3525 Village Blvd #203 · West Palm Beach, FL 33409

$160,000

2 bd · 2.0 ba · 1,437 sqft · Condo public records · 310 Days on market

Built 1985 $856/mo HOA · 25% 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 +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2003 NEW A/C, REFRIGERATOR, DISHWASHER, MICROWAVE. RANGE TO BE REPLACED. DINING ROOM CHANDELIER, WASHER/DRYER EXCLUDED. $1,500 ROOF ASSESSMENT PAID BY SELLER. LAKE AND GOLF VIEWS. "AS-IS" AFTER INSPECTIONS. NICE MIRRORS AND CROWN MOLDING. MUST SEE UNIT.

Key facts

• Heated pools
• Mirrored foyer
• Updated cabinets

Tags

• IMPACT WINDOWS
• MIRRORED FOYER
• UPDATED CABINETS
• PARQUET FLOORS
• HEATED POOLS
• EXERCISE AND GAME ROOMS

Property features AI

Finance

• Financial info: Pets not allowed; Community contains 480 units
• HOA & community: Community association with monthly fee; Association amenities include clubhouse, fitness center, game room, pool, on-site manager, community room, sidewalks, and street lights; HOA fee paid monthly; fee covers cable TV, insurance, grounds maintenance, pest control, sewer, trash and water

Exterior

• Parking: Deeded parking; Guest parking available
• Security: Smoke detectors
• Utilities: Three-phase electric; Public sewer; Cable available; Sewer available
• Home design: Condominium; Resale property; Faces south; 4-story building
• Construction: Built with CBS (concrete block) construction; Barrel roof
• Exterior features: Sidewalks; No waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Carpet; Ceramic tile; Parquet
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Custom mirrors; Sliding windows
• Laundry & utility: Laundry closet inside with washer and dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $625 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 soft (-0.1%/yr); 189 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,444/mo this rent would consume 62% of the median local household income ($67k/yr) (locally 1333% 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.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $50k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $109k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.15% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 3.9

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $4,420
• Equity at exit: $23,857

10-year hold

• IRR: 7.1%
• Equity multiple: 1.42×
• Total profit: $18,749
• Equity at exit: $13,834

Cash invested: $44,800 (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: 189
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,444 high
• Mortgage (P&I): −$839
• Tax from tax record: −$334 /mo · $4,013/yr
• Insurance: −$67
• HOA: −$856
• Vacancy / Maint / Mgmt: −$723
• Net cashflow: $625

Break-even live

Break-even rent $2,653

Max offer price $160,000

Occupancy floor 77%

Sensitivity live

Price	-10% $715	-5% $670	+0% $625	+5% $579	+10% $534
Rent	-10% $352	-5% $489	+0% $625	+5% $761	+10% $897
Rate	-1.0pp $705	-0.5pp $665	base $625	+0.5pp $583	+1.0pp $541

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	6d	1	0.54mi
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	25d	1	0.54mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	3d	1	0.57mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	25d	1	0.57mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	25d	1	0.68mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	25d	1	0.71mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	16d	1	0.78mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,785	$2.59	0d	30	0.80mi
195 River Grove Way West Palm Beach, FL	3.0	1.0–2.0	958	$3,192	$3.33	0d	18	0.91mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	18d	60	0.93mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	15d	1	0.98mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	25d	1	0.99mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	25d	1	1.00mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	25d	1	1.02mi
4567 Brook Dr West Palm Beach, FL	3.0	2.0	1528	$3,000	$1.96	25d	1	1.20mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	22d	1	1.31mi
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	25d	1	1.39mi
1721 Lindley St Mangonia Park, FL	3.0	2.5	1760	$3,300	$1.88	8d	1	1.45mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	6d	1	1.47mi

HOA detail condo

• Monthly dues: $856 · $10,272/yr
• ⚠ Special-assessment mentions:

  …A/C, REFRIGERATOR, DISHWASHER, MICROWAVE. RANGE TO BE REPLACED. DINING ROOM CHANDELIER, WASHER/DRYER EXCLUDED. $1,500 ROOF ASSESSMENT PAID BY SELLER. LAKE AND GOLF VIEWS. "AS-IS" AFTER INSPECTIONS. NICE MIRRORS AND CROWN MOLDING. MUST SEE UNIT.

Listing history 24 events

1. 2026-06-07
   statusdays on market $160,000 Pending 310 DOM
2. 2026-06-04
   days on market $160,000 Active 309 DOM
3. 2026-06-03
   days on market $160,000 Active 308 DOM
4. 2026-06-01
   days on market $160,000 Active 306 DOM
5. 2026-05-31
   days on market $160,000 Active 305 DOM
6. 2026-05-15
   price $160,000
7. 2026-03-25
   price $165,000
8. 2025-11-15
   price $179,900
9. 2025-10-07
   price $189,900
10. 2025-09-05
    price $199,999
11. 2025-07-30
    listed $210,000 Active
12. 2003-12-24
    soldstatus $109,000
13. 2003-12-15
    soldstatus $109,000 263-char remark

    Show marketing remark (263 chars)

    2003 NEW A/C, REFRIGERATOR, DISHWASHER, MICROWAVE. RANGE TO BE REPLACED. DINING ROOM CHANDELIER, WASHER/DRYER EXCLUDED. $1,500 ROOF ASSESSMENT PAID BY SELLER. LAKE AND GOLF VIEWS. "AS-IS" AFTER INSPECTIONS. NICE MIRRORS AND CROWN MOLDING. MUST SEE UNIT.

14. 2003-10-14
    historical 263-char remark

    Show marketing remark (263 chars)

    2003 NEW A/C, REFRIGERATOR, DISHWASHER, MICROWAVE. RANGE TO BE REPLACED. DINING ROOM CHANDELIER, WASHER/DRYER EXCLUDED. $1,500 ROOF ASSESSMENT PAID BY SELLER. LAKE AND GOLF VIEWS. "AS-IS" AFTER INSPECTIONS. NICE MIRRORS AND CROWN MOLDING. MUST SEE UNIT.

15. 2003-07-11
    listed $112,500 263-char remark

    Show marketing remark (263 chars)

    2003 NEW A/C, REFRIGERATOR, DISHWASHER, MICROWAVE. RANGE TO BE REPLACED. DINING ROOM CHANDELIER, WASHER/DRYER EXCLUDED. $1,500 ROOF ASSESSMENT PAID BY SELLER. LAKE AND GOLF VIEWS. "AS-IS" AFTER INSPECTIONS. NICE MIRRORS AND CROWN MOLDING. MUST SEE UNIT.

16. 2002-07-19
    soldstatus $86,500
17. 2002-07-02
    soldstatus $86,500 194-char remark

    Show marketing remark (194 chars)

    HUGE CONDO OVERLOOKING GOLF AND WATER; RECENLTY PAINTED; BEAUTIFUL CROWN MOLDING THROUGHOUT. EXTRA LARGE UTILITY ROOM; BREAKFAST BAR OVERLOOKING LARGE GREAT ROOM. 24 HOURS NOTICE TO SHOW PLEASE!

18. 2002-06-13
    historical 194-char remark

    Show marketing remark (194 chars)

    HUGE CONDO OVERLOOKING GOLF AND WATER; RECENLTY PAINTED; BEAUTIFUL CROWN MOLDING THROUGHOUT. EXTRA LARGE UTILITY ROOM; BREAKFAST BAR OVERLOOKING LARGE GREAT ROOM. 24 HOURS NOTICE TO SHOW PLEASE!

19. 2002-01-09
    listed $89,900 194-char remark

    Show marketing remark (194 chars)

    HUGE CONDO OVERLOOKING GOLF AND WATER; RECENLTY PAINTED; BEAUTIFUL CROWN MOLDING THROUGHOUT. EXTRA LARGE UTILITY ROOM; BREAKFAST BAR OVERLOOKING LARGE GREAT ROOM. 24 HOURS NOTICE TO SHOW PLEASE!

20. 2000-03-30
    soldstatus $65,000
21. 2000-03-21
    soldstatus $65,000
22. 2000-02-16
    historical
23. 1999-07-21
    listed $66,900
24. 1989-08-25
    soldstatus $82,500

ⓘ 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: $4,013 · $334/mo
• Projected year-2 tax: $4,013 · $334/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: $41,328
• − Mortgage interest: −$8,962
• − Property taxes: −$4,013
• − Insurance: −$800
• − Repairs & maintenance: −$3,306
• − Management: −$3,306
• − HOA: −$10,272
• − Depreciation: −$4,655
• Taxable income: $6,013
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $6,052/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

+93.9% since first listed

19 events — show timeline

• 2026-05-15 Price Changed $160,000 Beaches MLS
• 2026-03-25 Price Changed $165,000 Beaches MLS
• 2025-11-15 Price Changed $179,900 Beaches MLS
• 2025-10-07 Price Changed $189,900 Beaches MLS
• 2025-09-05 Price Changed $199,999 Beaches MLS
• 2025-07-30 Listed $210,000 Beaches MLS
• 2003-12-24 Sold (Public Records) $109,000 Public Records
• 2003-12-15 Sold (MLS) $109,000 Beaches MLS
• 2003-10-14 Listing Removed — Beaches MLS
• 2003-07-11 Listed $112,500 Beaches MLS
• 2002-07-19 Sold (Public Records) $86,500 Public Records
• 2002-07-02 Sold (MLS) $86,500 Beaches MLS
• 2002-06-13 Listing Removed — Beaches MLS
• 2002-01-09 Listed $89,900 Beaches MLS
• 2000-03-30 Sold (Public Records) $65,000 Public Records
• 2000-03-21 Sold (MLS) $65,000 Beaches MLS
• 2000-02-16 Listing Removed — Beaches MLS
• 1999-07-21 Listed $66,900 Beaches MLS
• 1989-08-25 Sold (Public Records) $82,500 Public Records

Property tax history

+11.5%/yr

Latest (2025): $4,013 · +262.6% YoY. Source: county tax records.