1900 N Congress Ave #105 · West Palm Beach, FL 33401

$160,000

2 bd · 1.0 ba · 850 sqft · Condo public records · 42 Days on market

Built 1981 $395/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

Freshly updated 2-bedroom, 1-bath condominium in Presidential Golfview, centrally located in West Palm Beach. This light and inviting residence has been completely repainted and features a brand-new kitchen with new appliances, creating a clean and move-in ready interior. The functional layout offers comfortable everyday living with an open feel and abundant natural light. Presidential Golfview is a well-established condominium community with elevators, pool, and clubhouse amenities, conveniently located near shopping, dining, major roads, I-95, and downtown West Palm Beach. A great opportunity not only for owner-occupants seeking affordable and low-maintenance living, but also for investor

Key facts

• $395 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Association: Presidential Golfview; Monthly HOA fee of $395; HOA covers cable TV, grounds maintenance, trash, water, reserve funds, roof repairs, and pool service; Association amenities include pool, jogging path, community room, on-site manager/management, laundry, street lights, and maintenance

Exterior

• Parking: 2 parking spaces; Asphalt parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium in a multi-story building; 4 total stories; West-facing
• Construction: Brick and CBS construction; Slab foundation; Other roof
• Exterior features: Waterfront property; Asphalt road frontage; Public maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Concrete; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (heat pump)
• Interior features: Walk-in closets; Closet cabinetry; Blinds on windows
• Laundry & utility: Building laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $3,014/mo this rent would consume 53% 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask is 9312% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.29%
• DSCR: 1.99
• GRM: 4.4

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: 18.1%
• Equity multiple: 1.76×
• Total profit: $34,051
• Equity at exit: $23,857

10-year hold

• IRR: 28.4%
• Equity multiple: 3.85×
• Total profit: $127,744
• Equity at exit: $13,834

Cash invested: $44,800 (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: 4.4×

Monthly cashflow live

• Estimated rent: $3,014 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$248 /mo · $2,974/yr
• Insurance: −$67
• HOA: −$395
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $832

Break-even live

Break-even rent $1,960

Max offer price $160,000

Occupancy floor 67%

Sensitivity live

Price	-10% $923	-5% $877	+0% $832	+5% $787	+10% $742
Rent	-10% $594	-5% $713	+0% $832	+5% $951	+10% $1,070
Rate	-1.0pp $913	-0.5pp $873	base $832	+0.5pp $791	+1.0pp $749

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	8d	1	0.30mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$2,705	$2.53	20d	19	1.14mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	18d	60	1.31mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,798	$2.60	2d	29	1.50mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $160,000 Active 42 DOM
2. 2026-06-17
   days on market $160,000 Active 41 DOM
3. 2026-06-16
   days on market $160,000 Active 40 DOM
4. 2026-06-15
   days on market $160,000 Active 39 DOM
5. 2026-06-13
   days on market $160,000 Active 37 DOM
6. 2026-06-09
   days on market $160,000 Active 33 DOM
7. 2026-06-08
   days on market $160,000 Active 32 DOM
8. 2026-06-07
   days on market $160,000 Active 31 DOM
9. 2026-06-04
   days on market $160,000 Active 28 DOM
10. 2026-06-03
    days on market $160,000 Active 27 DOM
11. 2026-06-02
    days on market $160,000 Active 26 DOM
12. 2026-06-01
    days on market $160,000 Active 25 DOM
13. 2026-05-31
    days on market $160,000 Active 24 DOM
14. 2026-05-08
    listed $1,700
15. 2026-05-07
    listed $160,000 Active
16. 2025-06-17
    historical
17. 2025-04-11
    price $150,000
18. 2024-12-13
    price $160,000
19. 2024-10-09
    listed $185,000 Active
20. 2024-10-09
    historical
21. 2024-10-08
    price $189,000
22. 2024-03-21
    listed $195,000 Active
23. 2023-08-04
    historical
24. 2023-07-15
    listed $199,000 Active
25. 2023-03-06
    soldstatus $175,000
26. 2023-02-27
    soldstatus $175,000 Closed
27. 2023-01-30
    status Pending
28. 2022-06-24
    listed $179,000 Active
29. 2014-09-02
    soldstatus $96,100
30. 2014-03-25
    soldstatus $57,000
31. 2014-03-14
    soldstatus $57,000 Closed
32. 2014-03-04
    status Pending
33. 2014-02-11
    historical Contingent
34. 2014-01-25
    price $57,950
35. 2014-01-09
    listed $57,500 Active
36. 2013-09-21
    historical
37. 2007-01-22
    soldstatus $135,000
38. 2006-10-16
    listed $135,000
39. 2005-03-30
    soldstatus $99,200
40. 2004-07-28
    soldstatus $73,900
41. 1990-05-01
    soldstatus $8,500,000

ⓘ 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: $2,974 · $248/mo
• Projected year-2 tax: $2,974 · $248/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: $36,163
• − Mortgage interest: −$8,962
• − Property taxes: −$2,974
• − Insurance: −$800
• − Repairs & maintenance: −$2,893
• − Management: −$2,893
• − HOA: −$4,740
• − Depreciation: −$4,655
• Taxable income: $8,246
• Est. tax owed @ 24.0%: −$1,979
• After-tax cash flow: $8,007/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

-100.0% since first listed

28 events — show timeline

• 2026-05-08 Listed for Rent $1,700 RMLSFL
• 2026-05-07 Listed $160,000 Beaches MLS
• 2025-06-17 Listing Removed — Beaches MLS
• 2025-04-11 Price Changed $150,000 Beaches MLS
• 2024-12-13 Price Changed $160,000 Beaches MLS
• 2024-10-09 Listing Removed — Beaches MLS
• 2024-10-09 Listed $185,000 Beaches MLS
• 2024-10-08 Price Changed $189,000 Beaches MLS
• 2024-03-21 Listed $195,000 Beaches MLS
• 2023-08-04 Listing Removed — Beaches MLS
• 2023-07-15 Listed $199,000 Beaches MLS
• 2023-03-06 Sold (Public Records) $175,000 Public Records
• 2023-02-27 Sold (MLS) $175,000 MARMLS
• 2023-01-30 Pending — MARMLS
• 2022-06-24 Listed $179,000 MARMLS
• 2014-09-02 Sold (Public Records) $96,100 Public Records
• 2014-03-25 Sold (Public Records) $57,000 Public Records
• 2014-03-14 Sold (MLS) $57,000 Beaches MLS
• 2014-03-04 Pending — Beaches MLS
• 2014-02-11 Contingent — Beaches MLS
• 2014-01-25 Price Changed $57,950 Beaches MLS
• 2014-01-09 Listed $57,500 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2007-01-22 Sold (Public Records) $135,000 Public Records
• 2006-10-16 Listed $135,000 Beaches MLS
• 2005-03-30 Sold (Public Records) $99,200 Public Records
• 2004-07-28 Sold (Public Records) $73,900 Public Records
• 1990-05-01 Sold (Public Records) $8,500,000 Public Records

Property tax history

+13.9%/yr

Latest (2025): $2,974 · +0.2% YoY. Source: county tax records.