2544 Sandy Cay · West Palm Beach, FL 33411

$450,000

3 bd · 2.0 ba · 1,633 sqft · Townhouse public records · 111 Days on market

Built 2002 5,680 sqft lot Est $434k · at est. $350/mo HOA · 11% of rent

---

Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +6.0/30.0
• ARV discount +5.9/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.3/10.0

Listing remarks MLS

BEAUTIFUL! This beautifully landscaped, hardly lived-in 3 bed 2 bath home BACKS UP TO THE PRESERVE in the highly sought-after gated community of Andros Isle where HOA COVERS THE ROOF. As you enter the foyer w/ tray ceiling inlet, tranquil preserve views greet you & you instantly know this is the one. The spacious open floor plan receives tons of natural light & the vaulted ceilings make the home feel even bigger. The kitchen opens to the living/dining area & features granite counters & back splash, upgraded white cabinetry, pantry & extended counter w/ barstool seating. The master suite boasts a stunning tray ceiling, cutout accent wall, oversized walk-in, & luxurious en-suite bath w/ separate vanities, custom wood cabinetry, jacuzzi tub & separate glass-enclosed shower. The adjacent bedroom/flex room features sliders to the patio, tray ceiling & can be converted however you wish. Towards the front of the home, the 3rd bedroom w/ large closet receives light from a lovely arched window & is adjacent to a 2nd full bath w/ upgraded vanity & unique tile-accented shower/tub combo. Entertain family & friends under your beautifully paved, covered/screened patio or take in the untouched sights & sounds of the untouched preserve. The yard is extremely spacious w/ plenty of room for a fence and/or pool. Andros Isle is a pet-friendly, all-ages community offering resort-style amenities including a Guard-Gated Entranceway, Community Clubhouse, Fitness Center, Heated Resort Style Pool, Sauna/Spa, Tennis/Basketball Courts, Picnic Areas, Shuffleboard, Library & Billiards. Located just minutes from the turnpike, Downtown West Palm Beach, Shopping and so much more!

Key facts

• 5,680 sq ft lot
• 2 garage spots
• Built 2002

Property features AI

Finance

• Other: Located in a senior community
• Financial info: Pets allowed with possible restrictions (breed, number, size limits)
• HOA & community: Community association with monthly HOA fee; HOA amenities include basketball court, clubhouse, fitness center, jogging path, tennis courts, bocce ball, community room and sidewalks; Association fee includes cable TV, grounds maintenance, common areas and common real estate tax

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; 2 open parking spaces
• Security: Gated (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa; Single-story; Entry-level living area; Faces west; Resale property
• Construction: CBS construction; Concrete and tile roof
• Exterior features: Covered patio; Screened patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Walk-in closets; Split bedroom layout; Blinds on windows
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $450k.

Deal economics

• At list price, monthly cash flow is $-864 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (29.9% below list).
• Recommended offer: $297k (33.9% below list) — sets the bar for cash-flow.

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 flat; 574 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 41% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($410k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $114k; list at $450k implies a 293% 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; major wildfire risk; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $297,354 (33.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.70% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.23%
• DSCR: 0.63
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $434,378
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2131 Man Of War	0.66mi	3/2.0	1,550 (-5%)	1mo	$377,000	$243	60
8597 Mangrove Cay	0.51mi	3/2.0	1,429 (-12%)	2mo	$380,000	$266	54

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

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.46×
• Total profit: $183,569
• Equity at exit: $405,396

10-year hold

• IRR: 16.4%
• Equity multiple: 5.54×
• Total profit: $571,859
• Equity at exit: $874,251

Cash invested: $126,000 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $3,152 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$457 /mo · $5,486/yr
• Insurance: −$188
• HOA: −$350
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $-864

Break-even live

Break-even rent $4,246

Max offer price $297,354

Occupancy floor —

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2564 Sandy Cay West Palm Beach, FL	3.0	2.0	1974	$4,000	$2.03	24d	1	0.04mi
3910 Sandy Cay West Palm Beach, FL	3.0	2.0	1280	$2,140	$1.67	3d	1	0.19mi
2425 Pigeon Cay West Palm Beach, FL	3.0	2.0	1762	$3,540	$2.01	24d	1	0.33mi
8410 Cargill Pt West Palm Beach, FL	3.0	2.0	1421	$3,350	$2.36	24d	1	0.42mi
2312 Curley Cut West Palm Beach, FL	3.0	2.5	1972	$5,000	$2.54	24d	1	0.57mi
2146 Man of War West Palm Beach, FL	2.0	2.0	1209	$3,000	$2.48	24d	1	0.62mi
1990 Augustine Rd West Palm Beach, FL	1.0–2.0	1.0–2.0	1019	$2,595	$2.55	3d	14	0.63mi
2104 Tigris Dr Unit 2104 West Palm Beach, FL	3.0	2.5	1298	$2,990	$2.30	8d	1	0.65mi
2675 Clipper Cir West Palm Beach, FL	3.0	2.0	1984	$3,500	$1.76	8d	1	0.88mi
9041 Bay Harbour Cir West Palm Beach, FL	3.0	2.0	2018	$3,400	$1.68	17d	1	0.92mi
9041 Bay Harbour Cir West Palm Beach, FL	3.0	2.0	2018	$3,400	$1.68	3d	1	0.92mi
1566 Lake Crystal Dr West Palm Beach, FL	2.0	2.0	1200	$1,800	$1.50	24d	1	0.95mi
1566 Lake Crystal Dr West Palm Beach, FL	2.0	2.0	1200	$1,800	$1.50	19d	1	0.95mi
1561 Balfour Point Dr Unit B West Palm Beach, FL	3.0	2.0	1156	$2,250	$1.95	2d	1	0.95mi
1600 Windorah Way Unit C West Palm Beach, FL	3.0	2.0	1156	$2,290	$1.98	17d	1	1.00mi
7130 Okeechobee Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1086	$2,863	$2.64	3d	9	1.10mi
9315 Bridgeport Dr West Palm Beach, FL	2.0	2.0	1368	$2,600	$1.90	24d	1	1.16mi
9363 Bridgeport Dr West Palm Beach, FL	2.0	2.0	1368	$2,750	$2.01	5d	1	1.19mi
9391 Bridgeport Dr West Palm Beach, FL	3.0	2.0	1508	$4,200	$2.79	24d	1	1.20mi
125 Lake Nancy Dr #241 West Palm Beach, FL	2.0	2.0	1193	$1,900	$1.59	11d	1	1.28mi
2325 Sailfish Cove Dr West Palm Beach, FL	2.0	2.0	2008	$3,600	$1.79	24d	1	1.40mi
9766 Galleon Dr West Palm Beach, FL	2.0	2.0	1259	$2,240	$1.78	3d	1	1.49mi

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: poolgymsecurity

Listing history 27 events

1. 2026-06-18
   days on market $450,000 Active 111 DOM
2. 2026-06-17
   days on market $450,000 Active 110 DOM
3. 2026-06-16
   days on market $450,000 Active 109 DOM
4. 2026-06-15
   days on market $450,000 Active 108 DOM
5. 2026-06-13
   days on market $450,000 Active 106 DOM
6. 2026-06-09
   days on market $450,000 Active 102 DOM
7. 2026-06-08
   days on market $450,000 Active 101 DOM
8. 2026-06-07
   days on market $450,000 Active 100 DOM
9. 2026-06-04
   days on market $450,000 Active 97 DOM
10. 2026-06-03
    days on market $450,000 Active 96 DOM
11. 2026-06-02
    days on market $450,000 Active 95 DOM
12. 2026-06-01
    days on market $450,000 Active 94 DOM
13. 2026-05-31
    days on market $450,000 Active 93 DOM
14. 2026-04-06
    status Active
15. 2025-12-08
    historical
16. 2025-10-31
    listed $450,000 Active
17. 2025-10-24
    historical $450,000
18. 2023-06-28
    soldstatus $114,427
19. 2021-08-30
    soldstatus $352,000
20. 2021-07-09
    soldstatus $352,000 Closed 1752-char remark

    Show marketing remark (1752 chars)

    BEAUTIFUL! This beautifully landscaped, hardly lived-in 3 bed 2 bath home BACKS UP TO THE PRESERVE in the highly sought-after gated community of Andros Isle where HOA COVERS THE ROOF. As you enter the foyer w/ tray ceiling inlet, tranquil preserve views greet you & you instantly know this is the one. The spacious open floor plan receives tons of natural light & the vaulted ceilings make the home feel even bigger. The kitchen opens to the living/dining area & features granite counters & back splash, upgraded white cabinetry, pantry & extended counter w/ barstool seating. The master suite boasts a stunning tray ceiling, cutout accent wall, oversized walk-in, & luxurious en-suite bath w/ separate vanities, custom wood cabinetry, jacuzzi tub & separate glass-enclosed shower. The adjacent bedroom/flex room features sliders to the patio, tray ceiling & can be converted however you wish. Towards the front of the home, the 3rd bedroom w/ large closet receives light from a lovely arched window & is adjacent to a 2nd full bath w/ upgraded vanity & unique tile-accented shower/tub combo. Entertain family & friends under your beautifully paved, covered/screened patio or take in the untouched sights & sounds of the untouched preserve. The yard is extremely spacious w/ plenty of room for a fence and/or pool. Andros Isle is a pet-friendly, all-ages community offering resort-style amenities including a Guard-Gated Entranceway, Community Clubhouse, Fitness Center, Heated Resort Style Pool, Sauna/Spa, Tennis/Basketball Courts, Picnic Areas, Shuffleboard, Library & Billiards. Located just minutes from the turnpike, Downtown West Palm Beach, Shopping and so much more!

21. 2021-06-08
    historical Active Under Contract 1752-char remark

    Show marketing remark (1752 chars)

    BEAUTIFUL! This beautifully landscaped, hardly lived-in 3 bed 2 bath home BACKS UP TO THE PRESERVE in the highly sought-after gated community of Andros Isle where HOA COVERS THE ROOF. As you enter the foyer w/ tray ceiling inlet, tranquil preserve views greet you & you instantly know this is the one. The spacious open floor plan receives tons of natural light & the vaulted ceilings make the home feel even bigger. The kitchen opens to the living/dining area & features granite counters & back splash, upgraded white cabinetry, pantry & extended counter w/ barstool seating. The master suite boasts a stunning tray ceiling, cutout accent wall, oversized walk-in, & luxurious en-suite bath w/ separate vanities, custom wood cabinetry, jacuzzi tub & separate glass-enclosed shower. The adjacent bedroom/flex room features sliders to the patio, tray ceiling & can be converted however you wish. Towards the front of the home, the 3rd bedroom w/ large closet receives light from a lovely arched window & is adjacent to a 2nd full bath w/ upgraded vanity & unique tile-accented shower/tub combo. Entertain family & friends under your beautifully paved, covered/screened patio or take in the untouched sights & sounds of the untouched preserve. The yard is extremely spacious w/ plenty of room for a fence and/or pool. Andros Isle is a pet-friendly, all-ages community offering resort-style amenities including a Guard-Gated Entranceway, Community Clubhouse, Fitness Center, Heated Resort Style Pool, Sauna/Spa, Tennis/Basketball Courts, Picnic Areas, Shuffleboard, Library & Billiards. Located just minutes from the turnpike, Downtown West Palm Beach, Shopping and so much more!

22. 2021-06-04
    listed $359,000 Active 1752-char remark

    Show marketing remark (1752 chars)

    BEAUTIFUL! This beautifully landscaped, hardly lived-in 3 bed 2 bath home BACKS UP TO THE PRESERVE in the highly sought-after gated community of Andros Isle where HOA COVERS THE ROOF. As you enter the foyer w/ tray ceiling inlet, tranquil preserve views greet you & you instantly know this is the one. The spacious open floor plan receives tons of natural light & the vaulted ceilings make the home feel even bigger. The kitchen opens to the living/dining area & features granite counters & back splash, upgraded white cabinetry, pantry & extended counter w/ barstool seating. The master suite boasts a stunning tray ceiling, cutout accent wall, oversized walk-in, & luxurious en-suite bath w/ separate vanities, custom wood cabinetry, jacuzzi tub & separate glass-enclosed shower. The adjacent bedroom/flex room features sliders to the patio, tray ceiling & can be converted however you wish. Towards the front of the home, the 3rd bedroom w/ large closet receives light from a lovely arched window & is adjacent to a 2nd full bath w/ upgraded vanity & unique tile-accented shower/tub combo. Entertain family & friends under your beautifully paved, covered/screened patio or take in the untouched sights & sounds of the untouched preserve. The yard is extremely spacious w/ plenty of room for a fence and/or pool. Andros Isle is a pet-friendly, all-ages community offering resort-style amenities including a Guard-Gated Entranceway, Community Clubhouse, Fitness Center, Heated Resort Style Pool, Sauna/Spa, Tennis/Basketball Courts, Picnic Areas, Shuffleboard, Library & Billiards. Located just minutes from the turnpike, Downtown West Palm Beach, Shopping and so much more!

23. 2018-04-19
    soldstatus $295,000
24. 2018-04-12
    soldstatus $295,000 Closed 1210-char remark

    Show marketing remark (1210 chars)

    Must see! Absolutely beautiful 3/2/2 home(3rd bedroom used as den, no closet)located in the highly sought after 24 hr. guard-gated community of Andros Isle. Home has a spacious open floor plan featuring granite countertops, custom crown molding, vaulted ceilings, fresh interior paint, accordion shutters and screened in patio. Master bedroom offers his and her walk-in closets and a bath with built in vanity and Jacuzzi style bathtub. Home is nestled next to a preserve which offers lots of privacy. This one owner home has been well maintained and only used as a seasonal home since built. Located just minutes from the turnpike, Downtown WPB, City Place, S. Florida Fairgrounds, Outlet Shopping and the brand new Ballpark of the Palm Beaches, hosts of MLB Washington Nationals and Houston Astros Furniture and outdoor surveillance cameras are negotiable!!!DON'T MISS OUT! Andros Isle has something for everyone! This community offers a fitness center, sauna and spa along with regular clubhouse activities, tennis and basketball courts, library and billards! There is an outdoor heated pool, hot tub and children and picnic area. You also can enjoy a private walk-way to the adjacent Publix shopping plaza.

25. 2018-03-06
    status Pending 1210-char remark

    Show marketing remark (1210 chars)

    Must see! Absolutely beautiful 3/2/2 home(3rd bedroom used as den, no closet)located in the highly sought after 24 hr. guard-gated community of Andros Isle. Home has a spacious open floor plan featuring granite countertops, custom crown molding, vaulted ceilings, fresh interior paint, accordion shutters and screened in patio. Master bedroom offers his and her walk-in closets and a bath with built in vanity and Jacuzzi style bathtub. Home is nestled next to a preserve which offers lots of privacy. This one owner home has been well maintained and only used as a seasonal home since built. Located just minutes from the turnpike, Downtown WPB, City Place, S. Florida Fairgrounds, Outlet Shopping and the brand new Ballpark of the Palm Beaches, hosts of MLB Washington Nationals and Houston Astros Furniture and outdoor surveillance cameras are negotiable!!!DON'T MISS OUT! Andros Isle has something for everyone! This community offers a fitness center, sauna and spa along with regular clubhouse activities, tennis and basketball courts, library and billards! There is an outdoor heated pool, hot tub and children and picnic area. You also can enjoy a private walk-way to the adjacent Publix shopping plaza.

26. 2018-01-18
    listed $315,000 Active 1210-char remark

    Show marketing remark (1210 chars)

    Must see! Absolutely beautiful 3/2/2 home(3rd bedroom used as den, no closet)located in the highly sought after 24 hr. guard-gated community of Andros Isle. Home has a spacious open floor plan featuring granite countertops, custom crown molding, vaulted ceilings, fresh interior paint, accordion shutters and screened in patio. Master bedroom offers his and her walk-in closets and a bath with built in vanity and Jacuzzi style bathtub. Home is nestled next to a preserve which offers lots of privacy. This one owner home has been well maintained and only used as a seasonal home since built. Located just minutes from the turnpike, Downtown WPB, City Place, S. Florida Fairgrounds, Outlet Shopping and the brand new Ballpark of the Palm Beaches, hosts of MLB Washington Nationals and Houston Astros Furniture and outdoor surveillance cameras are negotiable!!!DON'T MISS OUT! Andros Isle has something for everyone! This community offers a fitness center, sauna and spa along with regular clubhouse activities, tennis and basketball courts, library and billards! There is an outdoor heated pool, hot tub and children and picnic area. You also can enjoy a private walk-way to the adjacent Publix shopping plaza.

27. 2001-05-14
    soldstatus $4,880,952

ⓘ 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: $5,486 · $457/mo
• Projected year-2 tax: $5,486 · $457/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 6/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,829
• − Mortgage interest: −$25,207
• − Property taxes: −$5,486
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,026
• − Management: −$3,026
• − HOA: −$4,200
• − Depreciation: −$13,091
• Taxable loss: −$18,457
• Est. tax savings @ 24.0%: +$4,430
• After-tax cash flow: $-5,939/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): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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 0.70)
• Race & ethnicity: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

-90.8% since first listed

14 events — show timeline

• 2026-04-06 Relisted — Beaches MLS
• 2025-12-08 Listing Removed — Beaches MLS
• 2025-10-31 Listed $450,000 Beaches MLS
• 2025-10-24 Coming Soon $450,000 Beaches MLS
• 2023-06-28 Sold (Public Records) $114,427 Public Records
• 2021-08-30 Sold (Public Records) $352,000 Public Records
• 2021-07-09 Sold (MLS) $352,000 Beaches MLS
• 2021-06-08 Contingent — Beaches MLS
• 2021-06-04 Listed $359,000 Beaches MLS
• 2018-04-19 Sold (Public Records) $295,000 Public Records
• 2018-04-12 Sold (MLS) $295,000 Beaches MLS
• 2018-03-06 Pending — Beaches MLS
• 2018-01-18 Listed $315,000 Beaches MLS
• 2001-05-14 Sold (Public Records) $4,880,952 Public Records

Property tax history

+2.3%/yr

Latest (2025): $5,486 · +3.3% YoY. Source: county tax records.