1700 Embassy Dr #504 · West Palm Beach, FL 33401

$289,000

3 bd · 2.5 ba · 1,572 sqft · Condo public records · 24 Days on market

Built 1979 $600/mo HOA · 15% 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 +23.1/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

Enjoy comfortable Florida living in this bright and spacious 2-bedroom, 2.5-bath residence located in a well-maintained gated community. The thoughtfully designed layout offers an open kitchen with stainless-steel appliances that flows naturally into the main living area, creating an inviting space for both everyday living and entertaining. Sliding doors lead to a private fenced patio, ideal for relaxing outdoors or enjoying time with guests. Upstairs, the primary suite offers privacy along with a balcony, while the guest bedroom is positioned for comfort and flexibility. Generous walk-in closets and additional storage space add to the home's practicality and ease of living. This residence

Key facts

• Gated community
• Private fenced patio
• Balcony

Tags

• GATED COMMUNITY
• OPEN KITCHEN
• PRIVATE FENCED PATIO
• PRIMARY SUITE
• BALCONY
• WALK-IN CLOSETS

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Association: Embassy Park Condominium Association; Monthly HOA fee of $600; HOA includes cable TV, grounds maintenance, sewer, and reserve funds; Community amenities: pool, maintained community, sidewalks, gated access, parking

Exterior

• Parking: 10 parking spaces total; Asphalt open parking; 2 open parking spaces
• Security: Gated community (no guard); Security fence; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; Underground utilities; Water available
• Home design: Condominium; Two-story; First floor entry; Faces south; Resale condition
• Construction: Concrete block with stucco construction; Aluminum roof; Slab foundation; Built as part of a two-story building
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 bathroom on the main level
• Heating & cooling: Electric heating (heat pump); Electric cooling (heat pump)
• Interior features: Walk-in closets; Blinds; Smoke detectors
• Laundry & utility: Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $289k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $289k).
• Recommended offer: $285k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 506 active listings in the ZIP; 28 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 $81k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $65k; list at $289k implies a 345% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $284,665 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.39% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 6.0

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-4,448
• Equity at exit: $43,091

10-year hold

• IRR: 11.0%
• Equity multiple: 1.97×
• Total profit: $78,617
• Equity at exit: $24,987

Cash invested: $80,920 (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: 6.0×

Monthly cashflow live

• Estimated rent: $4,016 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$418 /mo · $5,019/yr
• Insurance: −$120
• HOA: −$600
• Vacancy / Maint / Mgmt: −$843
• Net cashflow: $519

Break-even live

Break-even rent $3,360

Max offer price $289,000

Occupancy floor 82%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 28 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	24d	1	0.24mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	14d	1	0.25mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	15d	1	0.43mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	24d	1	0.52mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	2d	1	0.65mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	24d	1	0.65mi
2450 Presidential Way #208 West Palm Beach, FL	3.0	3.0	2250	$3,900	$1.73	24d	1	0.65mi
2480 Presidential Way #902 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	5d	1	0.68mi
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	24d	1	0.68mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	24d	1	0.77mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	24d	1	0.77mi
500 Pacific Grove Dr #3 West Palm Beach, FL	4.0	3.5	2215	$3,800	$1.72	24d	1	0.78mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$3,250	$3.04	19d	19	0.84mi
1101 Grant St West Palm Beach, FL	4.0	2.0	1726	$2,995	$1.74	15d	1	1.06mi
2055 Regents Blvd West Palm Beach, FL	3.0	3.0	2166	$6,900	$3.19	24d	1	1.08mi
1115 Windsor Ave West Palm Beach, FL	4.0	3.0	1377	$3,500	$2.54	18d	1	1.09mi
926 14th St West Palm Beach, FL	4.0	2.0	1050	$3,000	$2.86	14d	1	1.15mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,600	$2.04	7d	1	1.33mi
735 20th St West Palm Beach, FL	4.0	3.0	1767	$3,800	$2.15	24d	1	1.33mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	5d	1	1.36mi
716 21st St West Palm Beach, FL	4.0	2.0	1560	$3,800	$2.44	17d	1	1.36mi
933 30th Ct West Palm Beach, FL	3.0	1.5	1085	$3,100	$2.86	24d	1	1.42mi
565 Lilac Ct West Palm Beach, FL	3.0	2.0	1250	$3,000	$2.40	17d	1	1.44mi
300 S Australian Ave #419 West Palm Beach, FL	2.0	2.0	1186	$3,750	$3.16	16d	1	1.49mi
300 S Australian Ave #1605 West Palm Beach, FL	3.0	2.0	1188	$4,800	$4.04	24d	1	1.49mi
300 S Australian Ave West Palm Beach, FL	3.0	2.0	1377	$6,000	$4.36	24d	1	1.49mi
300 S Australian Ave #1608 West Palm Beach, FL	2.0	2.0	1085	$6,000	$5.53	24d	1	1.49mi
300 S Australian Ave #125 West Palm Beach, FL	2.0	2.5	1871	$7,000	$3.74	10d	1	1.49mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $289,000 Active 24 DOM
2. 2026-06-17
   days on market $289,000 Active 23 DOM
3. 2026-06-16
   days on market $289,000 Active 22 DOM
4. 2026-06-15
   days on market $289,000 Active 21 DOM
5. 2026-06-13
   days on market $289,000 Active 19 DOM
6. 2026-06-09
   days on market $289,000 Active 15 DOM
7. 2026-06-08
   days on market $289,000 Active 14 DOM
8. 2026-06-07
   days on market $289,000 Active 13 DOM
9. 2026-06-04
   days on market $289,000 Active 10 DOM
10. 2026-06-03
    days on market $289,000 Active 9 DOM
11. 2026-06-02
    days on market $289,000 Active 8 DOM
12. 2026-06-01
    days on market $289,000 Active 7 DOM
13. 2026-05-31
    days on market $289,000 Active 6 DOM
14. 2026-05-25
    listed $289,000 Active
15. 2026-05-12
    historical $2,600
16. 2026-05-06
    listed $2,600
17. 2026-05-06
    historical $2,800
18. 2026-03-14
    price $2,800
19. 2025-12-16
    price $2,900
20. 2025-11-13
    listed $3,000
21. 2025-11-01
    historical $2,600
22. 2025-10-26
    historical $2,700
23. 2025-10-24
    listed $2,700
24. 2025-05-31
    listed $2,700
25. 1999-01-27
    soldstatus $65,000
26. 1989-11-02
    soldstatus $72,300

ⓘ 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: $5,019 · $418/mo
• Projected year-2 tax: $5,019 · $418/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 7 d/yr ≥105°F today · 23 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: $48,198
• − Mortgage interest: −$16,188
• − Property taxes: −$5,019
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,856
• − Management: −$3,856
• − HOA: −$7,200
• − Depreciation: −$8,407
• Taxable income: $2,226
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $5,691/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

+299.7% since first listed

13 events — show timeline

• 2026-05-25 Listed $289,000 Beaches MLS
• 2026-05-12 Rental Removed $2,600 RMLSFL
• 2026-05-06 Listed for Rent $2,600 RMLSFL
• 2026-05-06 Rental Removed $2,800 GFLMLS
• 2026-03-14 Price Changed $2,800 GFLMLS
• 2025-12-16 Price Changed $2,900 GFLMLS
• 2025-11-13 Listed for Rent $3,000 GFLMLS
• 2025-11-01 Rental Removed $2,600 GFLMLS
• 2025-10-26 Rental Removed $2,700 RMLSFL
• 2025-10-24 Listed for Rent $2,700 RMLSFL
• 2025-05-31 Listed for Rent $2,700 GFLMLS
• 1999-01-27 Sold (Public Records) $65,000 Public Records
• 1989-11-02 Sold (Public Records) $72,300 Public Records

Property tax history

+14.3%/yr

Latest (2025): $5,019 · +2.3% YoY. Source: county tax records.