1830 Embassy Dr #122 · West Palm Beach, FL 33401

$238,000

1 bd · 1.5 ba · 760 sqft · Condo public records · 41 Days on market

Built 1974 $584/mo HOA · 22% 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 +8.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Lakeshore Condo Club! Buy today, rent tomorrow! Walk into your new vacation or long-term condo. Unit offers a spacious living room/dining room with double height ceiling, a great kitchen for all your cooking needs and a private terrace that opens up to a beautiful pool directly on Lake Magnolia. Walk up your spiral staircase to your bedroom loft that has a huge bathroom. Laundry facilities on each floor, gym, clubhouse, onsite manager, heated pool, BBQ and tables for entertaining. NEW REMOTE CONTROLLED BLINDS.

Key facts

• Gated community
• Heated lakeside pool
• Central location

Tags

• GROUND-FLOOR WALKOUT LOFT
• PRIVATE FENCED TERRACE
• GATED COMMUNITY
• HEATED LAKESIDE POOL
• CENTRAL LOCATION

Property features AI

Finance

• Financial info: Pets allowed (pet restrictions possible)
• HOA & community: Association with monthly HOA fee; Monthly HOA fee listed (fee covers grounds maintenance, common areas, elevator, pool service); Community elevator(s); Community pool

Exterior

• Parking: Assigned parking; Guest parking; One open parking space (1 total)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Condominium; Two levels; Resale condition; Faces south
• Construction: Concrete and stucco construction; Other roof; Six-story building
• Exterior features: Open patio; Patio; Back yard fencing; Fenced yard; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: No special interior features listed; Furnished
• Laundry & utility: Common area laundry; In-hall laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $238k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (14.2% below list).
• Meets the 1% rule at list price ($3k rent vs $238k).
• Recommended offer: $204k (14.2% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: Roosevelt Elementary School (math 22% / reading 22%, grade F, #2,080 of 2,144 statewide, top 97%, 324 students, 86% 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 78% FRL vs 52% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-28 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 (+5.2%/yr); 506 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $2,689/mo this rent would consume 47% 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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

• Watch-outs: HOA is 22% of rent.
• 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 $204,280 (14.2% 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 41 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.13% ✓
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 7.4

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: -18.4%
• Equity multiple: 0.33×
• Total profit: $-44,329
• Equity at exit: $35,487

10-year hold

• IRR: -5.5%
• Equity multiple: 0.60×
• Total profit: $-26,935
• Equity at exit: $20,578

Cash invested: $66,640 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,689 medium
• Mortgage (P&I): −$1,248
• Tax from tax record: −$384 /mo · $4,610/yr
• Insurance: −$99
• HOA: −$584
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-191

Break-even live

Break-even rent $2,931

Max offer price $204,280

Occupancy floor —

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1991 Presidential Way West Palm Beach, FL	1.0	1.0	827	$3,427	$4.14	7d	1	0.44mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$2,160	$2.02	19d	19	1.01mi
2585 Spruce Ave West Palm Beach, FL	1.0–2.0	1.0–2.0	841	$1,970	$2.34	1d	122	1.48mi

HOA detail condo

• Monthly dues: $584 · $7,008/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-04-19
   historical Active Under Contract
2. 2026-04-15
   listed $238,000 Active
3. 2023-03-22
   soldstatus $275,000
4. 2023-02-28
   soldstatus $275,000 Closed 526-char remark

   Show marketing remark (526 chars)

   Welcome to Lakeshore Condo Club! Buy today, rent tomorrow! Walk into your new vacation or long-term condo. Unit offers a spacious living room/dining room with double height ceiling, a great kitchen for all your cooking needs and a private terrace that opens up to a beautiful pool directly on Lake Magnolia. Walk up your spiral staircase to your bedroom loft that has a huge bathroom. Laundry facilities on each floor, gym, clubhouse, onsite manager, heated pool, BBQ and tables for entertaining. NEW REMOTE CONTROLLED BLINDS.

5. 2023-01-28
   historical Active Under Contract 526-char remark

   Show marketing remark (526 chars)

   Welcome to Lakeshore Condo Club! Buy today, rent tomorrow! Walk into your new vacation or long-term condo. Unit offers a spacious living room/dining room with double height ceiling, a great kitchen for all your cooking needs and a private terrace that opens up to a beautiful pool directly on Lake Magnolia. Walk up your spiral staircase to your bedroom loft that has a huge bathroom. Laundry facilities on each floor, gym, clubhouse, onsite manager, heated pool, BBQ and tables for entertaining. NEW REMOTE CONTROLLED BLINDS.

6. 2023-01-26
   listed $324,500 Active 526-char remark

   Show marketing remark (526 chars)

   Welcome to Lakeshore Condo Club! Buy today, rent tomorrow! Walk into your new vacation or long-term condo. Unit offers a spacious living room/dining room with double height ceiling, a great kitchen for all your cooking needs and a private terrace that opens up to a beautiful pool directly on Lake Magnolia. Walk up your spiral staircase to your bedroom loft that has a huge bathroom. Laundry facilities on each floor, gym, clubhouse, onsite manager, heated pool, BBQ and tables for entertaining. NEW REMOTE CONTROLLED BLINDS.

7. 2023-01-24
   historical
8. 2023-01-19
   price $324,500
9. 2022-08-30
   price $349,999
10. 2022-08-24
    listed $369,999 Active
11. 2021-12-15
    soldstatus $225,000 Closed
12. 2021-11-23
    historical Active Under Contract
13. 2021-11-11
    listed $199,000 Active

ⓘ 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: $4,610 · $384/mo
• Projected year-2 tax: $4,610 · $384/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: $32,272
• − Mortgage interest: −$13,332
• − Property taxes: −$4,610
• − Insurance: −$1,190
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − HOA: −$7,008
• − Depreciation: −$6,924
• Taxable loss: −$5,955
• Est. tax savings @ 24.0%: +$1,429
• After-tax cash flow: $-861/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

+19.6% since first listed

13 events — show timeline

• 2026-04-19 Contingent — Beaches MLS
• 2026-04-15 Listed $238,000 Beaches MLS
• 2023-03-22 Sold (Public Records) $275,000 Public Records
• 2023-02-28 Sold (MLS) $275,000 MARMLS
• 2023-01-28 Contingent — MARMLS
• 2023-01-26 Listed $324,500 MARMLS
• 2023-01-24 Listing Removed — MARMLS
• 2023-01-19 Price Changed $324,500 MARMLS
• 2022-08-30 Price Changed $349,999 MARMLS
• 2022-08-24 Listed $369,999 MARMLS
• 2021-12-15 Sold (MLS) $225,000 Beaches MLS
• 2021-11-23 Contingent — Beaches MLS
• 2021-11-11 Listed $199,000 Beaches MLS

Property tax history

+6.1%/yr

Latest (2025): $4,610 · -6.1% YoY. Source: county tax records.