3050 Presidential Way #101 · West Palm Beach, FL 33401

$225,000

2 bd · 2.0 ba · 1,045 sqft · Condo public records · 52 Days on market

Built 1975 $770/mo HOA · 23% 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 +19.9/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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 MLS

This 2-bedroom / 2-bath unit literally sits at the end of the community allowing for added privacy by having no other building or traffic next to you. As a ground floor corner unit, the wrap around screened patio & extra windows allow plenty of natural light to flow in & direct access to the grounds out your back door. Unit has recently been painted & features clean white tile flooring in the living area & kitchen with real Bamboo wood flooring in both bedrooms. The Senate complex has their own pool, sauna, property manager & includes your water & cable. Lands of the President is a gated community with 24-hour manned guard gate, security patrol, & membership optional Country Club with public golf course, Olympic size pool, tennis, restaurant & more to come with redevelopment under way.

Key facts

• Wrap-around balcony
• Private garden view
• Community pool

Tags

• GATED GOLF COMMUNITY
• PRIVATE GARDEN VIEW
• SPLIT-BEDROOM FLOOR PLAN
• WRAP-AROUND BALCONY
• COMMUNITY POOL
• COMMUNITY CLUBHOUSE

Property features AI

Finance

• Other: Association-managed pool
• Financial info: Lease considered; Pets: No (but lists 'No Pet Restrictions' and no additional pet comments)
• HOA & community: Monthly association fee; Association fee includes hot water, parking, pool(s), sewer, trash, and water; Association pool

Exterior

• Parking: Detached parking; Guest parking
• Security: Security guard
• Utilities: Cable available; Water service included in association; Sewer service included in association; Trash service included in association
• Home design: Attached property; 6-story building; Entry on level 1
• Construction: Resale property
• Exterior features: Wrap-around porch

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Other interior features
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: Rents rising fast (+5.2%/yr); 506 active listings in the ZIP; 12 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 $3,326/mo this rent would consume 59% 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 52 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y 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.
• Current owner paid $83k; list at $225k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.48% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 5.6

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-11,257
• Equity at exit: $33,548

10-year hold

• IRR: 8.4%
• Equity multiple: 1.73×
• Total profit: $46,206
• Equity at exit: $19,454

Cash invested: $63,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $3,326 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$312 /mo · $3,744/yr
• Insurance: −$94
• HOA: −$770
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $272

Break-even live

Break-even rent $2,982

Max offer price $225,000

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	24d	1	0.36mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	24d	1	0.37mi
1991 Presidential Way West Palm Beach, FL	1.0	1.0	827	$3,427	$4.14	8d	1	0.45mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	16d	1	0.45mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	24d	1	0.66mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	24d	1	0.78mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	24d	1	1.07mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,798	$2.60	2d	29	1.09mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	18d	60	1.15mi
195 River Grove Way West Palm Beach, FL	2.0	1.0–2.0	828	$3,002	$3.63	2d	18	1.17mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	5d	1	1.45mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	22d	1	1.49mi

HOA detail condo

• Monthly dues: $770 · $9,240/yr
• Likely covers: watercablelandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $225,000 Active 52 DOM
2. 2026-06-17
   days on market $225,000 Active 51 DOM
3. 2026-06-16
   days on market $225,000 Active 50 DOM
4. 2026-06-15
   days on market $225,000 Active 49 DOM
5. 2026-06-13
   days on market $225,000 Active 47 DOM
6. 2026-06-09
   days on market $225,000 Active 43 DOM
7. 2026-06-08
   days on market $225,000 Active 42 DOM
8. 2026-06-07
   days on market $225,000 Active 41 DOM
9. 2026-06-04
   days on market $225,000 Active 38 DOM
10. 2026-06-03
    days on market $225,000 Active 37 DOM
11. 2026-06-02
    days on market $225,000 Active 36 DOM
12. 2026-06-01
    days on market $225,000 Active 35 DOM
13. 2026-05-31
    days on market $225,000 Active 34 DOM
14. 2026-04-17
    listed $225,000 Active
15. 2025-06-26
    historical $2,000
16. 2024-12-21
    listed $2,000
17. 2024-12-15
    historical $2,250
18. 2024-08-08
    price $2,250
19. 2024-04-18
    price $2,450
20. 2024-02-14
    listed $2,800
21. 2024-01-29
    historical $2,800
22. 2024-01-25
    price $2,800
23. 2023-12-14
    listed $3,100
24. 2014-11-18
    historical 843-char remark

    Show marketing remark (843 chars)

    This 2-bedroom / 2-bath unit literally sits at the end of the community allowing for added privacy by having no other building or traffic next to you. As a ground floor corner unit, the wrap around screened patio & extra windows allow plenty of natural light to flow in & direct access to the grounds out your back door. Unit has recently been painted & features clean white tile flooring in the living area & kitchen with real Bamboo wood flooring in both bedrooms. The Senate complex has their own pool, sauna, property manager & includes your water & cable. Lands of the President is a gated community with 24-hour manned guard gate, security patrol, & membership optional Country Club with public golf course, Olympic size pool, tennis, restaurant & more to come with redevelopment under way.

25. 2014-11-07
    soldstatus $83,000
26. 2014-11-05
    soldstatus $83,000 Closed 843-char remark

    Show marketing remark (843 chars)

    This 2-bedroom / 2-bath unit literally sits at the end of the community allowing for added privacy by having no other building or traffic next to you. As a ground floor corner unit, the wrap around screened patio & extra windows allow plenty of natural light to flow in & direct access to the grounds out your back door. Unit has recently been painted & features clean white tile flooring in the living area & kitchen with real Bamboo wood flooring in both bedrooms. The Senate complex has their own pool, sauna, property manager & includes your water & cable. Lands of the President is a gated community with 24-hour manned guard gate, security patrol, & membership optional Country Club with public golf course, Olympic size pool, tennis, restaurant & more to come with redevelopment under way.

27. 2014-09-14
    status Pending 843-char remark

    Show marketing remark (843 chars)

    This 2-bedroom / 2-bath unit literally sits at the end of the community allowing for added privacy by having no other building or traffic next to you. As a ground floor corner unit, the wrap around screened patio & extra windows allow plenty of natural light to flow in & direct access to the grounds out your back door. Unit has recently been painted & features clean white tile flooring in the living area & kitchen with real Bamboo wood flooring in both bedrooms. The Senate complex has their own pool, sauna, property manager & includes your water & cable. Lands of the President is a gated community with 24-hour manned guard gate, security patrol, & membership optional Country Club with public golf course, Olympic size pool, tennis, restaurant & more to come with redevelopment under way.

28. 2014-08-04
    price $88,000 843-char remark

    Show marketing remark (843 chars)

    This 2-bedroom / 2-bath unit literally sits at the end of the community allowing for added privacy by having no other building or traffic next to you. As a ground floor corner unit, the wrap around screened patio & extra windows allow plenty of natural light to flow in & direct access to the grounds out your back door. Unit has recently been painted & features clean white tile flooring in the living area & kitchen with real Bamboo wood flooring in both bedrooms. The Senate complex has their own pool, sauna, property manager & includes your water & cable. Lands of the President is a gated community with 24-hour manned guard gate, security patrol, & membership optional Country Club with public golf course, Olympic size pool, tennis, restaurant & more to come with redevelopment under way.

29. 2014-06-06
    listed $90,000 Active 843-char remark

    Show marketing remark (843 chars)

    This 2-bedroom / 2-bath unit literally sits at the end of the community allowing for added privacy by having no other building or traffic next to you. As a ground floor corner unit, the wrap around screened patio & extra windows allow plenty of natural light to flow in & direct access to the grounds out your back door. Unit has recently been painted & features clean white tile flooring in the living area & kitchen with real Bamboo wood flooring in both bedrooms. The Senate complex has their own pool, sauna, property manager & includes your water & cable. Lands of the President is a gated community with 24-hour manned guard gate, security patrol, & membership optional Country Club with public golf course, Olympic size pool, tennis, restaurant & more to come with redevelopment under way.

30. 2001-11-26
    soldstatus $67,000
31. 2001-11-16
    soldstatus $67,000 220-char remark

    Show marketing remark (220 chars)

    IMMACULATE FULL TWO BEDROOM CORNER UNIT - TILE THROUGHOUT, NEW CARPET IN BEDROOMS, UNFURNISHED, READY TO MOVE RIGHT IN. 24HOUR GATED GOLF + TENNIS COUNTRY CLUB COMMUNITY. MINUTES TO SHOPPING, RESTAURANTS, AND CITY PLACE.

32. 2001-10-15
    historical 220-char remark

    Show marketing remark (220 chars)

    IMMACULATE FULL TWO BEDROOM CORNER UNIT - TILE THROUGHOUT, NEW CARPET IN BEDROOMS, UNFURNISHED, READY TO MOVE RIGHT IN. 24HOUR GATED GOLF + TENNIS COUNTRY CLUB COMMUNITY. MINUTES TO SHOPPING, RESTAURANTS, AND CITY PLACE.

33. 2001-10-09
    listed $69,000 220-char remark

    Show marketing remark (220 chars)

    IMMACULATE FULL TWO BEDROOM CORNER UNIT - TILE THROUGHOUT, NEW CARPET IN BEDROOMS, UNFURNISHED, READY TO MOVE RIGHT IN. 24HOUR GATED GOLF + TENNIS COUNTRY CLUB COMMUNITY. MINUTES TO SHOPPING, RESTAURANTS, AND CITY PLACE.

34. 1991-05-06
    soldstatus $55,000
35. 1981-01-01
    soldstatus $73,500

ⓘ 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: $3,744 · $312/mo
• Projected year-2 tax: $3,744 · $312/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: $39,911
• − Mortgage interest: −$12,603
• − Property taxes: −$3,744
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,193
• − Management: −$3,193
• − HOA: −$9,240
• − Depreciation: −$6,545
• Taxable income: $267
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $3,198/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

+206.1% since first listed

22 events — show timeline

• 2026-04-17 Listed $225,000 MARMLS
• 2025-06-26 Rental Removed $2,000 MARMLS
• 2024-12-21 Listed for Rent $2,000 MARMLS
• 2024-12-15 Rental Removed $2,250 MARMLS
• 2024-08-08 Price Changed $2,250 MARMLS
• 2024-04-18 Price Changed $2,450 MARMLS
• 2024-02-14 Listed for Rent $2,800 MARMLS
• 2024-01-29 Rental Removed $2,800 MARMLS
• 2024-01-25 Price Changed $2,800 MARMLS
• 2023-12-14 Listed for Rent $3,100 MARMLS
• 2014-11-18 Listing Removed — Beaches MLS
• 2014-11-07 Sold (Public Records) $83,000 Public Records
• 2014-11-05 Sold (MLS) $83,000 Beaches MLS
• 2014-09-14 Pending — Beaches MLS
• 2014-08-04 Price Changed $88,000 Beaches MLS
• 2014-06-06 Listed $90,000 Beaches MLS
• 2001-11-26 Sold (Public Records) $67,000 Public Records
• 2001-11-16 Sold (MLS) $67,000 Beaches MLS
• 2001-10-15 Listing Removed — Beaches MLS
• 2001-10-09 Listed $69,000 Beaches MLS
• 1991-05-06 Sold (Public Records) $55,000 Public Records
• 1981-01-01 Sold (Public Records) $73,500 Public Records

Property tax history

+12.6%/yr

Latest (2025): $3,744 · +4.5% YoY. Source: county tax records.