1950 N Congress Ave #206 · West Palm Beach, FL 33401

$116,000

1 bd · 1.5 ba · 720 sqft · Condo public records · 67 Days on market

Built 1981 Fair condition $161/sqft · 18% below area Est $142k · 18% under $425/mo HOA · 19% of rent

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY. ROI AT APPROX. 10% ANNUALLY. THIS UNIT IS RENTED AT $900/MO THROUGH 11/30/2017. This unit is freshly updated with new paint, new floors inside, new outdoor carpet on the balcony as well as new screens on the long balcony and the AC less than 1 year. Also, water is included in the low monthly dues.

Key facts

• Guest parking
• Accessible location
• Second floor unit

Tags

• SECOND FLOOR UNIT
• UPDATED UNIT
• LANDSCAPED GROUNDS
• GUEST PARKING
• ACCESSIBLE LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $116k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $109k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 4.1% 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); Roosevelt Middle School (math 31% / reading 39%, grade F, #416 of 571 statewide, top 74%, 851 students, 80% 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 79% FRL vs 52% district-wide (27 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 rising fast (+5.2%/yr); 589 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $802 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $60k; list at $116k implies a 93% gain — meaningful room to come down on a strong offer.

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 $109,040 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 1.96% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.75%
• DSCR: 1.83
• GRM: 4.3

CMA / ARV

• ARV (median comp): $141,748
• List price: $116,000
• Delta: -18.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1950 N Congress Ave #404	0.00mi	1/1.0	775 (+8%)	14mo	$120,000	$155	73
2425 Presidential Way #1502	0.21mi	1/1.5	894 (+24%)	0mo	$120,000	$134	65
1830 Embassy Dr #503	0.70mi	1/1.0	725 (+1%)	4mo	$190,000	$262	61
14103 Glenmoor Dr	1.17mi	1/1.0	750 (+4%)	10mo	$175,000	$233	48
1739 Village Blvd #205	0.77mi	1/1.0	676 (-6%)	10mo	$160,000	$237	44
1113 Green Pine Blvd Unit C2	0.98mi	1/1.0	624 (-13%)	0mo	$145,000	$232	41
1109 Green Pine Blvd Unit C1	0.90mi	1/1.0	624 (-13%)	4mo	$174,900	$280	38
1638 Embassy Dr #312	0.58mi	2/2.0 (+1)	890 (+24%)	7mo	$125,000	$140	36
1500 Presidential Way #103	0.51mi	1/1.0	840 (+17%)	23mo	$200,000	$238	30
1500 Presidential Way #101	0.51mi	1/1.0	840 (+17%)	27mo	$199,000	$237	29
13204 Glenmoor Dr	1.23mi	1/1.0	800 (+11%)	26mo	$175,000	$219	24
16304 Glenmoor Dr	1.23mi	1/1.0	850 (+18%)	26mo	$190,000	$224	18

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 · 5.15% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.58×
• Total profit: $18,874
• Equity at exit: $17,296

10-year hold

• IRR: 25.0%
• Equity multiple: 3.49×
• Total profit: $80,895
• Equity at exit: $10,030

Cash invested: $32,480 (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 →

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Median asking: $169,500 ($202/sqft)
• Median days on market: 104 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -2.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33401

• Rents YoY: 5.2%
• Active inventory: 589
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,268 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$202 /mo · $2,428/yr
• Insurance: −$48
• HOA: −$425
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $508

Break-even live

Break-even rent $1,625

Max offer price $116,000

Occupancy floor 73%

Sensitivity live

Price	-10% $573	-5% $540	+0% $508	+5% $475	+10% $442
Rent	-10% $328	-5% $418	+0% $508	+5% $597	+10% $687
Rate	-1.0pp $566	-0.5pp $537	base $508	+0.5pp $478	+1.0pp $447

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: $29,000
• Closing costs: $3,480
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1441 Brandywine Rd West Palm Beach, FL	1.0–3.0	1.0–2.0	881	$1,650	$1.87	9d	25	0.80mi

Property features AI

Finance

• Other: No land lease
• Financial info: Pets allowed with breed restrictionsCommunity contains 436 units
• HOA & community: Community association (Presidential Golfview) with monthly feeAssociation amenities include clubhouse, laundry, management, pool, on-site manager, trash chute and sidewalksAssociation fee covers insurance, grounds maintenance, security, sewer, trash, water, common areas and common real estate tax

Exterior

• Parking: Two open parking spaces
• Security: Security patrol
• Utilities: Public waterPublic sewerThree-phase electricCable availableWater availableSewer available
• Home design: CondominiumOne levelResale propertyFaces west
• Construction: Concrete constructionOther roofFour-story buildingBuilding name: J
• Exterior features: Screened porchPorchConcrete road surfacePublic maintained roadNot waterfront

Interior

• Kitchen: DishwasherElectric rangeRefrigerator
• Bedrooms: One main-level bedroom
• Flooring: LaminateOther window features
• Bathrooms: One full bathroomOne half bathroomOne main-level bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Walk-in closetsUnfurnished
• Laundry & utility: Common area laundryElectric water heater

HOA detail $425/mo · $5,100/yr condo

• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-08-08
   days on market $116,000 Active 67 DOM
2. 2026-08-06
   days on market $116,000 Active 65 DOM
3. 2026-08-05
   days on market $116,000 Active 64 DOM
4. 2026-08-03
   days on market $116,000 Active 62 DOM
5. 2026-07-31
   days on market $116,000 Active 59 DOM
6. 2026-07-26
   days on market $116,000 Active 54 DOM
7. 2026-07-24
   days on market $116,000 Active 52 DOM
8. 2026-07-23
   days on market $116,000 Active 51 DOM
9. 2026-07-22
   days on market $116,000 Active 50 DOM
10. 2026-07-21
    days on market $116,000 Active 49 DOM
11. 2026-07-20
    days on market $116,000 Active 48 DOM
12. 2026-07-18
    days on market $116,000 Active 46 DOM
13. 2026-07-18
    days on market $116,000 Active 45 DOM
14. 2026-07-16
    pricedays on market $116,000 Active 44 DOM
15. 2026-07-15
    days on market $120,000 Active 43 DOM
16. 2026-07-14
    days on market $120,000 Active 42 DOM
17. 2026-07-13
    days on market $120,000 Active 41 DOM
18. 2026-07-13
    days on market $120,000 Active 40 DOM
19. 2026-07-11
    days on market $120,000 Active 39 DOM
20. 2026-07-10
    days on market $120,000 Active 38 DOM
21. 2026-07-09
    days on market $120,000 Active 37 DOM
22. 2026-07-07
    days on market $120,000 Active 35 DOM
23. 2026-07-06
    days on market $120,000 Active 34 DOM
24. 2026-07-06
    days on market $120,000 Active 33 DOM
25. 2026-07-05
    days on market $120,000 Active 32 DOM
26. 2026-07-03
    days on market $120,000 Active 31 DOM
27. 2026-07-02
    days on market $120,000 Active 30 DOM
28. 2026-07-01
    days on market $120,000 Active 29 DOM
29. 2026-06-30
    days on market $120,000 Active 28 DOM
30. 2026-06-29
    days on market $120,000 Active 27 DOM
31. 2026-06-28
    days on market $120,000 Active 26 DOM
32. 2026-06-27
    days on market $120,000 Active 25 DOM
33. 2026-06-26
    days on market $120,000 Active 24 DOM
34. 2026-06-24
    days on market $120,000 Active 22 DOM
35. 2026-06-22
    days on market $120,000 Active 20 DOM
36. 2026-06-21
    days on market $120,000 Active 19 DOM
37. 2026-06-18
    days on market $120,000 Active 16 DOM
38. 2026-06-17
    days on market $120,000 Active 15 DOM
39. 2026-06-16
    days on market $120,000 Active 14 DOM
40. 2026-06-15
    days on market $120,000 Active 13 DOM
41. 2026-06-13
    days on market $120,000 Active 11 DOM
42. 2026-06-09
    days on market $120,000 Active 7 DOM
43. 2026-06-08
    days on market $120,000 Active 6 DOM
44. 2026-06-07
    days on market $120,000 Active 5 DOM
45. 2026-06-04
    days on market $120,000 Active 2 DOM
46. 2026-06-02
    remarks 507-char remark
47. 2026-06-02
    listed $120,000 Active 1 DOM

ⓘ 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: $2,428 · $202/mo
• Projected year-2 tax: $2,428 · $202/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: $27,214
• − Mortgage interest: −$6,498
• − Property taxes: −$2,428
• − Insurance: −$580
• − Repairs & maintenance: −$2,177
• − Management: −$2,177
• − HOA: −$5,100
• − Depreciation: −$3,375
• Taxable income: $4,879
• Est. tax owed @ 24.0%: −$1,171
• After-tax cash flow: $4,920/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.

Condition & rehab AI · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $3,600–$10,800 screening

This property is a one-bedroom, one-and-a-half-bathroom unit in a condo complex. The exterior walls appear to be in good condition, but the roof shows signs of wear and tear. The interior walls and ceilings appear to be in good condition, but the kitchen and bathroom could benefit from a fresh coat of paint. The property is in fair condition and would benefit from cosmetic repairs and maintenance.

Repairs flagged

• Major roof — The roof shows signs of wear and tear, with visible discoloration and potential damage.

Value-add opportunities

• Both paint interior walls and ceilings — Painting the interior walls and ceilings will improve the overall appearance and value of the property. ↑
• Both paint kitchen countertops and backsplash — Painting the kitchen countertops and backsplash will improve the overall appearance and value of the property. ↑
• Both paint bathroom — Painting the bathroom will improve the overall appearance and value of the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Roosevelt Elementary School F FL #2,080/2,144 Nat'l #32,000/41,679 Middle Roosevelt Middle School F FL #416/571 Nat'l #7,460/14,009 High Palm Beach Lakes High School F FL #546/667 Nat'l #13,899/17,239

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

A Composite livability gradescore 82/100

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 · 1,637,487 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: 18% of renters

---

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

Property features AI

Finance

• Other: No land lease
• Financial info: Pets allowed with breed restrictionsCommunity contains 436 units
• HOA & community: Community association (Presidential Golfview) with monthly feeAssociation amenities include clubhouse, laundry, management, pool, on-site manager, trash chute and sidewalksAssociation fee covers insurance, grounds maintenance, security, sewer, trash, water, common areas and common real estate tax

Exterior

• Parking: Two open parking spaces
• Security: Security patrol
• Utilities: Public waterPublic sewerThree-phase electricCable availableWater availableSewer available
• Home design: CondominiumOne levelResale propertyFaces west
• Construction: Concrete constructionOther roofFour-story buildingBuilding name: J
• Exterior features: Screened porchPorchConcrete road surfacePublic maintained roadNot waterfront

Interior

• Kitchen: DishwasherElectric rangeRefrigerator
• Bedrooms: One main-level bedroom
• Flooring: LaminateOther window features
• Bathrooms: One full bathroomOne half bathroomOne main-level bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Walk-in closetsUnfurnished
• Laundry & utility: Common area laundryElectric water heater

Price history

+176.5% since first listed

14 events — show timeline

• 2026-06-02 Listed $120,000 Beaches MLS
• 2026-01-25 Rental Removed $1,550 APPFOLIO
• 2025-12-06 Price Changed $1,550 APPFOLIO
• 2025-09-19 Listed for Rent $1,600 APPFOLIO
• 2017-03-01 Sold (Public Records) $60,000 Public Records
• 2017-02-28 Sold (MLS) $60,000 Beaches MLS
• 2017-01-30 Contingent — Beaches MLS
• 2016-10-16 Listed $68,000 Beaches MLS
• 2016-06-01 Listing Removed — Beaches MLS
• 2015-11-14 Listed $71,500 Beaches MLS
• 2010-09-01 Sold (Public Records) $24,000 Public Records
• 2008-04-24 Listing Removed — Beaches MLS
• 2008-02-18 Listed $65,000 Beaches MLS
• 1988-06-07 Sold (Public Records) $43,400 Public Records

Property tax history

+12.3%/yr

Latest (2025): $2,428 · +6.1% YoY. Source: county tax records.