2425 Presidential Way #2003 · West Palm Beach, FL 33401

$270,000

2 bd · 2.0 ba · 1,206 sqft · Condo public records · 227 Days on market

Built 1974 $1100/mo HOA · 31% 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 +9.6/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SHORT SALE! Incredible opportunity to own a high-floor condo with stunning golf course, canal, and city views in the desirable Lands of the President. This 2BR/2BA residence features an open layout with floor-to-ceiling windows, two private balconies with panoramic views from day to night, and a spacious primary suite with walk-in closet. Enjoy resort-style living with a beautiful pool, lobby attendant, 24-hour security, and impeccably maintained grounds. Just minutes from The Palm Beach Outlets, Downtown, the airport, and I-95. Don’t miss this unbeatable value!

Key facts

• Private balconies
• City views
• Panoramic views

Tags

• GOLF COURSE VIEWS
• CANAL VIEWS
• CITY VIEWS
• FLOOR TO CEILING WINDOWS
• PRIVATE BALCONIES
• PANORAMIC VIEWS

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, cable TV, grounds maintenance, structure maintenance, parking, recreation facilities, roof, security, and trash; Community amenities include fitness center, pool, sauna, and elevators

Exterior

• Parking: Assigned parking; Guest parking
• Security: Doorman
• Utilities: Municipal water; Municipal sewer; Electric service (central)
• Home design: Condominium/high-rise (21 stories); Entry on level 20; Has attached property; Waterfront property with bay and canal frontage; Has view
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Split bedroom layout; Walk-in closet(s); Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (12.1% below list).
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $237k (12.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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.
• 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); 507 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,530/mo this rent would consume 62% 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.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,405 (12.1% 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 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 1.31% ✓
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 6.4

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: -17.0%
• Equity multiple: 0.38×
• Total profit: $-46,969
• Equity at exit: $40,258

10-year hold

• IRR: -3.4%
• Equity multiple: 0.74×
• Total profit: $-19,602
• Equity at exit: $23,345

Cash invested: $75,600 (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 33401

• Rents YoY: 5.2%
• Active inventory: 507
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,530 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$345 /mo · $4,140/yr
• Insurance: −$112
• HOA: −$1,100
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $-185

Break-even live

Break-even rent $3,764

Max offer price $237,405

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-108	+0% $-185	+5% $-261	+10% $-337
Rent	-10% $-463	-5% $-324	+0% $-185	+5% $-45	+10% $94
Rate	-1.0pp $-49	-0.5pp $-116	base $-185	+0.5pp $-254	+1.0pp $-326

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: $67,500
• Closing costs: $8,100
• 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	26d	1	0.03mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	26d	1	0.11mi
1991 Presidential Way West Palm Beach, FL	1.0	1.0	827	$3,427	$4.14	9d	1	0.11mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	18d	1	0.11mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	26d	1	0.27mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	26d	1	0.57mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$2,705	$2.53	21d	19	1.17mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	26d	1	1.23mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	26d	1	1.24mi
1104 State St Unit C West Palm Beach, FL	3.0	1.0	875	$3,000	$3.43	26d	1	1.43mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	19d	60	1.44mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,785	$2.59	1d	30	1.47mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	7d	1	1.49mi

HOA detail condo

• Monthly dues: $1,100 · $13,200/yr
• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-07
   status $270,000 Pending 227 DOM
2. 2026-06-04
   days on market $270,000 Active 227 DOM
3. 2026-06-03
   days on market $270,000 Active 226 DOM
4. 2026-06-01
   days on market $270,000 Active 224 DOM
5. 2026-05-31
   days on market $270,000 Active 223 DOM
6. 2025-10-20
   listed $270,000 Active
7. 2025-02-21
   historical
8. 2024-08-16
   listed $289,000 Active
9. 2024-08-07
   historical
10. 2024-07-11
    price $289,800
11. 2024-05-31
    price $294,800
12. 2024-05-24
    price $294,900
13. 2024-04-16
    price $294,000
14. 2024-03-05
    listed $295,000 Active
15. 2024-03-01
    historical
16. 2024-02-27
    historical $3,200
17. 2024-01-16
    price $295,000
18. 2023-12-31
    listed $3,200
19. 2023-10-04
    price $299,000
20. 2023-08-31
    listed $325,000 Active
21. 2022-12-28
    soldstatus $282,500
22. 2022-12-23
    soldstatus $282,500 Closed
23. 2022-11-23
    historical Active Under Contract
24. 2022-11-14
    listed $289,000 Active
25. 2022-11-14
    historical
26. 2022-09-14
    price $309,000
27. 2022-07-08
    listed $349,900 Active
28. 2022-07-05
    historical
29. 2009-12-03
    soldstatus $85,000
30. 2009-11-20
    soldstatus $85,000
31. 2009-10-14
    historical
32. 2007-09-01
    listed $115,000

ⓘ 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: $4,140 · $345/mo
• Projected year-2 tax: $4,140 · $345/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 6 d/yr ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,363
• − Mortgage interest: −$15,124
• − Property taxes: −$4,140
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,389
• − Management: −$3,389
• − HOA: −$13,200
• − Depreciation: −$7,855
• Taxable loss: −$6,084
• Est. tax savings @ 24.0%: +$1,460
• After-tax cash flow: $-754/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

+134.8% since first listed

27 events — show timeline

• 2025-10-20 Listed $270,000 MARMLS
• 2025-02-21 Listing Removed — Beaches MLS
• 2024-08-16 Listed $289,000 Beaches MLS
• 2024-08-07 Listing Removed — Beaches MLS
• 2024-07-11 Price Changed $289,800 Beaches MLS
• 2024-05-31 Price Changed $294,800 Beaches MLS
• 2024-05-24 Price Changed $294,900 Beaches MLS
• 2024-04-16 Price Changed $294,000 Beaches MLS
• 2024-03-05 Listed $295,000 Beaches MLS
• 2024-03-01 Listing Removed — Beaches MLS
• 2024-02-27 Rental Removed $3,200 GFLMLS
• 2024-01-16 Price Changed $295,000 Beaches MLS
• 2023-12-31 Listed for Rent $3,200 GFLMLS
• 2023-10-04 Price Changed $299,000 Beaches MLS
• 2023-08-31 Listed $325,000 Beaches MLS
• 2022-12-28 Sold (Public Records) $282,500 Public Records
• 2022-12-23 Sold (MLS) $282,500 Beaches MLS
• 2022-11-23 Contingent — Beaches MLS
• 2022-11-14 Listing Removed — Beaches MLS
• 2022-11-14 Listed $289,000 Beaches MLS
• 2022-09-14 Price Changed $309,000 Beaches MLS
• 2022-07-08 Listed $349,900 Beaches MLS
• 2022-07-05 Coming Soon — Beaches MLS
• 2009-12-03 Sold (Public Records) $85,000 Public Records
• 2009-11-20 Sold (MLS) $85,000 Beaches MLS
• 2009-10-14 Listing Removed — Beaches MLS
• 2007-09-01 Listed $115,000 Beaches MLS

Property tax history

+6.6%/yr

Latest (2025): $4,140 · -2.3% YoY. Source: county tax records.