2500 Presidential Way #101 · West Palm Beach, FL 33401

$225,000

2 bd · 2.0 ba · 1,045 sqft · Condo public records · 52 Days on market

Built 1975 $760/mo HOA · 23% of rent

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Why this score? — see what drove the C 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 +21.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 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 MLS

2/2 corner unit with wrap around screened porch. Easy in and out with parking right outside your door. Tiled living area. Gated golf community with 24 hr security and golf right outside your door. Located in one of the most convenient locations. Just minutes to beaches, downtown, airport and new Palm Beach Premium Outlet Mall right across the street. No rentals allowed first year and minimum of 20% down on any financing.

Key facts

• On-site pool
• In-unit washer dryer
• $760 HOA

Tags

• FIRST-FLOOR CORNER UNIT
• SECURE GATED COMMUNITY
• PRIVATE WRAP-AROUND BALCONY
• IN-UNIT WASHER DRYER
• PRIVATE OUTDOOR STORAGE CLOSET
• ON-SITE POOL

Property features AI

Finance

• Other: Association-maintained pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $760; Association covers hot water, parking, pool(s), sewer, trash and water; Community amenities include clubhouse and pool

Exterior

• Parking: Parking included (covered by association)
• Security: Security guard
• Utilities: Cable available; Water service included in association; Sewer service included in association
• Home design: Attached property; 5-story building; Entry on level 1
• Construction: Year built: Unknown
• Exterior features: Balcony; Screened balcony

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry; Bedroom on main level; Ceramic tile flooring
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 $3,371/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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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 $84k; list at $225k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.50% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 5.6

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-8,257
• Equity at exit: $33,548

10-year hold

• IRR: 9.5%
• Equity multiple: 1.84×
• Total profit: $52,964
• Equity at exit: $19,454

Cash invested: $63,000 (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 33401

• Rents YoY: 5.2%
• Active inventory: 506
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,371 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$312 /mo · $3,744/yr
• Insurance: −$94
• HOA: −$760
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $317

Break-even live

Break-even rent $2,969

Max offer price $225,000

Occupancy floor 86%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	24d	1	0.22mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	24d	1	0.22mi
1991 Presidential Way West Palm Beach, FL	1.0	1.0	827	$3,427	$4.14	7d	1	0.31mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	16d	1	0.31mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	24d	1	0.51mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	24d	1	0.67mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	24d	1	1.11mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,798	$2.60	1d	29	1.24mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	17d	60	1.25mi
195 River Grove Way West Palm Beach, FL	2.0	1.0–2.0	828	$3,002	$3.63	2d	18	1.31mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$2,705	$2.53	19d	19	1.39mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	24d	1	1.43mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	5d	1	1.44mi

HOA detail condo

• Monthly dues: $760 · $9,120/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $225,000 Active 52 DOM
2. 2026-06-17
   days on market $225,000 Active 51 DOM
3. 2026-06-16
   days on market $225,000 Active 50 DOM
4. 2026-06-15
   days on market $225,000 Active 49 DOM
5. 2026-06-13
   days on market $225,000 Active 47 DOM
6. 2026-06-09
   days on market $225,000 Active 43 DOM
7. 2026-06-08
   days on market $225,000 Active 42 DOM
8. 2026-06-07
   days on market $225,000 Active 41 DOM
9. 2026-06-04
   days on market $225,000 Active 38 DOM
10. 2026-06-03
    days on market $225,000 Active 37 DOM
11. 2026-06-02
    days on market $225,000 Active 36 DOM
12. 2026-06-01
    days on market $225,000 Active 35 DOM
13. 2026-05-31
    days on market $225,000 Active 34 DOM
14. 2026-04-29
    status Active
15. 2026-04-29
    historical
16. 2026-04-17
    listed $225,000 Active
17. 2015-09-16
    soldstatus $84,000 Closed 424-char remark

    Show marketing remark (424 chars)

    2/2 corner unit with wrap around screened porch. Easy in and out with parking right outside your door. Tiled living area. Gated golf community with 24 hr security and golf right outside your door. Located in one of the most convenient locations. Just minutes to beaches, downtown, airport and new Palm Beach Premium Outlet Mall right across the street. No rentals allowed first year and minimum of 20% down on any financing.

18. 2015-09-16
    soldstatus $84,000

    Show marketing remark (424 chars)

    2/2 corner unit with wrap around screened porch. Easy in and out with parking right outside your door. Tiled living area. Gated golf community with 24 hr security and golf right outside your door. Located in one of the most convenient locations. Just minutes to beaches, downtown, airport and new Palm Beach Premium Outlet Mall right across the street. No rentals allowed first year and minimum of 20% down on any financing.

19. 2015-07-15
    status Pending 424-char remark

    Show marketing remark (424 chars)

    2/2 corner unit with wrap around screened porch. Easy in and out with parking right outside your door. Tiled living area. Gated golf community with 24 hr security and golf right outside your door. Located in one of the most convenient locations. Just minutes to beaches, downtown, airport and new Palm Beach Premium Outlet Mall right across the street. No rentals allowed first year and minimum of 20% down on any financing.

20. 2015-06-05
    price $89,000 424-char remark

    Show marketing remark (424 chars)

    2/2 corner unit with wrap around screened porch. Easy in and out with parking right outside your door. Tiled living area. Gated golf community with 24 hr security and golf right outside your door. Located in one of the most convenient locations. Just minutes to beaches, downtown, airport and new Palm Beach Premium Outlet Mall right across the street. No rentals allowed first year and minimum of 20% down on any financing.

21. 2015-06-05
    status Active 424-char remark

    Show marketing remark (424 chars)

    2/2 corner unit with wrap around screened porch. Easy in and out with parking right outside your door. Tiled living area. Gated golf community with 24 hr security and golf right outside your door. Located in one of the most convenient locations. Just minutes to beaches, downtown, airport and new Palm Beach Premium Outlet Mall right across the street. No rentals allowed first year and minimum of 20% down on any financing.

22. 2015-06-05
    historical 424-char remark

    Show marketing remark (424 chars)

    2/2 corner unit with wrap around screened porch. Easy in and out with parking right outside your door. Tiled living area. Gated golf community with 24 hr security and golf right outside your door. Located in one of the most convenient locations. Just minutes to beaches, downtown, airport and new Palm Beach Premium Outlet Mall right across the street. No rentals allowed first year and minimum of 20% down on any financing.

23. 2015-02-05
    price $98,000 424-char remark

    Show marketing remark (424 chars)

    2/2 corner unit with wrap around screened porch. Easy in and out with parking right outside your door. Tiled living area. Gated golf community with 24 hr security and golf right outside your door. Located in one of the most convenient locations. Just minutes to beaches, downtown, airport and new Palm Beach Premium Outlet Mall right across the street. No rentals allowed first year and minimum of 20% down on any financing.

24. 2014-12-09
    listed $99,500 Active 424-char remark

    Show marketing remark (424 chars)

    2/2 corner unit with wrap around screened porch. Easy in and out with parking right outside your door. Tiled living area. Gated golf community with 24 hr security and golf right outside your door. Located in one of the most convenient locations. Just minutes to beaches, downtown, airport and new Palm Beach Premium Outlet Mall right across the street. No rentals allowed first year and minimum of 20% down on any financing.

25. 2014-10-09
    historical
26. 2014-07-05
    listed $119,000 Active
27. 2014-01-02
    historical
28. 2013-10-11
    historical Contingent
29. 2013-10-03
    listed $65,000 Active
30. 2006-08-24
    soldstatus $170,000
31. 2006-08-22
    soldstatus $170,000
32. 2006-07-31
    historical
33. 2005-09-12
    listed $179,000
34. 1982-04-01
    soldstatus $80,000
35. 1977-01-01
    soldstatus $46,900

ⓘ 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: $3,744 · $312/mo
• Projected year-2 tax: $3,744 · $312/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 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $40,452
• − Mortgage interest: −$12,603
• − Property taxes: −$3,744
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,236
• − Management: −$3,236
• − HOA: −$9,120
• − Depreciation: −$6,545
• Taxable income: $842
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $3,607/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

+379.7% since first listed

22 events — show timeline

• 2026-04-29 Relisted — MARMLS
• 2026-04-29 Listing Removed — MARMLS
• 2026-04-17 Listed $225,000 MARMLS
• 2015-09-16 Sold (Public Records) $84,000 Public Records
• 2015-09-16 Sold (MLS) $84,000 Beaches MLS
• 2015-07-15 Pending — Beaches MLS
• 2015-06-05 Price Changed $89,000 Beaches MLS
• 2015-06-05 Relisted — Beaches MLS
• 2015-06-05 Listing Removed — Beaches MLS
• 2015-02-05 Price Changed $98,000 Beaches MLS
• 2014-12-09 Listed $99,500 Beaches MLS
• 2014-10-09 Listing Removed — Beaches MLS
• 2014-07-05 Listed $119,000 Beaches MLS
• 2014-01-02 Listing Removed — Beaches MLS
• 2013-10-11 Contingent — Beaches MLS
• 2013-10-03 Listed $65,000 Beaches MLS
• 2006-08-24 Sold (Public Records) $170,000 Public Records
• 2006-08-22 Sold (MLS) $170,000 Beaches MLS
• 2006-07-31 Listing Removed — Beaches MLS
• 2005-09-12 Listed $179,000 Beaches MLS
• 1982-04-01 Sold (Public Records) $80,000 Public Records
• 1977-01-01 Sold (Public Records) $46,900 Public Records

Property tax history

+12.5%/yr

Latest (2025): $3,744 · +4.5% YoY. Source: county tax records.