2400 Presidential Way · West Palm Beach, FL 33401

$300,000

2 bd · 2.0 ba · 1,294 sqft · SingleFamily · 21 Days on market

Built 1972 Good condition $232/sqft · 26% below area Est $406k · 26% under

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful condo facing golf course very airy and bright inside lands of the president in west palm beach. it is 10 minutes drive to palm beach island downtown wpb in front of the outlet mall .

Key facts

• Card room
• Pool
• Gym

Tags

• GOLF COURSE
• POOL
• GYM
• BARBECUE
• CARD ROOM
• SECURITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $296k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 35 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,490/mo this rent would consume 62% of the median local household income ($68k/yr) (locally 18% 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 $9k 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 $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,500 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $405,557
• List price: $300,000
• Delta: -26.03%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1850 N Congress Ave #201	0.33mi	2/2.0	1,030 (-20%)	1mo	$215,000	$209	59
2581 Village Blvd #401	0.51mi	2/2.0	1,437 (+11%)	0mo	$175,000	$122	58
712 7th Way	1.36mi	2/2.5	1,236 (-4%)	0mo	$320,000	$259	55
5510 55th Way	0.95mi	2/2.5	1,236 (-4%)	2mo	$234,900	$190	54
5321 53rd Way #5321	1.00mi	2/2.5	1,236 (-4%)	2mo	$208,000	$168	54
226 Charter Way	1.46mi	2/2.5	1,236 (-4%)	2mo	$245,000	$198	54
5710 57th Way	1.09mi	2/2.5	1,236 (-4%)	2mo	$250,000	$202	54
3710 Whitehall Dr #404	0.94mi	2/2.0	1,442 (+11%)	0mo	$248,500	$172	46
1013 Green Pine Blvd Unit D1	1.36mi	2/2.0	1,111 (-14%)	0mo	$164,000	$148	41
19218 Glenmoor Dr	1.46mi	2/2.0	1,080 (-16%)	3mo	$290,000	$269	38
950 Marina Del Ray Ln #1	0.88mi	2/2.0	1,086 (-16%)	3mo	$300,000	$276	38
3204 Glenmoor Dr #3204	1.46mi	3/2.5 (+1)	1,510 (+17%)	0mo	$270,000	$179	33

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $2,730
• Equity at exit: $44,731

10-year hold

• IRR: 12.5%
• Equity multiple: 2.09×
• Total profit: $91,777
• Equity at exit: $25,939

Cash invested: $84,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $412,250 ($263/sqft)
• Median days on market: 154 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +19.1% above 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: 7.2×

Monthly cashflow live

• Estimated rent: $3,490 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$733
• Net cashflow: $684

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 75%

Sensitivity live

Price	-10% $892	-5% $788	+0% $684	+5% $581	+10% $477
Rent	-10% $408	-5% $546	+0% $684	+5% $822	+10% $960
Rate	-1.0pp $835	-0.5pp $761	base $684	+0.5pp $606	+1.0pp $527

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: $75,000
• Closing costs: $9,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 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	73d	1	0.02mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	39d	1	0.02mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	73d	1	0.07mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	65d	1	0.08mi
2000 Presidential Way West Palm Beach, FL	2.0	2.0	1206	$2,800	$2.32	8d	1	0.12mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	73d	1	0.14mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	51d	1	0.14mi
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	73d	1	0.18mi
2480 Presidential Way #902 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	54d	1	0.18mi
2500 Presidential Way #103 West Palm Beach, FL	2.0	2.0	1042	$3,000	$2.88	42d	1	0.21mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	63d	1	0.29mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	73d	1	0.30mi
1700 Presidential Way #203 West Palm Beach, FL	3.0	2.0	1377	$2,995	$2.18	18d	1	0.33mi
1917 N Congress Ave West Palm Beach, FL	3.0	2.5	1624	$2,800	$1.72	8d	1	0.38mi
1830 Embassy Dr #118 West Palm Beach, FL	2.0	1.5	1158	$3,100	$2.68	0d	1	0.50mi
1700 Embassy Dr #103 West Palm Beach, FL	3.0	2.5	1686	$5,500	$3.26	10d	1	0.51mi
1800 Embassy Dr #117 West Palm Beach, FL	2.0	2.0	1700	$2,800	$1.65	8d	1	0.54mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	73d	1	0.66mi
833 Millbrae Ct #4 West Palm Beach, FL	3.0	2.0	1116	$2,900	$2.60	37d	1	0.95mi
810 Marina del Ray Ln #5 West Palm Beach, FL	2.0	2.5	1326	$2,800	$2.11	8d	1	0.95mi
820 Millbrae Ct #4 West Palm Beach, FL	2.0	2.5	1326	$2,800	$2.11	8d	1	0.95mi
1441 Brandywine Rd West Palm Beach, FL	1.0–3.0	1.0–2.0	881	$2,343	$2.66	9d	25	0.97mi
650 Pacific Grove Dr #5 West Palm Beach, FL	3.0	2.5	1671	$3,350	$2.00	2d	1	1.09mi
1432 8th St West Palm Beach, FL	3.0	1.0	1366	$2,900	$2.12	37d	1	1.12mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	73d	1	1.20mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$2,746	$2.57	0d	11	1.23mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	73d	1	1.30mi
1104 State St Unit B West Palm Beach, FL	3.0	1.0	875	$3,000	$3.43	3d	1	1.38mi
1104 State St Unit 1104 C West Palm Beach, FL	3.0	1.0	875	$3,000	$3.43	36d	1	1.38mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,928	$2.73	0d	23	1.42mi
933 30th Ct West Palm Beach, FL	3.0	1.5	1085	$3,100	$2.86	73d	1	1.46mi
195 River Grove Way West Palm Beach, FL	3.0	1.0–2.0	964	$3,228	$3.35	0d	23	1.47mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,616	$2.14	0d	45	1.47mi
2101 21st Way West Palm Beach, FL	2.0	2.5	1236	$2,800	$2.27	9d	1	1.48mi
1132 11th St West Palm Beach, FL	3.0	2.0	1464	$2,800	$1.91	7d	1	1.48mi

Listing history 12 events

1. 2026-06-16
   days on market $300,000 Active 21 DOM
2. 2026-06-15
   days on market $300,000 Active 20 DOM
3. 2026-06-13
   days on market $300,000 Active 18 DOM
4. 2026-06-09
   days on market $300,000 Active 14 DOM
5. 2026-06-07
   days on market $300,000 Active 12 DOM
6. 2026-06-04
   days on market $300,000 Active 9 DOM
7. 2026-06-03
   days on market $300,000 Active 8 DOM
8. 2026-06-01
   days on market $300,000 Active 6 DOM
9. 2026-05-31
   days on market $300,000 Active 5 DOM
10. 2026-05-26
    listed $300,000 Active
11. 2007-08-22
    historical
12. 2007-08-16
    listed $156,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 22 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: $41,885
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,351
• − Management: −$3,351
• − Depreciation: −$8,727
• Taxable income: $3,652
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $7,334/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 · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $6,470–$19,410 screening

This well-maintained single-family home in West Palm Beach offers a good starting point for potential buyers or renters, with minor touch-ups and updates that could significantly enhance its value.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping — Landscaping improves curb appeal and adds value to the property. ↑
• Both HVAC maintenance — A clean and functioning HVAC system ensures comfort and energy efficiency. ↑
• Both Kitchen and bathroom updates — Updating these spaces can significantly increase the property's value and appeal to potential buyers/renters. ↑

ⓘ 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

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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%

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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%

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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

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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

2 events — show timeline

• 2007-08-22 Listing Removed — Beaches MLS
• 2007-08-16 Listed $156,000 Beaches MLS