below list).
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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.
• Zoned schools: Seminole Trails Elementary School (math 26% / reading 36%, grade F, #1,854 of 2,144 statewide, top 87%, 650 students, 73% FRL); Bear Lakes Middle School (math 19% / reading 33%, grade F, #506 of 571 statewide, top 89%, 842 students, 74% FRL); Palm Beach Lakes High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 2,688 students, 70% 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 soft (-0.1%/yr); 189 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,609/mo this rent would consume 65% of the median local household income ($67k/yr) (locally 1333% 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 $9k 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 126 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago; this cycle's ask is 12509% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,200 (12.0% 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 126 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.24% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.19×
• Total profit: $-65,579
• Equity at exit: $43,240

10-year hold

• IRR: -44.6%
• Equity multiple: -0.31×
• Total profit: $-106,469
• Equity at exit: $25,074

Cash invested: $81,200 (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 33409

• Home prices YoY: -25.6%
• Rents YoY: -0.1%
• Active inventory: 189
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,609 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$476 /mo · $5,710/yr
• Insurance: −$121
• HOA: −$870
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $-136

Break-even live

Break-even rent $3,782

Max offer price $265,958

Occupancy floor 99%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	24d	1	0.30mi
2480 Presidential Way #902 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	5d	1	0.30mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	2d	1	0.34mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	24d	1	0.34mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	24d	1	0.46mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	24d	1	0.47mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	15d	1	0.55mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	24d	1	0.68mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	24d	1	0.73mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	14d	1	0.77mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	24d	1	0.88mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	17d	60	0.99mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,798	$2.60	1d	29	1.14mi
4567 Brook Dr West Palm Beach, FL	3.0	2.0	1528	$3,000	$1.96	24d	1	1.16mi
195 River Grove Way West Palm Beach, FL	2.0	1.0–2.0	828	$3,002	$3.63	1d	18	1.25mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	5d	1	1.25mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	21d	1	1.31mi

HOA detail condo

• Monthly dues: $870 · $10,440/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $290,000 Active 126 DOM
2. 2026-06-17
   days on market $290,000 Active 125 DOM
3. 2026-06-16
   days on market $290,000 Active 124 DOM
4. 2026-06-15
   days on market $290,000 Active 123 DOM
5. 2026-06-13
   days on market $290,000 Active 121 DOM
6. 2026-06-09
   days on market $290,000 Active 117 DOM
7. 2026-06-07
   days on market $290,000 Active 115 DOM
8. 2026-06-04
   days on market $290,000 Active 112 DOM
9. 2026-06-03
   days on market $290,000 Active 111 DOM
10. 2026-06-01
    days on market $290,000 Active 109 DOM
11. 2026-05-31
    days on market $290,000 Active 108 DOM
12. 2026-04-19
    historical $2,300
13. 2026-04-01
    listed $2,300
14. 2026-03-31
    historical $2,300
15. 2026-03-18
    listed $2,300
16. 2026-03-17
    historical $2,300
17. 2026-02-28
    price $290,000
18. 2026-02-19
    listed $2,300
19. 2026-02-11
    listed $299,000 Active
20. 2022-06-24
    soldstatus $314,000
21. 2022-06-09
    soldstatus $314,000 Closed 217-char remark

    Show marketing remark (217 chars)

    BEAUTIFUL UPDATED 2BR/2BA MODERN CONDO WITH POOL AND GOLF COURSE VIEW. TWO BALCONIES TO ENJOY IT! VERY SPACIOUS ROOMS WITH WALKING CLOSETS AND DREAM KITCHEN! CENTRALLY LOCATED NEAR OUTLET MALL, I-95, DOWNTOWN WPB.

22. 2022-05-10
    status Pending 217-char remark

    Show marketing remark (217 chars)

    BEAUTIFUL UPDATED 2BR/2BA MODERN CONDO WITH POOL AND GOLF COURSE VIEW. TWO BALCONIES TO ENJOY IT! VERY SPACIOUS ROOMS WITH WALKING CLOSETS AND DREAM KITCHEN! CENTRALLY LOCATED NEAR OUTLET MALL, I-95, DOWNTOWN WPB.

23. 2022-04-20
    listed $325,000 Active 217-char remark

    Show marketing remark (217 chars)

    BEAUTIFUL UPDATED 2BR/2BA MODERN CONDO WITH POOL AND GOLF COURSE VIEW. TWO BALCONIES TO ENJOY IT! VERY SPACIOUS ROOMS WITH WALKING CLOSETS AND DREAM KITCHEN! CENTRALLY LOCATED NEAR OUTLET MALL, I-95, DOWNTOWN WPB.

24. 2006-01-20
    soldstatus $235,000
25. 2006-01-13
    soldstatus $235,000 480-char remark

    Show marketing remark (480 chars)

    AH, SUNSETS AND CHARDONNAY...GORGEOUS CLUBHOUSE, POOL AND GOLF COURSE VIEWS OF THE BEAR LAKES COUNTRY CLUB FROM TWO SECLUDED TILED TERRACES IN THIS COZY THIRD FLOOR DESIRABLE WHITEHALL LOCATION! THIS FRESHLY PAINTED UNIT FEATURES NEW BERBER CARPETING*,CUSTOM MIRRORS IN DININGROOM AND BEDROOM, NEW KITCHEN SINK, LAUNDRY ROOM SINK, NEWER DISHWASHER,A/C AND WATER HEATER. OPEN HOUSE SUNDAY, DECEMBER 11, 2005 1:00- 4:00 PM *NEW CARPET WILL BE INSTALLED JANUARY 6,2006 CIAO, BARRY...

26. 2005-12-11
    listed $248,500 480-char remark

    Show marketing remark (480 chars)

    AH, SUNSETS AND CHARDONNAY...GORGEOUS CLUBHOUSE, POOL AND GOLF COURSE VIEWS OF THE BEAR LAKES COUNTRY CLUB FROM TWO SECLUDED TILED TERRACES IN THIS COZY THIRD FLOOR DESIRABLE WHITEHALL LOCATION! THIS FRESHLY PAINTED UNIT FEATURES NEW BERBER CARPETING*,CUSTOM MIRRORS IN DININGROOM AND BEDROOM, NEW KITCHEN SINK, LAUNDRY ROOM SINK, NEWER DISHWASHER,A/C AND WATER HEATER. OPEN HOUSE SUNDAY, DECEMBER 11, 2005 1:00- 4:00 PM *NEW CARPET WILL BE INSTALLED JANUARY 6,2006 CIAO, BARRY...

27. 2003-04-18
    soldstatus $115,000
28. 2003-04-11
    soldstatus $115,000
29. 2003-02-09
    historical
30. 2003-01-24
    listed $135,000
31. 1995-11-07
    soldstatus $65,000
32. 1992-02-06
    soldstatus $70,000
33. 1987-02-01
    soldstatus $75,900

ⓘ 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: $5,710 · $476/mo
• Projected year-2 tax: $5,710 · $476/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: $43,312
• − Mortgage interest: −$16,245
• − Property taxes: −$5,710
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,465
• − Management: −$3,465
• − HOA: −$10,440
• − Depreciation: −$8,436
• Taxable loss: −$5,899
• Est. tax savings @ 24.0%: +$1,416
• After-tax cash flow: $-217/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): 33,489
• Household income: $67,073
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1333.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 36% Black 31% White 27% Two or more races 21% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 8% Dominican 1%
• Common ancestry: Hispanic 8% Romanian 1% Lithuanian 1%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 30% French/Haitian/Cajun 10% 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: ▼ -128.54%
• Current HPI: 374.2506
• Rent YoY: ▼ -0.15%
• 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

-97.0% since first listed

22 events — show timeline

• 2026-04-19 Rental Removed $2,300 ZUMPER1
• 2026-04-01 Listed for Rent $2,300 ZUMPER1
• 2026-03-31 Rental Removed $2,300 RMLSFL
• 2026-03-18 Listed for Rent $2,300 RMLSFL
• 2026-03-17 Rental Removed $2,300 GFLMLS
• 2026-02-28 Price Changed $290,000 Beaches MLS
• 2026-02-19 Listed for Rent $2,300 GFLMLS
• 2026-02-11 Listed $299,000 Beaches MLS
• 2022-06-24 Sold (Public Records) $314,000 Public Records
• 2022-06-09 Sold (MLS) $314,000 Beaches MLS
• 2022-05-10 Pending — Beaches MLS
• 2022-04-20 Listed $325,000 Beaches MLS
• 2006-01-20 Sold (Public Records) $235,000 Public Records
• 2006-01-13 Sold (MLS) $235,000 Beaches MLS
• 2005-12-11 Listed $248,500 Beaches MLS
• 2003-04-18 Sold (Public Records) $115,000 Public Records
• 2003-04-11 Sold (MLS) $115,000 Beaches MLS
• 2003-02-09 Listing Removed — Beaches MLS
• 2003-01-24 Listed $135,000 Beaches MLS
• 1995-11-07 Sold (Public Records) $65,000 Public Records
• 1992-02-06 Sold (Public Records) $70,000 Public Records
• 1987-02-01 Sold (Public Records) $75,900 Public Records

Property tax history

+14.4%/yr

Latest (2025): $5,710 · -5.7% YoY. Source: county tax records.