2401 Village Blvd #305 · West Palm Beach, FL 33409

$295,000

2 bd · 2.0 ba · 1,437 sqft · Condo public records · 18 Days on market

Built 1987 $884/mo HOA · 25% of rent

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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).

• Cash flow +11.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely Gorgeous 2 Bedroom, 2 Bathroom Condo With Beautiful & Peaceful Lake & Golf Course Views. Overlooking Bear Lakes Golf and Country Club from 2 Balconies. Beautiful Unit with Bonus Room Laundry/Office/Den. Newer Carpet, Newer Kitchen Counters, Updated Kitchen - A MUST SEE!! Excellent For an Investor or an Owner Occupant! Living Room Furniture Included.

Key facts

• Newer appliances
• Move-in-ready condo
• Updated flooring

Tags

• RENOVATED PRIMARY BATHROOM
• UPDATED FLOORING
• NEWER APPLIANCES
• MOVE-IN-READY CONDO
• GENEROUS LIVING AREAS
• 10 MIN TO DOWNTOWN WPB

Property features AI

Finance

• Financial info: Pets allowed (possible pet restrictions)
• HOA & community: Monthly association fee (paid monthly): $884; Association amenities: Fitness center, pool, spa/hot tub, parking; Association fee includes cable TV, insurance, grounds maintenance, sewer, water, common areas

Exterior

• Parking: Assigned parking; Guest parking; Total parking spaces: 1
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Entry level: 3; One living level; Faces north; Resale unit; 4-story building
• Construction: Built with concrete/CBS construction; Barrel roof
• Exterior features: Waterfront property; Paved road frontage (west of US-1)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Entrance foyer; Walk-in closets; Split bedroom layout; Blinds on windows; Unfurnished
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (6.6% below list).
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $276k (6.6% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y 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 $130k; list at $295k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,656 (6.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.19% ✓
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.7%
• Equity multiple: 0.22×
• Total profit: $-64,491
• Equity at exit: $43,985

10-year hold

• IRR: -38.5%
• Equity multiple: -0.24×
• Total profit: $-102,566
• Equity at exit: $25,506

Cash invested: $82,600 (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: 7.0×

Monthly cashflow live

• Estimated rent: $3,510 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$328 /mo · $3,938/yr
• Insurance: −$123
• HOA: −$884
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $-110

Break-even live

Break-even rent $3,648

Max offer price $275,656

Occupancy floor 98%

Sensitivity live

Price	-10% $57	-5% $-26	+0% $-110	+5% $-193	+10% $-276
Rent	-10% $-387	-5% $-248	+0% $-110	+5% $29	+10% $168
Rate	-1.0pp $39	-0.5pp $-34	base $-110	+0.5pp $-186	+1.0pp $-264

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2480 Presidential Way #902 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	7d	1	0.35mi
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	26d	1	0.35mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	26d	1	0.38mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	4d	1	0.38mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	26d	1	0.44mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	26d	1	0.47mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	26d	1	0.49mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	18d	1	0.55mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	26d	1	0.66mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	16d	1	0.75mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	26d	1	0.80mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	19d	60	1.03mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	7d	1	1.10mi
4567 Brook Dr West Palm Beach, FL	3.0	2.0	1528	$3,000	$1.96	26d	1	1.13mi
4543 Tara Cove Way West Palm Beach, FL	3.0	2.5	1807	$3,000	$1.66	1d	1	1.17mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	24d	1	1.29mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,785	$2.59	1d	30	1.35mi
2439 24th Way #2439 West Palm Beach, FL	2.0	2.5	1236	$3,000	$2.43	0d	1	1.35mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$2,705	$2.53	21d	19	1.36mi
195 River Grove Way West Palm Beach, FL	3.0	1.0–2.0	958	$3,194	$3.33	0d	20	1.46mi

HOA detail condo

• Monthly dues: $884 · $10,608/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-21
   days on market $295,000 Active 18 DOM
2. 2026-06-18
   days on market $295,000 Active 15 DOM
3. 2026-06-17
   days on market $295,000 Active 14 DOM
4. 2026-06-16
   days on market $295,000 Active 13 DOM
5. 2026-06-15
   days on market $295,000 Active 12 DOM
6. 2026-06-13
   days on market $295,000 Active 10 DOM
7. 2026-06-09
   days on market $295,000 Active 6 DOM
8. 2026-06-08
   days on market $295,000 Active 5 DOM
9. 2026-06-07
   days on market $295,000 Active 4 DOM
10. 2026-06-04
    remarks 684-char remark
11. 2026-06-04
    listed $295,000 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: $3,938 · $328/mo
• Projected year-2 tax: $3,938 · $328/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 5 d/yr ≥105°F today · 17 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: $42,115
• − Mortgage interest: −$16,525
• − Property taxes: −$3,938
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,369
• − Management: −$3,369
• − HOA: −$10,608
• − Depreciation: −$8,582
• Taxable loss: −$5,751
• Est. tax savings @ 24.0%: +$1,380
• After-tax cash flow: $66/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

+199.5% since first listed

27 events — show timeline

• 2026-06-03 Listed $295,000 Beaches MLS
• 2020-10-16 Sold (Public Records) $130,000 Public Records
• 2020-10-07 Sold (MLS) $130,000 Beaches MLS
• 2020-09-05 Contingent — Beaches MLS
• 2020-08-19 Listed $139,900 Beaches MLS
• 2020-08-18 Coming Soon $139,900 Beaches MLS
• 2018-02-21 Sold (Public Records) $128,000 Public Records
• 2018-02-14 Sold (MLS) $128,000 Beaches MLS
• 2017-12-21 Contingent — Beaches MLS
• 2017-12-20 Relisted — Beaches MLS
• 2017-12-20 Listing Removed — Beaches MLS
• 2017-09-14 Price Changed $131,500 Beaches MLS
• 2017-06-22 Listed $132,900 Beaches MLS
• 2015-12-18 Listing Removed — Beaches MLS
• 2015-11-11 Price Changed $126,900 Beaches MLS
• 2015-07-14 Listed $129,900 Beaches MLS
• 2015-04-29 Listing Removed — Beaches MLS
• 2014-11-06 Price Changed $124,900 Beaches MLS
• 2014-11-06 Relisted — Beaches MLS
• 2014-11-06 Listing Removed — Beaches MLS
• 2014-05-05 Listed $127,000 Beaches MLS
• 2013-11-07 Listing Removed — Beaches MLS
• 2012-11-03 Listed $120,000 Beaches MLS
• 2001-11-05 Sold (Public Records) $95,000 Public Records
• 2001-10-26 Sold (MLS) $95,000 Beaches MLS
• 2001-09-18 Listing Removed — Beaches MLS
• 2001-03-13 Listed $98,500 Beaches MLS

Property tax history

+12.8%/yr

Latest (2025): $3,938 · +3.1% YoY. Source: county tax records.