2621 Village Blvd #203 · West Palm Beach, FL 33409

$195,999

2 bd · 2.0 ba · 1,437 sqft · Condo public records · 385 Days on market

Built 1987 $860/mo HOA · 24% 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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• 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

Spacious 2 bed, 2 bath condo in the sought-after Village Blvd area — just minutes from Downtown West Palm Beach, shopping, dining, and beautiful beaches. This bright and inviting unit features an open layout with plenty of natural light, updated finishes, and a well-maintained community. Property will be vacant soon and move-in ready, making it perfect for first-time home buyers, seasonal residents, or investors since rentals are allowed immediately. Hurricane shutters provide added protection and peace of mind during storm season. Great opportunity in an amazing location!

Key facts

• Laundry room
• Accordion shutters
• Open layout

Tags

• LAUNDRY ROOM
• ACCORDION SHUTTERS
• OPEN LAYOUT
• WELL-KEPT COMMUNITY
• NO RENTAL RESTRICTIONS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly HOA ($860) covering cable TV, insurance, grounds maintenance, pest control, sewer, trash, water and common areas; Community amenities: clubhouse, fitness center, pool, tennis courts, on-site management

Exterior

• Parking: Assigned parking (2 total spaces)
• Security: Closed-circuit cameras; Security lights; Manager on site
• Utilities: Public water; Public sewer; Three-phase electric; Water available
• Home design: Condominium; Resale property; Faces east; 4-story building
• Construction: CBS construction
• Exterior features: No waterfront; Barrel roof; Sidewalks

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout; Blinds on windows
• Laundry & utility: Laundry closet inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $196k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $196k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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.
• Market conditions: Rents soft (-0.1%/yr); 193 active listings in the ZIP; 18 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 $3,590/mo this rent would consume 64% 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 $6k 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 385 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y ago; this cycle's ask is 9700% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; list at $196k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% 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 $172,479 (12.0% below list)

Questions for the listing agent

1. It's been on market 385 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: 1.83% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 4.5

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: -4.2%
• Equity multiple: 0.85×
• Total profit: $-8,272
• Equity at exit: $29,224

10-year hold

• IRR: -0.8%
• Equity multiple: 0.96×
• Total profit: $-2,289
• Equity at exit: $16,946

Cash invested: $54,880 (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: 193
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $3,590 high
• Mortgage (P&I): −$1,028
• Tax from tax record: −$343 /mo · $4,116/yr
• Insurance: −$82
• HOA: −$860
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $524

Break-even live

Break-even rent $2,927

Max offer price $195,999

Occupancy floor 80%

Sensitivity live

Price	-10% $635	-5% $579	+0% $524	+5% $468	+10% $413
Rent	-10% $240	-5% $382	+0% $524	+5% $666	+10% $808
Rate	-1.0pp $623	-0.5pp $574	base $524	+0.5pp $473	+1.0pp $421

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	25d	1	0.30mi
2480 Presidential Way #902 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	6d	1	0.30mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	25d	1	0.34mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	3d	1	0.34mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	25d	1	0.46mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	25d	1	0.47mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	17d	1	0.55mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	25d	1	0.68mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	25d	1	0.73mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	16d	1	0.77mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	25d	1	0.88mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	18d	60	0.99mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,785	$2.59	0d	30	1.14mi
4567 Brook Dr West Palm Beach, FL	3.0	2.0	1528	$3,000	$1.96	25d	1	1.16mi
195 River Grove Way West Palm Beach, FL	3.0	1.0–2.0	958	$3,192	$3.33	0d	18	1.25mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	6d	1	1.25mi
4543 Tara Cove Way West Palm Beach, FL	3.0	2.5	1807	$3,000	$1.66	0d	1	1.29mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	23d	1	1.31mi

HOA detail condo

• Monthly dues: $860 · $10,320/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-21
   days on market $195,999 Active 385 DOM
2. 2026-06-18
   days on market $195,999 Active 382 DOM
3. 2026-06-17
   days on market $195,999 Active 381 DOM
4. 2026-06-16
   days on market $195,999 Active 380 DOM
5. 2026-06-15
   days on market $195,999 Active 379 DOM
6. 2026-06-13
   days on market $195,999 Active 377 DOM
7. 2026-06-09
   days on market $195,999 Active 373 DOM
8. 2026-06-07
   days on market $195,999 Active 371 DOM
9. 2026-06-04
   days on market $195,999 Active 368 DOM
10. 2026-06-03
    days on market $195,999 Active 367 DOM
11. 2026-06-01
    days on market $195,999 Active 365 DOM
12. 2026-05-31
    days on market $195,999 Active 364 DOM
13. 2026-05-06
    listed $2,000
14. 2025-08-15
    price $195,999
15. 2025-07-12
    price $205,000
16. 2025-06-20
    historical $1,950
17. 2025-06-02
    listed $1,950
18. 2025-05-30
    listed $209,999 Active
19. 2025-05-28
    historical $1,950
20. 2025-04-24
    historical
21. 2025-03-19
    listed $1,950
22. 2025-03-07
    price $230,000
23. 2025-02-25
    historical $2,200
24. 2025-01-09
    listed $249,000 Active
25. 2025-01-08
    listed $2,200
26. 2024-10-29
    historical $2,000
27. 2024-10-16
    historical
28. 2024-09-05
    listed $2,000
29. 2024-09-04
    historical $1,975
30. 2024-08-18
    price $1,975
31. 2024-08-17
    listed $268,000 Active
32. 2024-06-01
    listed $2,100
33. 2024-05-22
    historical $2,100
34. 2024-05-01
    listed $2,100
35. 2010-09-24
    historical
36. 2010-06-26
    listed $123,000
37. 2009-09-14
    soldstatus $85,000
38. 2009-09-03
    soldstatus $85,000
39. 2009-08-18
    historical
40. 2009-03-30
    listed $92,000
41. 2006-08-07
    historical
42. 2006-01-26
    listed $239,950
43. 1998-05-04
    soldstatus $65,400
44. 1987-03-01
    soldstatus $67,900

ⓘ 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: $4,116 · $343/mo
• Projected year-2 tax: $4,116 · $343/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: $43,084
• − Mortgage interest: −$10,979
• − Property taxes: −$4,116
• − Insurance: −$980
• − Repairs & maintenance: −$3,447
• − Management: −$3,447
• − HOA: −$10,320
• − Depreciation: −$5,702
• Taxable income: $4,094
• Est. tax owed @ 24.0%: −$983
• After-tax cash flow: $5,304/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

-97.1% since first listed

32 events — show timeline

• 2026-05-06 Listed for Rent $2,000 RMLSFL
• 2025-08-15 Price Changed $195,999 Beaches MLS
• 2025-07-12 Price Changed $205,000 Beaches MLS
• 2025-06-20 Rental Removed $1,950 GFLMLS
• 2025-06-02 Listed for Rent $1,950 GFLMLS
• 2025-05-30 Listed $209,999 Beaches MLS
• 2025-05-28 Rental Removed $1,950 GFLMLS
• 2025-04-24 Listing Removed — Beaches MLS
• 2025-03-19 Listed for Rent $1,950 GFLMLS
• 2025-03-07 Price Changed $230,000 Beaches MLS
• 2025-02-25 Rental Removed $2,200 GFLMLS
• 2025-01-09 Listed $249,000 Beaches MLS
• 2025-01-08 Listed for Rent $2,200 GFLMLS
• 2024-10-29 Rental Removed $2,000 GFLMLS
• 2024-10-16 Listing Removed — Beaches MLS
• 2024-09-05 Listed for Rent $2,000 GFLMLS
• 2024-09-04 Rental Removed $1,975 GFLMLS
• 2024-08-18 Price Changed $1,975 GFLMLS
• 2024-08-17 Listed $268,000 Beaches MLS
• 2024-06-01 Listed for Rent $2,100 GFLMLS
• 2024-05-22 Rental Removed $2,100 GFLMLS
• 2024-05-01 Listed for Rent $2,100 GFLMLS
• 2010-09-24 Listing Removed — Beaches MLS
• 2010-06-26 Listed $123,000 Beaches MLS
• 2009-09-14 Sold (Public Records) $85,000 Public Records
• 2009-09-03 Sold (MLS) $85,000 Beaches MLS
• 2009-08-18 Listing Removed — Beaches MLS
• 2009-03-30 Listed $92,000 Beaches MLS
• 2006-08-07 Listing Removed — Beaches MLS
• 2006-01-26 Listed $239,950 Beaches MLS
• 1998-05-04 Sold (Public Records) $65,400 Public Records
• 1987-03-01 Sold (Public Records) $67,900 Public Records

Property tax history

+12.0%/yr

Latest (2025): $4,116 · +206.0% YoY. Source: county tax records.