2050 N Congress Ave #301 · West Palm Beach, FL 33401

$169,000

2 bd · 2.0 ba · 1,030 sqft · Condo public records · 181 Days on market

Built 1981 $425/mo HOA · 13% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Corner, 3rd floor, 2-bedroom, 2-bath unit located at Presidential Golf view. New AC unit July 2021', Walk to Palm Beach Outlets, Close to I-95, Downtown West Palm Beach, Beaches, Tri-Rail, Brite-Line, Palm Beach International Airport. Can be rented right away! Low HOA fee's.

Key facts

• $425 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Monthly HOA fee of $425; HOA covers cable TV, insurance, grounds maintenance, sewer, trash, and water; Association amenities include parking and pool

Exterior

• Parking: Garage with 2 spaces; 2 covered parking spaces
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Condominium; Resale condition; Faces west; 4-story building
• Construction: CBS construction
• Exterior features: Waterfront property; Pool; Sidewalks; Street lights

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Split bedroom layout; Unfurnished unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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 fast (+5.2%/yr); 506 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $3,371/mo this rent would consume 60% 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 $1k of loan paydown is wiped out by about $5k 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 $47k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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: 1.99% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.39%
• DSCR: 2.13
• GRM: 4.2

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: 22.0%
• Equity multiple: 1.93×
• Total profit: $44,180
• Equity at exit: $25,198

10-year hold

• IRR: 31.8%
• Equity multiple: 4.25×
• Total profit: $153,955
• Equity at exit: $14,612

Cash invested: $47,320 (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: 4.2×

Monthly cashflow live

• Estimated rent: $3,371 high
• Mortgage (P&I): −$886
• Tax from tax record: −$280 /mo · $3,363/yr
• Insurance: −$70
• HOA: −$425
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $1,001

Break-even live

Break-even rent $2,104

Max offer price $169,000

Occupancy floor 65%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	24d	1	0.22mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	24d	1	0.25mi
1991 Presidential Way West Palm Beach, FL	1.0	1.0	827	$3,427	$4.14	7d	1	0.33mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	15d	1	0.33mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	24d	1	0.50mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	24d	1	0.58mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	24d	1	1.05mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	17d	60	1.22mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,798	$2.60	1d	29	1.29mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$2,705	$2.53	19d	19	1.34mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	5d	1	1.35mi
195 River Grove Way West Palm Beach, FL	2.0	1.0–2.0	828	$3,002	$3.63	1d	18	1.38mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	24d	1	1.46mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $169,000 Active 181 DOM
2. 2026-06-17
   days on market $169,000 Active 180 DOM
3. 2026-06-16
   days on market $169,000 Active 179 DOM
4. 2026-06-15
   days on market $169,000 Active 178 DOM
5. 2026-06-13
   days on market $169,000 Active 176 DOM
6. 2026-06-09
   days on market $169,000 Active 172 DOM
7. 2026-06-07
   days on market $169,000 Active 170 DOM
8. 2026-06-04
   days on market $169,000 Active 167 DOM
9. 2026-06-03
   days on market $169,000 Active 166 DOM
10. 2026-06-01
    days on market $169,000 Active 164 DOM
11. 2026-05-31
    days on market $169,000 Active 163 DOM
12. 2026-04-11
    price $169,000
13. 2025-12-19
    listed $179,000 Active
14. 2025-12-13
    historical
15. 2025-02-06
    historical $1,800
16. 2024-12-27
    listed $1,800
17. 2024-12-27
    historical $1,800
18. 2024-12-27
    listed $1,800
19. 2024-12-13
    listed $190,000 Active
20. 2024-05-18
    historical $1,800
21. 2024-05-11
    listed $1,800
22. 2024-05-03
    soldstatus $179,000
23. 2024-04-30
    soldstatus $179,000 Closed 275-char remark

    Show marketing remark (275 chars)

    Corner, 3rd floor, 2-bedroom, 2-bath unit located at Presidential Golf view. New AC unit July 2021', Walk to Palm Beach Outlets, Close to I-95, Downtown West Palm Beach, Beaches, Tri-Rail, Brite-Line, Palm Beach International Airport. Can be rented right away! Low HOA fee's.

24. 2024-04-09
    historical Active Under Contract 275-char remark

    Show marketing remark (275 chars)

    Corner, 3rd floor, 2-bedroom, 2-bath unit located at Presidential Golf view. New AC unit July 2021', Walk to Palm Beach Outlets, Close to I-95, Downtown West Palm Beach, Beaches, Tri-Rail, Brite-Line, Palm Beach International Airport. Can be rented right away! Low HOA fee's.

25. 2024-03-13
    listed $185,000 Active 275-char remark

    Show marketing remark (275 chars)

    Corner, 3rd floor, 2-bedroom, 2-bath unit located at Presidential Golf view. New AC unit July 2021', Walk to Palm Beach Outlets, Close to I-95, Downtown West Palm Beach, Beaches, Tri-Rail, Brite-Line, Palm Beach International Airport. Can be rented right away! Low HOA fee's.

26. 2002-10-17
    soldstatus $56,000
27. 2002-10-15
    soldstatus $56,000
28. 2002-09-26
    historical
29. 2002-08-05
    listed $59,900
30. 1987-03-01
    soldstatus $66,100
31. 1982-09-01
    soldstatus $10,369,200

ⓘ 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: $3,363 · $280/mo
• Projected year-2 tax: $3,363 · $280/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 7 d/yr ≥105°F today · 23 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: $40,451
• − Mortgage interest: −$9,467
• − Property taxes: −$3,363
• − Insurance: −$845
• − Repairs & maintenance: −$3,236
• − Management: −$3,236
• − HOA: −$5,100
• − Depreciation: −$4,916
• Taxable income: $10,288
• Est. tax owed @ 24.0%: −$2,469
• After-tax cash flow: $9,544/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

-98.4% since first listed

20 events — show timeline

• 2026-04-11 Price Changed $169,000 Beaches MLS
• 2025-12-19 Listed $179,000 Beaches MLS
• 2025-12-13 Listing Removed — Beaches MLS
• 2025-02-06 Rental Removed $1,800 RMLSFL
• 2024-12-27 Listed for Rent $1,800 RMLSFL
• 2024-12-27 Rental Removed $1,800 GFLMLS
• 2024-12-27 Listed for Rent $1,800 GFLMLS
• 2024-12-13 Listed $190,000 Beaches MLS
• 2024-05-18 Rental Removed $1,800 GFLMLS
• 2024-05-11 Listed for Rent $1,800 GFLMLS
• 2024-05-03 Sold (Public Records) $179,000 Public Records
• 2024-04-30 Sold (MLS) $179,000 Beaches MLS
• 2024-04-09 Contingent — Beaches MLS
• 2024-03-13 Listed $185,000 Beaches MLS
• 2002-10-17 Sold (Public Records) $56,000 Public Records
• 2002-10-15 Sold (MLS) $56,000 Beaches MLS
• 2002-09-26 Listing Removed — Beaches MLS
• 2002-08-05 Listed $59,900 Beaches MLS
• 1987-03-01 Sold (Public Records) $66,100 Public Records
• 1982-09-01 Sold (Public Records) $10,369,200 Public Records

Property tax history

+12.2%/yr

Latest (2025): $3,363 · +52.9% YoY. Source: county tax records.