1500 N Congress Ave Unit C19 · West Palm Beach, FL 33401

$185,000

2 bd · 2.0 ba · 924 sqft · Condo public records · 31 Days on market

Built 1980 $605/mo HOA · 21% 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 +25.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 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

upgraded 2/2 condo in great location! close to palm beach outlets, beaches, i95!! great unit for investor.

Key facts

• $605 HOA
• Parking
• Built 1980

Property features AI

Finance

• Other: Directions: I-95 to Palm Beach Lakes Blvd E, N on Congress Ave to property
• HOA & community: Association: CROSS CREEK CONDOMINIUMS; Monthly association fee: $605 (includes common areas); Community amenities include clubhouse, playground, parking, security, and maintenance; Community size: 224 units; No pets allowed

Exterior

• Parking: Assigned parking (1 space, open)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electric with circuit breakers; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; One level; Entry on level 1; Faces east; Resale unit
• Construction: Concrete and stucco construction; Shingle roof; Building name: Cross Creek; Three-story building; Built as part of existing condominium (public records)
• Exterior features: Open patio; Patio

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: No special interior features listed; Unfurnished
• Laundry & utility: Laundry in building common area; Laundry inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.

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); 506 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask is 9637% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $77k; list at $185k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 5.3

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,605
• Equity at exit: $27,584

10-year hold

• IRR: 14.1%
• Equity multiple: 2.29×
• Total profit: $66,830
• Equity at exit: $15,995

Cash invested: $51,800 (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 33401

• Rents YoY: 5.2%
• Active inventory: 506
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,911 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$228 /mo · $2,732/yr
• Insurance: −$77
• HOA: −$605
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $420

Break-even live

Break-even rent $2,380

Max offer price $185,000

Occupancy floor 81%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1991 Presidential Way West Palm Beach, FL	1.0	1.0	827	$3,427	$4.14	8d	1	0.51mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$2,705	$2.53	20d	19	0.82mi

HOA detail condo

• Monthly dues: $605 · $7,260/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $185,000 Active 31 DOM
2. 2026-06-17
   days on market $185,000 Active 30 DOM
3. 2026-06-16
   days on market $185,000 Active 29 DOM
4. 2026-06-15
   days on market $185,000 Active 28 DOM
5. 2026-06-13
   days on market $185,000 Active 26 DOM
6. 2026-06-09
   days on market $185,000 Active 22 DOM
7. 2026-06-08
   days on market $185,000 Active 21 DOM
8. 2026-06-07
   days on market $185,000 Active 20 DOM
9. 2026-06-04
   days on market $185,000 Active 17 DOM
10. 2026-06-03
    days on market $185,000 Active 16 DOM
11. 2026-06-02
    days on market $185,000 Active 15 DOM
12. 2026-06-01
    days on market $185,000 Active 14 DOM
13. 2026-05-31
    days on market $185,000 Active 13 DOM
14. 2026-05-20
    listed $1,900
15. 2026-05-18
    listed $185,000 Active
16. 2017-11-13
    soldstatus $77,000
17. 2017-11-09
    soldstatus $77,000 Closed 106-char remark

    Show marketing remark (106 chars)

    upgraded 2/2 condo in great location! close to palm beach outlets, beaches, i95!! great unit for investor.

18. 2017-10-17
    status Pending 106-char remark

    Show marketing remark (106 chars)

    upgraded 2/2 condo in great location! close to palm beach outlets, beaches, i95!! great unit for investor.

19. 2017-09-29
    price $79,900 106-char remark

    Show marketing remark (106 chars)

    upgraded 2/2 condo in great location! close to palm beach outlets, beaches, i95!! great unit for investor.

20. 2017-09-20
    status Active 106-char remark

    Show marketing remark (106 chars)

    upgraded 2/2 condo in great location! close to palm beach outlets, beaches, i95!! great unit for investor.

21. 2017-09-17
    status Pending 106-char remark

    Show marketing remark (106 chars)

    upgraded 2/2 condo in great location! close to palm beach outlets, beaches, i95!! great unit for investor.

22. 2017-09-06
    listed $84,900 Active 106-char remark

    Show marketing remark (106 chars)

    upgraded 2/2 condo in great location! close to palm beach outlets, beaches, i95!! great unit for investor.

23. 1988-05-02
    soldstatus $48,800
24. 1987-08-01
    soldstatus $1,600,000

ⓘ 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: $2,732 · $228/mo
• Projected year-2 tax: $2,732 · $228/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 · 26 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: $34,932
• − Mortgage interest: −$10,363
• − Property taxes: −$2,732
• − Insurance: −$925
• − Repairs & maintenance: −$2,795
• − Management: −$2,795
• − HOA: −$7,260
• − Depreciation: −$5,382
• Taxable income: $2,682
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $4,394/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

-99.9% since first listed

11 events — show timeline

• 2026-05-20 Listed for Rent $1,900 GFLMLS
• 2026-05-18 Listed $185,000 Beaches MLS
• 2017-11-13 Sold (Public Records) $77,000 Public Records
• 2017-11-09 Sold (MLS) $77,000 Beaches MLS
• 2017-10-17 Pending — Beaches MLS
• 2017-09-29 Price Changed $79,900 Beaches MLS
• 2017-09-20 Relisted — Beaches MLS
• 2017-09-17 Pending — Beaches MLS
• 2017-09-06 Listed $84,900 Beaches MLS
• 1988-05-02 Sold (Public Records) $48,800 Public Records
• 1987-08-01 Sold (Public Records) $1,600,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,732 · +5.8% YoY. Source: county tax records.