2050 N Congress Ave #209 · West Palm Beach, FL 33401

$180,000

2 bd · 2.0 ba · 1,030 sqft · Condo public records · 497 Days on market

Built 1981 $495/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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Discover this spacious 2-bedroom 2-bathroom upgraded condo in the Presidential Golfview community! Located on the second floor, this charming unit features granite countertops, stainless steel appliances, and tile flooring throughout for easy maintenance. For added convenience, the building's laundry room is located just a few steps away. Enjoy community amenities like a pool and clubhouse, all while being minutes from restaurants, shopping and more. Whether you're an investor or an end user, this is an incredible opportunity—don’t miss out!

Key facts

• Laundry room
• Community amenities
• Tile flooring

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TILE FLOORING
• LAUNDRY ROOM
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee covers management, common areas, laundry, grounds maintenance, building maintenance, reserve fund, roof, sewer, security, trash and water; Community pool; Elevator(s)

Exterior

• Parking: Guest parking available; Two or more parking spaces
• Security: Security guard
• Utilities: Water included with association; Sewer included with association; Electric service (property electric)
• Home design: Condo/attached property; Located on entry level 2; 4-story building
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tile flooring
• Laundry & utility: Electric water heater; Laundry services included in association

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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); 506 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $3,374/mo this rent would consume 60% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 497 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask is 10186% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $116k; list at $180k implies a 56% 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 497 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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. 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.
8. 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.
9. 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: 1.87% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.61%
• DSCR: 1.96
• GRM: 4.4

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: 17.3%
• Equity multiple: 1.72×
• Total profit: $36,456
• Equity at exit: $26,839

10-year hold

• IRR: 27.7%
• Equity multiple: 3.77×
• Total profit: $139,632
• Equity at exit: $15,563

Cash invested: $50,400 (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: 506
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,374 high
• Mortgage (P&I): −$944
• Tax from tax record: −$244 /mo · $2,927/yr
• Insurance: −$75
• HOA: −$495
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $908

Break-even live

Break-even rent $2,225

Max offer price $180,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,009	-5% $958	+0% $908	+5% $857	+10% $806
Rent	-10% $641	-5% $774	+0% $908	+5% $1,041	+10% $1,174
Rate	-1.0pp $998	-0.5pp $953	base $908	+0.5pp $861	+1.0pp $813

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	25d	1	0.22mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	25d	1	0.25mi
1991 Presidential Way West Palm Beach, FL	1.0	1.0	827	$3,427	$4.14	8d	1	0.33mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	16d	1	0.33mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	25d	1	0.50mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	25d	1	0.58mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	25d	1	1.05mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	18d	60	1.22mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,785	$2.59	0d	30	1.29mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$2,705	$2.53	20d	19	1.34mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	6d	1	1.35mi
195 River Grove Way West Palm Beach, FL	3.0	1.0–2.0	958	$3,192	$3.33	0d	18	1.38mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	25d	1	1.46mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $180,000 Active 497 DOM
2. 2026-06-17
   days on market $180,000 Active 496 DOM
3. 2026-06-16
   days on market $180,000 Active 495 DOM
4. 2026-06-15
   days on market $180,000 Active 494 DOM
5. 2026-06-13
   days on market $180,000 Active 492 DOM
6. 2026-06-09
   days on market $180,000 Active 488 DOM
7. 2026-06-07
   days on market $180,000 Active 486 DOM
8. 2026-06-04
   days on market $180,000 Active 483 DOM
9. 2026-06-03
   days on market $180,000 Active 482 DOM
10. 2026-06-01
    days on market $180,000 Active 480 DOM
11. 2026-05-31
    days on market $180,000 Active 479 DOM
12. 2025-08-08
    price $180,000
13. 2025-03-05
    historical $1,750
14. 2025-02-08
    listed $1,750
15. 2025-02-06
    listed $185,000 Active
16. 2025-01-30
    historical
17. 2025-01-13
    price $185,000
18. 2024-11-04
    price $195,000
19. 2024-09-03
    price $199,000
20. 2024-08-16
    listed $205,000 Active
21. 2019-03-07
    historical
22. 2019-01-12
    listed $133,500 Active
23. 2018-03-01
    soldstatus $115,500
24. 2018-01-17
    soldstatus $64,000
25. 2017-06-15
    status Pending
26. 2017-06-15
    historical
27. 2017-06-08
    listed $55,000 Active
28. 1990-12-31
    soldstatus $63,000
29. 1990-05-31
    soldstatus $8,500,000

ⓘ 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: $2,927 · $244/mo
• Projected year-2 tax: $2,927 · $244/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: $40,487
• − Mortgage interest: −$10,083
• − Property taxes: −$2,927
• − Insurance: −$900
• − Repairs & maintenance: −$3,239
• − Management: −$3,239
• − HOA: −$5,940
• − Depreciation: −$5,236
• Taxable income: $8,923
• Est. tax owed @ 24.0%: −$2,142
• After-tax cash flow: $8,749/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

-97.9% since first listed

18 events — show timeline

• 2025-08-08 Price Changed $180,000 MARMLS
• 2025-03-05 Rental Removed $1,750 MARMLS
• 2025-02-08 Listed for Rent $1,750 MARMLS
• 2025-02-06 Listed $185,000 MARMLS
• 2025-01-30 Listing Removed — MARMLS
• 2025-01-13 Price Changed $185,000 MARMLS
• 2024-11-04 Price Changed $195,000 MARMLS
• 2024-09-03 Price Changed $199,000 MARMLS
• 2024-08-16 Listed $205,000 MARMLS
• 2019-03-07 Listing Removed — MARMLS
• 2019-01-12 Listed $133,500 MARMLS
• 2018-03-01 Sold (Public Records) $115,500 Public Records
• 2018-01-17 Sold (Public Records) $64,000 Public Records
• 2017-06-15 Pending — Beaches MLS
• 2017-06-15 Listing Removed — Beaches MLS
• 2017-06-08 Listed $55,000 Beaches MLS
• 1990-12-31 Sold (Public Records) $63,000 Public Records
• 1990-05-31 Sold (Public Records) $8,500,000 Public Records

Property tax history

+25.3%/yr

Latest (2025): $2,927 · +6.0% YoY. Source: county tax records.