3501 Village Blvd #406 · West Palm Beach, FL 33409

$144,900

2 bd · 2.0 ba · 1,442 sqft · Condo public records · 17 Days on market

Built 1985 $846/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 +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

PRICE REDUCED! Exceptional value in Whitehall Village! This top-floor corner unit offers the perfect combination of privacy, space, and convenience. Enjoy elevator access and a flexible floor plan ready for your personal updates and design vision. The bright and spacious living area flows seamlessly into the dining space and kitchen, creating an inviting layout ideal for everyday living and entertaining. The primary suite features a walk-in closet and private en-suite bath, while the guest bedroom is conveniently situated near a separate full bathroom, providing comfort and privacy for residents and visitors alike. One of the home's most desirable features is the oversized in-unit laundry a

Key facts

• Flexible floor plan
• Walk-in closet
• Elevator access

Tags

• TOP-FLOOR CORNER UNIT
• ELEVATOR ACCESS
• FLEXIBLE FLOOR PLAN
• WALK-IN CLOSET
• PRIVATE EN-SUITE BATH
• OVERSIZED IN-UNIT LAUNDRY

Property features AI

Finance

• Financial info: Association fee covers cable TV, grounds maintenance, sewer, trash, water, and common real estate tax
• HOA & community: HOA with clubhouse, pool, and on-site manager; HOA fee paid monthly

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Condominium; Resale property; Faces south; 4-story building
• Construction: Concrete block (CBS) construction
• Exterior features: Not waterfront; No waterfront features listed

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating (central building); Central electric air conditioning
• Interior features: No special interior features specified; Unfurnished
• Laundry & utility: Laundry inside with washer and dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,538/mo this rent would consume 63% 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 $4k 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 + 0.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $145k implies a 150% 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 $142,726 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 2.44% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.85%
• DSCR: 2.11
• GRM: 3.4

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: 13.3%
• Equity multiple: 1.50×
• Total profit: $20,311
• Equity at exit: $21,605

10-year hold

• IRR: 18.3%
• Equity multiple: 2.21×
• Total profit: $49,126
• Equity at exit: $12,528

Cash invested: $40,572 (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: 3.4×

Monthly cashflow live

• Estimated rent: $3,538 high
• Mortgage (P&I): −$760
• Tax from tax record: −$289 /mo · $3,466/yr
• Insurance: −$60
• HOA: −$846
• Vacancy / Maint / Mgmt: −$743
• Net cashflow: $840

Break-even live

Break-even rent $2,475

Max offer price $144,900

Occupancy floor 71%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	5d	1	0.43mi
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	24d	1	0.43mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	2d	1	0.46mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	24d	1	0.46mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	24d	1	0.58mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	24d	1	0.59mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	15d	1	0.68mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	24d	1	0.88mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	24d	1	0.88mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	14d	1	0.89mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,798	$2.60	1d	29	0.94mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	24d	1	0.94mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	17d	60	0.94mi
195 River Grove Way West Palm Beach, FL	2.0	1.0–2.0	828	$3,002	$3.63	1d	18	1.05mi
4567 Brook Dr West Palm Beach, FL	3.0	2.0	1528	$3,000	$1.96	24d	1	1.17mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	21d	1	1.30mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	5d	1	1.38mi

HOA detail condo

• Monthly dues: $846 · $10,152/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $144,900 Active 17 DOM
2. 2026-06-17
   days on market $144,900 Active 16 DOM
3. 2026-06-16
   days on market $144,900 Active 15 DOM
4. 2026-06-15
   price $144,900 Active 14 DOM
5. 2026-06-15
   days on market $149,900 Active 14 DOM
6. 2026-06-13
   days on market $149,900 Active 12 DOM
7. 2026-06-09
   days on market $149,900 Active 8 DOM
8. 2026-06-08
   days on market $149,900 Active 7 DOM
9. 2026-06-07
   days on market $149,900 Active 6 DOM
10. 2026-06-04
    days on market $149,900 Active 3 DOM
11. 2026-06-03
    days on market $149,900 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    days on marketlisting id $149,900 Active 1 DOM
14. 2026-05-31
    days on market $149,900 Active 191 DOM
15. 2026-03-25
    price $149,900
16. 2026-01-29
    price $159,900
17. 2025-11-20
    listed $164,900 Active
18. 2025-11-12
    historical
19. 2025-10-06
    price $164,900
20. 2025-09-12
    status Active
21. 2025-09-12
    historical
22. 2025-09-11
    price $174,900
23. 2025-09-11
    historical
24. 2025-09-11
    status Active
25. 2025-09-07
    listed $174,900 Active
26. 2025-09-06
    historical
27. 2025-06-25
    status Active
28. 2025-06-12
    historical Active Under Contract
29. 2025-04-21
    price $179,900
30. 2025-03-08
    price $189,900
31. 2025-01-30
    listed $199,900 Active
32. 1993-09-17
    soldstatus $58,000

ⓘ 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: $3,466 · $289/mo
• Projected year-2 tax: $3,466 · $289/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: $42,462
• − Mortgage interest: −$8,117
• − Property taxes: −$3,466
• − Insurance: −$724
• − Repairs & maintenance: −$3,397
• − Management: −$3,397
• − HOA: −$10,152
• − Depreciation: −$4,215
• Taxable income: $8,994
• Est. tax owed @ 24.0%: −$2,158
• After-tax cash flow: $7,926/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

+158.4% since first listed

18 events — show timeline

• 2026-03-25 Price Changed $149,900 Beaches MLS
• 2026-01-29 Price Changed $159,900 Beaches MLS
• 2025-11-20 Listed $164,900 Beaches MLS
• 2025-11-12 Listing Removed — Beaches MLS
• 2025-10-06 Price Changed $164,900 Beaches MLS
• 2025-09-12 Relisted — Beaches MLS
• 2025-09-12 Listing Removed — Beaches MLS
• 2025-09-11 Price Changed $174,900 Beaches MLS
• 2025-09-11 Listing Removed — Beaches MLS
• 2025-09-11 Relisted — Beaches MLS
• 2025-09-07 Listed $174,900 Beaches MLS
• 2025-09-06 Listing Removed — Beaches MLS
• 2025-06-25 Relisted — Beaches MLS
• 2025-06-12 Contingent — Beaches MLS
• 2025-04-21 Price Changed $179,900 Beaches MLS
• 2025-03-08 Price Changed $189,900 Beaches MLS
• 2025-01-30 Listed $199,900 Beaches MLS
• 1993-09-17 Sold (Public Records) $58,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,466 · -26.0% YoY. Source: county tax records.