3640 Whitehall Dr #406 · West Palm Beach, FL 33401

$249,000

2 bd · 2.0 ba · 1,442 sqft · Condo public records · 39 Days on market

Built 1984 $206/mo HOA · 6% 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

2 BEDROOM/2 BATH PENTHOUSE UNIT ON 4TH FLOOR CORNER UNIT OVERLOOKING SMALL LAKE AND BANYAN CC DEVELOPMENT IN GATED POOL COMMUNITY. TILED FLOORING AND BERBER CARPET THROUGHOUT , EAT-IN-KITCHEN WITH UPGRADED STAINLESS STEEL APPLS, TILED KITCHEN COUNTERS AND PORCELIAN SINK, NEWER WASHER AND DRYER, BONUS STORAGE AREA, WALK IN CLOSET IN MASTER, MOVE IN READY, CLOSE TO OUTLET MALL, DOWNTOWN, AND TRANSPORTATION. EASY SHOWING.

Key facts

• Huge laundry room
• Recently renovated
• Top floor unit

Tags

• TOP FLOOR UNIT
• GATED SECTION
• RECENTLY RENOVATED
• HUGE LAUNDRY ROOM
• NICE VIEW OF POND

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Quarterly association fee; HOA covers management, common areas, cable TV, grounds maintenance, building maintenance, pest control, pool(s), reserve fund, roof, sewer, trash, and water; Community amenities include clubhouse, trails, and elevators

Exterior

• Parking: One assigned parking space
• Security: On-site security guard; Smoke detectors
• Utilities: Municipal water; Municipal sewer
• Home design: Condominium / unit in a 4-story building; Entry on level 4
• Construction: Block construction; Resale property
• Exterior features: Security guard on site; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Split bedroom layout; Main-level bedroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $249k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 rising fast (+5.2%/yr); 506 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,527/mo this rent would consume 62% 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 $2k of loan paydown is wiped out by about $7k 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 $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $165k; list at $249k implies a 51% 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 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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: 1.42% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.72%
• DSCR: 1.61
• GRM: 5.9

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $18,436
• Equity at exit: $37,127

10-year hold

• IRR: 18.0%
• Equity multiple: 2.66×
• Total profit: $115,739
• Equity at exit: $21,529

Cash invested: $69,720 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,527 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$374 /mo · $4,487/yr
• Insurance: −$104
• HOA: −$206
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $797

Break-even live

Break-even rent $2,518

Max offer price $249,000

Occupancy floor 72%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,798	$2.60	1d	29	0.56mi
195 River Grove Way West Palm Beach, FL	2.0	1.0–2.0	828	$3,002	$3.63	2d	18	0.62mi
2480 Presidential Way #902 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	5d	1	0.75mi
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	24d	1	0.75mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	24d	1	0.77mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	2d	1	0.77mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	24d	1	0.84mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	24d	1	0.89mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	16d	1	0.94mi
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	24d	1	1.07mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	14d	1	1.11mi
1721 Lindley St Mangonia Park, FL	3.0	2.5	1760	$3,300	$1.88	7d	1	1.12mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	17d	60	1.15mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	24d	1	1.17mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	24d	1	1.30mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	24d	1	1.31mi
4567 Brook Dr West Palm Beach, FL	3.0	2.0	1528	$3,000	$1.96	24d	1	1.46mi

HOA detail condo

• Monthly dues: $206 · $2,472/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $249,000 Active 39 DOM
2. 2026-06-17
   days on market $249,000 Active 38 DOM
3. 2026-06-16
   days on market $249,000 Active 37 DOM
4. 2026-06-15
   days on market $249,000 Active 36 DOM
5. 2026-06-13
   days on market $249,000 Active 34 DOM
6. 2026-06-09
   days on market $249,000 Active 30 DOM
7. 2026-06-08
   pricedays on market $249,000 Active 29 DOM
8. 2026-06-07
   days on market $259,000 Active 28 DOM
9. 2026-06-04
   days on market $259,000 Active 25 DOM
10. 2026-06-03
    days on market $259,000 Active 24 DOM
11. 2026-06-02
    days on market $259,000 Active 23 DOM
12. 2026-06-01
    days on market $259,000 Active 22 DOM
13. 2026-05-31
    days on market $259,000 Active 21 DOM
14. 2026-05-08
    listed $259,000 Active
15. 2025-08-29
    historical $2,100
16. 2025-06-14
    listed $2,100
17. 2025-06-11
    historical $2,100
18. 2025-06-05
    listed $2,100
19. 2024-05-24
    historical $2,100
20. 2024-04-27
    listed $2,200
21. 2021-08-18
    soldstatus $165,000 Closed 423-char remark

    Show marketing remark (423 chars)

    2 BEDROOM/2 BATH PENTHOUSE UNIT ON 4TH FLOOR CORNER UNIT OVERLOOKING SMALL LAKE AND BANYAN CC DEVELOPMENT IN GATED POOL COMMUNITY. TILED FLOORING AND BERBER CARPET THROUGHOUT , EAT-IN-KITCHEN WITH UPGRADED STAINLESS STEEL APPLS, TILED KITCHEN COUNTERS AND PORCELIAN SINK, NEWER WASHER AND DRYER, BONUS STORAGE AREA, WALK IN CLOSET IN MASTER, MOVE IN READY, CLOSE TO OUTLET MALL, DOWNTOWN, AND TRANSPORTATION. EASY SHOWING.

22. 2021-07-26
    status Pending 423-char remark

    Show marketing remark (423 chars)

    2 BEDROOM/2 BATH PENTHOUSE UNIT ON 4TH FLOOR CORNER UNIT OVERLOOKING SMALL LAKE AND BANYAN CC DEVELOPMENT IN GATED POOL COMMUNITY. TILED FLOORING AND BERBER CARPET THROUGHOUT , EAT-IN-KITCHEN WITH UPGRADED STAINLESS STEEL APPLS, TILED KITCHEN COUNTERS AND PORCELIAN SINK, NEWER WASHER AND DRYER, BONUS STORAGE AREA, WALK IN CLOSET IN MASTER, MOVE IN READY, CLOSE TO OUTLET MALL, DOWNTOWN, AND TRANSPORTATION. EASY SHOWING.

23. 2021-07-13
    historical Active Under Contract 423-char remark

    Show marketing remark (423 chars)

    2 BEDROOM/2 BATH PENTHOUSE UNIT ON 4TH FLOOR CORNER UNIT OVERLOOKING SMALL LAKE AND BANYAN CC DEVELOPMENT IN GATED POOL COMMUNITY. TILED FLOORING AND BERBER CARPET THROUGHOUT , EAT-IN-KITCHEN WITH UPGRADED STAINLESS STEEL APPLS, TILED KITCHEN COUNTERS AND PORCELIAN SINK, NEWER WASHER AND DRYER, BONUS STORAGE AREA, WALK IN CLOSET IN MASTER, MOVE IN READY, CLOSE TO OUTLET MALL, DOWNTOWN, AND TRANSPORTATION. EASY SHOWING.

24. 2021-07-09
    listed $165,000 Active 423-char remark

    Show marketing remark (423 chars)

    2 BEDROOM/2 BATH PENTHOUSE UNIT ON 4TH FLOOR CORNER UNIT OVERLOOKING SMALL LAKE AND BANYAN CC DEVELOPMENT IN GATED POOL COMMUNITY. TILED FLOORING AND BERBER CARPET THROUGHOUT , EAT-IN-KITCHEN WITH UPGRADED STAINLESS STEEL APPLS, TILED KITCHEN COUNTERS AND PORCELIAN SINK, NEWER WASHER AND DRYER, BONUS STORAGE AREA, WALK IN CLOSET IN MASTER, MOVE IN READY, CLOSE TO OUTLET MALL, DOWNTOWN, AND TRANSPORTATION. EASY SHOWING.

25. 2004-06-10
    soldstatus $140,000
26. 2004-06-04
    soldstatus $140,000 203-char remark

    Show marketing remark (203 chars)

    SPECTACULAR GOLF COURSE VIEW DOWN FAIRWAY. A DECORATOR APARTMENT BERBER CARPET & TILE, FANS IN EVERY ROOM, TELEPHONE IN OFFICE. SLEEPS EIGHT COMFORTABLY. PARKING SPACE #14-406. FURNITURE AVAILABLE.

27. 2004-05-11
    historical 203-char remark

    Show marketing remark (203 chars)

    SPECTACULAR GOLF COURSE VIEW DOWN FAIRWAY. A DECORATOR APARTMENT BERBER CARPET & TILE, FANS IN EVERY ROOM, TELEPHONE IN OFFICE. SLEEPS EIGHT COMFORTABLY. PARKING SPACE #14-406. FURNITURE AVAILABLE.

28. 2004-04-16
    listed $145,000 203-char remark

    Show marketing remark (203 chars)

    SPECTACULAR GOLF COURSE VIEW DOWN FAIRWAY. A DECORATOR APARTMENT BERBER CARPET & TILE, FANS IN EVERY ROOM, TELEPHONE IN OFFICE. SLEEPS EIGHT COMFORTABLY. PARKING SPACE #14-406. FURNITURE AVAILABLE.

29. 2002-09-16
    soldstatus $83,000
30. 2001-04-07
    soldstatus $60,000
31. 1984-10-01
    soldstatus $79,900

ⓘ 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: $4,487 · $374/mo
• Projected year-2 tax: $4,487 · $374/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: $42,329
• − Mortgage interest: −$13,948
• − Property taxes: −$4,487
• − Insurance: −$1,245
• − Repairs & maintenance: −$3,386
• − Management: −$3,386
• − HOA: −$2,472
• − Depreciation: −$7,244
• Taxable income: $6,160
• Est. tax owed @ 24.0%: −$1,478
• After-tax cash flow: $8,088/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

+224.2% since first listed

18 events — show timeline

• 2026-05-08 Listed $259,000 MARMLS
• 2025-08-29 Rental Removed $2,100 RENTSPREE
• 2025-06-14 Listed for Rent $2,100 RENTSPREE
• 2025-06-11 Rental Removed $2,100 MARMLS
• 2025-06-05 Listed for Rent $2,100 MARMLS
• 2024-05-24 Rental Removed $2,100 MARMLS
• 2024-04-27 Listed for Rent $2,200 MARMLS
• 2021-08-18 Sold (MLS) $165,000 Beaches MLS
• 2021-07-26 Pending — Beaches MLS
• 2021-07-13 Contingent — Beaches MLS
• 2021-07-09 Listed $165,000 Beaches MLS
• 2004-06-10 Sold (Public Records) $140,000 Public Records
• 2004-06-04 Sold (MLS) $140,000 Beaches MLS
• 2004-05-11 Listing Removed — Beaches MLS
• 2004-04-16 Listed $145,000 Beaches MLS
• 2002-09-16 Sold (Public Records) $83,000 Public Records
• 2001-04-07 Sold (Public Records) $60,000 Public Records
• 1984-10-01 Sold (Public Records) $79,900 Public Records

Property tax history

+7.4%/yr

Latest (2025): $4,487 · -4.2% YoY. Source: county tax records.