1727 Village Blvd #111 · West Palm Beach, FL 33409

$193,800

2 bd · 2.0 ba · 1,108 sqft · Townhouse public records · 101 Days on market

Built 1994 Est $201k · at est. $794/mo HOA · 26% of rent ↓ 15% since listing

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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 +17.1/30.0
• 1% rule +10.0/10.0
• ARV discount +9.0/15.0
• DSCR +5.3/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two bedroom two bath! Bedrooms are upstairs. Carpeting in main living area. Resort style living, close to shops, restaurants, City Place, and Downtown West Palm Beach

Key facts

• Gated entrance
• Swimming pool
• Night security guard

Tags

• CORNER UNIT
• GATED ENTRANCE
• NIGHT SECURITY GUARD
• GYM
• SWIMMING POOL
• SAND VOLLEYBALL COURT

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions; Approximately 200 units in the community
• HOA & community: Community association; Monthly HOA dues; HOA covers water; Community amenities: clubhouse, fitness center, pool, spa/hot tub, tennis courts, picnic area, maintained community, sidewalks, street lights, recreation facilities, lobby, manager on site, parking; On-site management

Exterior

• Parking: Assigned parking; Common parking; Permit required; Two parking spaces total
• Security: Security system; Gated community (no guard); Security patrol
• Utilities: Public water; Public sewer; 220V in kitchen; Cable available; Electricity available; Sewer available; Water available
• Home design: Townhouse; Two levels; Entry level: 1; Faces west; Resale condition
• Construction: Concrete block with stucco construction; Block foundation; Barrel roof; Three-story building
• Exterior features: Open porch; Porch; In-ground spa; City street frontage; Asphalt road surface; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Garbage disposal; Electric water heater
• Bedrooms: Bedrooms located on upper levels (stacked layout)
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central individual heating; Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets; Stacked bedroom layout; Upstairs living area
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $194k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $194k).
• Recommended offer: $176k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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); 194 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 101 days — a 9% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $194k implies a 256% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,358 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.56% ✓
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $200,548
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 Green Pine Blvd Unit H3	0.22mi	2/2.0	1,104 (-0%)	5mo	$199,500	$181	85

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -16.9%
• Equity multiple: 0.43×
• Total profit: $-31,039
• Equity at exit: $28,896

10-year hold

• IRR: -22.5%
• Equity multiple: 0.12×
• Total profit: $-47,734
• Equity at exit: $16,756

Cash invested: $54,264 (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: 194
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,028 high
• Mortgage (P&I): −$1,016
• Tax from tax record: −$365 /mo · $4,384/yr
• Insurance: −$81
• HOA: −$794
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $135

Break-even live

Break-even rent $2,856

Max offer price $193,800

Occupancy floor 91%

Sensitivity live

Price	-10% $245	-5% $190	+0% $135	+5% $81	+10% $26
Rent	-10% $-104	-5% $16	+0% $135	+5% $255	+10% $375
Rate	-1.0pp $233	-0.5pp $185	base $135	+0.5pp $85	+1.0pp $34

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: $48,450
• Closing costs: $5,814
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	7d	1	0.51mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	26d	1	0.53mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	26d	1	0.56mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	26d	1	1.01mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	19d	60	1.03mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	26d	1	1.08mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	24d	1	1.09mi
1991 Presidential Way West Palm Beach, FL	1.0	1.0	827	$3,427	$4.14	9d	1	1.09mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	18d	1	1.09mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	26d	1	1.10mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$2,705	$2.53	21d	19	1.35mi

HOA detail

• Monthly dues: $794 · $9,528/yr

Listing history 27 events

1. 2026-06-21
   days on market $193,800 Active 101 DOM
2. 2026-06-18
   days on market $193,800 Active 98 DOM
3. 2026-06-17
   days on market $193,800 Active 97 DOM
4. 2026-06-16
   days on market $193,800 Active 96 DOM
5. 2026-06-15
   days on market $193,800 Active 95 DOM
6. 2026-06-13
   days on market $193,800 Active 93 DOM
7. 2026-06-09
   days on market $193,800 Active 89 DOM
8. 2026-06-08
   days on market $193,800 Active 88 DOM
9. 2026-06-07
   days on market $193,800 Active 87 DOM
10. 2026-06-04
    days on market $193,800 Active 84 DOM
11. 2026-06-03
    days on market $193,800 Active 83 DOM
12. 2026-06-02
    days on market $193,800 Active 82 DOM
13. 2026-06-01
    days on market $193,800 Active 81 DOM
14. 2026-05-31
    days on market $193,800 Active 80 DOM
15. 2026-05-23
    price $193,800
16. 2026-03-12
    listed $209,000 Active
17. 2025-02-03
    historical $1,900
18. 2025-01-24
    price $1,900
19. 2025-01-15
    listed $1,925
20. 2014-10-19
    historical
21. 2014-06-30
    soldstatus $54,400
22. 2009-12-14
    soldstatus $55,000 166-char remark

    Show marketing remark (166 chars)

    Two bedroom two bath! Bedrooms are upstairs. Carpeting in main living area. Resort style living, close to shops, restaurants, City Place, and Downtown West Palm Beach

23. 2009-11-10
    historical 166-char remark

    Show marketing remark (166 chars)

    Two bedroom two bath! Bedrooms are upstairs. Carpeting in main living area. Resort style living, close to shops, restaurants, City Place, and Downtown West Palm Beach

24. 2009-11-04
    listed $59,400 166-char remark

    Show marketing remark (166 chars)

    Two bedroom two bath! Bedrooms are upstairs. Carpeting in main living area. Resort style living, close to shops, restaurants, City Place, and Downtown West Palm Beach

25. 2008-08-16
    historical
26. 2008-02-19
    listed $159,000
27. 2005-12-13
    listed $228,000

ⓘ 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: $4,384 · $365/mo
• Projected year-2 tax: $4,384 · $365/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 · 24 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: $36,333
• − Mortgage interest: −$10,856
• − Property taxes: −$4,384
• − Insurance: −$969
• − Repairs & maintenance: −$2,907
• − Management: −$2,907
• − HOA: −$9,528
• − Depreciation: −$5,638
• Taxable loss: −$856
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $1,831/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

-15.0% since first listed

13 events — show timeline

• 2026-05-23 Price Changed $193,800 Beaches MLS
• 2026-03-12 Listed $209,000 Beaches MLS
• 2025-02-03 Rental Removed $1,900 GFLMLS
• 2025-01-24 Price Changed $1,900 GFLMLS
• 2025-01-15 Listed for Rent $1,925 GFLMLS
• 2014-10-19 Listing Removed — Beaches MLS
• 2014-06-30 Sold (Public Records) $54,400 Public Records
• 2009-12-14 Sold (MLS) $55,000 Beaches MLS
• 2009-11-10 Listing Removed — Beaches MLS
• 2009-11-04 Listed $59,400 Beaches MLS
• 2008-08-16 Listing Removed — Beaches MLS
• 2008-02-19 Listed $159,000 Beaches MLS
• 2005-12-13 Listed $228,000 Beaches MLS

Property tax history

+8.5%/yr

Latest (2025): $4,384 · +6.5% YoY. Source: county tax records.