1700 Embassy Dr #512 · West Palm Beach, FL 33401

$264,900

3 bd · 2.5 ba · 1,572 sqft · Condo public records · 119 Days on market

Built 1979 $600/mo HOA · 15% 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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• 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

Great unit in great condition! Nicest in complex. Bank approved price for quick closing. No FHA. If financing must have Pre Approval done by Ascent Home Loans, Ryan Miller @561-275-1784. Buyer must pay $2500 negotiation/ doc prep fee to HORG. Seperate addendum must be attached to offer.

Key facts

• Town home
• $600 HOA
• Parking

Tags

• TOWN HOME

Property features AI

Finance

• Other: Corner lot; Not waterfront; no waterfront features; Pets allowed with breed restrictions
• HOA & community: Community pool; HOA dues collected monthly; HOA fee applies ($600 monthly); HOA fees include cable TV, insurance, grounds maintenance, trash, water, common areas, and common real estate tax

Exterior

• Parking: 1 parking space; Guest parking
• Utilities: Public water; Public sewer; Cable available; Sewer available; Water available
• Home design: Townhouse; 2 stories; Resale condition; Faces north
• Construction: Built with CBS construction
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total); 1 bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Walk-in closets; Custom mirrors; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $241k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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.
• Market conditions: Rents rising fast (+5.2%/yr); 507 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $4,004/mo this rent would consume 71% 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 $8k 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 $74k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $265k implies a 342% 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 $241,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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: 1.51% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 5.5

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: 3.9%
• Equity multiple: 1.16×
• Total profit: $11,667
• Equity at exit: $39,497

10-year hold

• IRR: 15.9%
• Equity multiple: 2.46×
• Total profit: $108,227
• Equity at exit: $22,904

Cash invested: $74,172 (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: 507
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $4,004 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$352 /mo · $4,226/yr
• Insurance: −$110
• HOA: −$600
• Vacancy / Maint / Mgmt: −$841
• Net cashflow: $711

Break-even live

Break-even rent $3,103

Max offer price $264,900

Occupancy floor 77%

Sensitivity live

Price	-10% $861	-5% $786	+0% $711	+5% $636	+10% $561
Rent	-10% $395	-5% $553	+0% $711	+5% $869	+10% $1,028
Rate	-1.0pp $845	-0.5pp $779	base $711	+0.5pp $643	+1.0pp $573

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	25d	1	0.24mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	16d	1	0.25mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	17d	1	0.43mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	25d	1	0.52mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	3d	1	0.65mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	25d	1	0.65mi
2450 Presidential Way #208 West Palm Beach, FL	3.0	3.0	2250	$3,900	$1.73	25d	1	0.65mi
2480 Presidential Way #902 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	6d	1	0.68mi
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	25d	1	0.68mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	25d	1	0.77mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	25d	1	0.77mi
500 Pacific Grove Dr #3 West Palm Beach, FL	4.0	3.5	2215	$3,800	$1.72	25d	1	0.78mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$3,250	$3.04	21d	19	0.84mi
1101 Grant St West Palm Beach, FL	4.0	2.0	1726	$2,995	$1.74	17d	1	1.06mi
2055 Regents Blvd West Palm Beach, FL	3.0	3.0	2166	$6,900	$3.19	25d	1	1.08mi
1115 Windsor Ave West Palm Beach, FL	4.0	3.0	1377	$3,500	$2.54	20d	1	1.09mi
926 14th St West Palm Beach, FL	4.0	2.0	1050	$3,000	$2.86	16d	1	1.15mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,600	$2.04	9d	1	1.33mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,800	$2.15	25d	1	1.33mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	6d	1	1.36mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	18d	1	1.36mi
933 30th Ct West Palm Beach, FL	3.0	1.5	1085	$3,100	$2.86	25d	1	1.42mi
565 Lilac Ct West Palm Beach, FL	3.0	2.0	1250	$3,000	$2.40	18d	1	1.44mi
300 S Australian Ave #1605 West Palm Beach, FL	3.0	2.0	1188	$4,800	$4.04	25d	1	1.49mi
300 S Australian Ave West Palm Beach, FL	3.0	2.0	1377	$6,000	$4.36	25d	1	1.49mi
300 S Australian Ave #1418 West Palm Beach, FL	2.0	2.0	1225	$7,000	$5.71	0d	1	1.49mi
300 S Australian Ave #1608 West Palm Beach, FL	2.0	2.0	1085	$6,000	$5.53	25d	1	1.49mi
300 S Australian Ave #125 West Palm Beach, FL	2.0	2.5	1871	$7,000	$3.74	11d	1	1.49mi
300 S Australian Ave West Palm Beach, FL	2.0	2.0	1245	$3,250	$2.61	0d	1	1.49mi
300 S Australian Ave #419 West Palm Beach, FL	2.0	2.0	1186	$3,750	$3.16	18d	1	1.49mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $264,900 Active 119 DOM
2. 2026-06-18
   days on market $264,900 Active 116 DOM
3. 2026-06-17
   days on market $264,900 Active 115 DOM
4. 2026-06-16
   days on market $264,900 Active 114 DOM
5. 2026-06-15
   days on market $264,900 Active 113 DOM
6. 2026-06-13
   days on market $264,900 Active 111 DOM
7. 2026-06-09
   days on market $264,900 Active 107 DOM
8. 2026-06-07
   days on market $264,900 Active 105 DOM
9. 2026-06-04
   days on market $264,900 Active 102 DOM
10. 2026-06-03
    days on market $264,900 Active 101 DOM
11. 2026-06-02
    days on market $264,900 Active 100 DOM
12. 2026-06-01
    days on market $264,900 Active 99 DOM
13. 2026-05-31
    days on market $264,900 Active 98 DOM
14. 2026-05-11
    price $264,900
15. 2026-03-22
    price $274,900
16. 2026-02-22
    listed $279,900 Active
17. 2012-05-18
    soldstatus $60,000
18. 2012-05-14
    soldstatus $60,000 287-char remark

    Show marketing remark (287 chars)

    Great unit in great condition! Nicest in complex. Bank approved price for quick closing. No FHA. If financing must have Pre Approval done by Ascent Home Loans, Ryan Miller @561-275-1784. Buyer must pay $2500 negotiation/ doc prep fee to HORG. Seperate addendum must be attached to offer.

19. 2012-04-19
    historical 287-char remark

    Show marketing remark (287 chars)

    Great unit in great condition! Nicest in complex. Bank approved price for quick closing. No FHA. If financing must have Pre Approval done by Ascent Home Loans, Ryan Miller @561-275-1784. Buyer must pay $2500 negotiation/ doc prep fee to HORG. Seperate addendum must be attached to offer.

20. 2011-01-29
    listed $68,000 287-char remark

    Show marketing remark (287 chars)

    Great unit in great condition! Nicest in complex. Bank approved price for quick closing. No FHA. If financing must have Pre Approval done by Ascent Home Loans, Ryan Miller @561-275-1784. Buyer must pay $2500 negotiation/ doc prep fee to HORG. Seperate addendum must be attached to offer.

21. 2005-03-18
    soldstatus $179,900
22. 2003-06-03
    soldstatus $127,000
23. 1997-01-08
    soldstatus $53,000

ⓘ 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: $4,226 · $352/mo
• Projected year-2 tax: $4,226 · $352/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: $48,046
• − Mortgage interest: −$14,839
• − Property taxes: −$4,226
• − Insurance: −$1,324
• − Repairs & maintenance: −$3,844
• − Management: −$3,844
• − HOA: −$7,200
• − Depreciation: −$7,706
• Taxable income: $5,063
• Est. tax owed @ 24.0%: −$1,215
• After-tax cash flow: $7,320/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

+399.8% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $264,900 Beaches MLS
• 2026-03-22 Price Changed $274,900 Beaches MLS
• 2026-02-22 Listed $279,900 Beaches MLS
• 2012-05-18 Sold (Public Records) $60,000 Public Records
• 2012-05-14 Sold (MLS) $60,000 Beaches MLS
• 2012-04-19 Listing Removed — Beaches MLS
• 2011-01-29 Listed $68,000 Beaches MLS
• 2005-03-18 Sold (Public Records) $179,900 Public Records
• 2003-06-03 Sold (Public Records) $127,000 Public Records
• 1997-01-08 Sold (Public Records) $53,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $4,226 · +5.9% YoY. Source: county tax records.