1610 Presidential Way Unit B-305 · West Palm Beach, FL 33401

$380,500

3 bd · 2.0 ba · 1,638 sqft · SingleFamily · 40 Days on market

Built 2004 Good condition $150/mo HOA · 4% 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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful apartment, 3 bedroom, 2 bath at prestigious Park Place Condominium Community, conveniently located next to the recently opened ''Palm Beach Outlets- shopping paradise) from the Outlets, CityPlace, Clematis Street, downtown, beaches and I95. With tile flooring, granite kitchen countertops, wooded cabinets, whirlpool tubs, carpet, two parking spaces. Park Place offers residents a truly unique and sophisticated West Palm Beach lifestyle for a price that cannot be matched.

Key facts

• Whirlpool tubs
• Wooden cabinets
• Tile flooring

Tags

• TILE FLOORING
• GRANITE KITCHEN COUNTERTOPS
• WOODEN CABINETS
• WHIRLPOOL TUBS
• TWO ASSIGNED PARKING SPACES

Property features AI

Finance

• Other: Accessible common areas, accessible doors and entrance, elevator, hallways and stairway
• Financial info: Pets allowed (cats and dogs) with possible restrictions and limits
• HOA & community: Community association: Park Place at The Lakes Condominium Association; Monthly association fee; Association amenities include pool, indoor pool, fitness center, clubhouse, billiard and game rooms, recreation facilities, elevator(s), manager on site, maintenance (grounds and structure), trash service, water, hot water, pool service, security, gated community, lobby, maintained community, sidewalks and street lights

Exterior

• Parking: Assigned parking, guest spaces; permit required; Total of 2 parking spaces
• Security: Building security with key card entry and security gate; Gated community with guard and security patrol; Security fence and security lights; Lobby attended; Smoke detectors and fire sprinkler system
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Condominium; One level; Entry on level 1; Faces west
• Construction: Stucco and CBS construction; Concrete roof; Combination foundation; Building has 5 stories
• Exterior features: Sidewalks; No waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric range; Electric cooktop; Gas cooktop; Freezer; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Electric heating; Electric cooling with ceiling fans
• Interior features: Built-in features; Walk-in closets; Closet cabinetry; Storm windows and sliding windows
• Laundry & utility: In-unit laundry in a laundry closet; Electric dryer hookup; Washer/dryer hookups inside on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $380k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).
• Recommended offer: $369k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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); 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 78% FRL vs 52% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-28 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,966/mo this rent would consume 70% 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 $3k of loan paydown is wiped out by about $11k 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 40 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $160k; list at $380k implies a 138% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $369,085 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 8.0

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-30,220
• Equity at exit: $56,734

10-year hold

• IRR: 4.7%
• Equity multiple: 1.38×
• Total profit: $40,881
• Equity at exit: $32,899

Cash invested: $106,540 (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: 8.0×

Monthly cashflow live

• Estimated rent: $3,966 high
• Mortgage (P&I): −$1,995
• Tax est. 1.5%: −$476 /mo · $5,708/yr
• Insurance: −$159
• HOA: −$150
• Vacancy / Maint / Mgmt: −$833
• Net cashflow: $354

Break-even live

Break-even rent $3,518

Max offer price $380,500

Occupancy floor 86%

Sensitivity live

Price	-10% $617	-5% $485	+0% $354	+5% $222	+10% $91
Rent	-10% $40	-5% $197	+0% $354	+5% $510	+10% $667
Rate	-1.0pp $545	-0.5pp $450	base $354	+0.5pp $255	+1.0pp $155

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: $95,125
• Closing costs: $11,415
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	25d	1	0.20mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	15d	1	0.35mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	17d	1	0.41mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	25d	1	0.45mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	25d	1	0.52mi
2450 Presidential Way #208 West Palm Beach, FL	3.0	3.0	2250	$3,900	$1.73	25d	1	0.58mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	25d	1	0.58mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	3d	1	0.58mi
2480 Presidential Way #902 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	6d	1	0.61mi
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	25d	1	0.61mi
500 Pacific Grove Dr #3 West Palm Beach, FL	4.0	3.5	2215	$3,800	$1.72	25d	1	0.69mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$3,250	$3.04	20d	19	0.74mi
2055 Regents Blvd West Palm Beach, FL	3.0	3.0	2166	$6,900	$3.19	25d	1	0.86mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	25d	1	1.01mi
1115 Windsor Ave West Palm Beach, FL	4.0	3.0	1377	$3,500	$2.54	19d	1	1.31mi
1101 Grant St West Palm Beach, FL	4.0	2.0	1726	$2,995	$1.74	17d	1	1.32mi
926 14th St West Palm Beach, FL	4.0	2.0	1050	$3,000	$2.86	15d	1	1.39mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	25d	1	1.46mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-21
   days on market $380,500 Active 40 DOM
2. 2026-06-18
   days on market $380,500 Active 37 DOM
3. 2026-06-17
   days on market $380,500 Active 36 DOM
4. 2026-06-16
   days on market $380,500 Active 35 DOM
5. 2026-06-15
   days on market $380,500 Active 34 DOM
6. 2026-06-13
   days on market $380,500 Active 32 DOM
7. 2026-06-09
   days on market $380,500 Active 28 DOM
8. 2026-06-08
   days on market $380,500 Active 27 DOM
9. 2026-06-07
   days on market $380,500 Active 26 DOM
10. 2026-06-04
    days on market $380,500 Active 23 DOM
11. 2026-06-03
    days on market $380,500 Active 22 DOM
12. 2026-06-02
    days on market $380,500 Active 21 DOM
13. 2026-06-01
    days on market $380,500 Active 20 DOM
14. 2026-05-31
    days on market $380,500 Active 19 DOM
15. 2026-05-12
    listed $380,500 Active
16. 2025-06-23
    historical $2,400
17. 2025-06-08
    historical $2,400
18. 2025-02-27
    listed $2,400
19. 2025-02-27
    listed $2,400
20. 2018-08-15
    soldstatus $160,000 Closed 483-char remark

    Show marketing remark (483 chars)

    Beautiful apartment, 3 bedroom, 2 bath at prestigious Park Place Condominium Community, conveniently located next to the recently opened ''Palm Beach Outlets- shopping paradise) from the Outlets, CityPlace, Clematis Street, downtown, beaches and I95. With tile flooring, granite kitchen countertops, wooded cabinets, whirlpool tubs, carpet, two parking spaces. Park Place offers residents a truly unique and sophisticated West Palm Beach lifestyle for a price that cannot be matched.

21. 2018-07-11
    status Pending 483-char remark

    Show marketing remark (483 chars)

    Beautiful apartment, 3 bedroom, 2 bath at prestigious Park Place Condominium Community, conveniently located next to the recently opened ''Palm Beach Outlets- shopping paradise) from the Outlets, CityPlace, Clematis Street, downtown, beaches and I95. With tile flooring, granite kitchen countertops, wooded cabinets, whirlpool tubs, carpet, two parking spaces. Park Place offers residents a truly unique and sophisticated West Palm Beach lifestyle for a price that cannot be matched.

22. 2018-06-20
    price $164,900 483-char remark

    Show marketing remark (483 chars)

    Beautiful apartment, 3 bedroom, 2 bath at prestigious Park Place Condominium Community, conveniently located next to the recently opened ''Palm Beach Outlets- shopping paradise) from the Outlets, CityPlace, Clematis Street, downtown, beaches and I95. With tile flooring, granite kitchen countertops, wooded cabinets, whirlpool tubs, carpet, two parking spaces. Park Place offers residents a truly unique and sophisticated West Palm Beach lifestyle for a price that cannot be matched.

23. 2018-05-27
    price $167,900 483-char remark

    Show marketing remark (483 chars)

    Beautiful apartment, 3 bedroom, 2 bath at prestigious Park Place Condominium Community, conveniently located next to the recently opened ''Palm Beach Outlets- shopping paradise) from the Outlets, CityPlace, Clematis Street, downtown, beaches and I95. With tile flooring, granite kitchen countertops, wooded cabinets, whirlpool tubs, carpet, two parking spaces. Park Place offers residents a truly unique and sophisticated West Palm Beach lifestyle for a price that cannot be matched.

24. 2018-05-01
    listed $169,900 Active 483-char remark

    Show marketing remark (483 chars)

    Beautiful apartment, 3 bedroom, 2 bath at prestigious Park Place Condominium Community, conveniently located next to the recently opened ''Palm Beach Outlets- shopping paradise) from the Outlets, CityPlace, Clematis Street, downtown, beaches and I95. With tile flooring, granite kitchen countertops, wooded cabinets, whirlpool tubs, carpet, two parking spaces. Park Place offers residents a truly unique and sophisticated West Palm Beach lifestyle for a price that cannot be matched.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $47,592
• − Mortgage interest: −$21,314
• − Property taxes: −$5,708
• − Insurance: −$1,902
• − Repairs & maintenance: −$3,807
• − Management: −$3,807
• − HOA: −$1,800
• − Depreciation: −$11,069
• Taxable loss: −$1,815
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $4,679/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This Park Place Condominium apartment is in good condition with modern amenities and a well-maintained exterior. It offers a good starting point for potential buyers or renters, but some updates could further enhance its value.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value
• Both Replace carpet with hardwood or tile flooring — Hardwood or tile flooring can increase both resale and rental value
• Both Install new kitchen backsplash — A new backsplash can enhance the kitchen's appearance and functionality
• Both Replace outdated light fixtures with modern ones — Modern lighting fixtures can improve the home's curb appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both Replace carpet with hardwood or tile flooring — Hardwood or tile flooring can increase both resale and rental value ↑
• Both Install new kitchen backsplash — A new backsplash can enhance the kitchen's appearance and functionality ↑
• Both Replace outdated light fixtures with modern ones — Modern lighting fixtures can improve the home's curb appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+124.0% since first listed

10 events — show timeline

• 2026-05-12 Listed $380,500 Beaches MLS
• 2025-06-23 Rental Removed $2,400 RMLSFL
• 2025-06-08 Rental Removed $2,400 GFLMLS
• 2025-02-27 Listed for Rent $2,400 RMLSFL
• 2025-02-27 Listed for Rent $2,400 GFLMLS
• 2018-08-15 Sold (MLS) $160,000 Beaches MLS
• 2018-07-11 Pending — Beaches MLS
• 2018-06-20 Price Changed $164,900 Beaches MLS
• 2018-05-27 Price Changed $167,900 Beaches MLS
• 2018-05-01 Listed $169,900 Beaches MLS