2400 Presidential Way #801 · West Palm Beach, FL 33401

$275,000

3 bd · 2.0 ba · 1,404 sqft · Condo public records · 289 Days on market

Built 1972 $1587/mo HOA · 38% of rent

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Why this score? — see what drove the D 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).

• 1% rule +10.0/10.0
• Cash flow +9.2/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +3.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live the South Florida lifestyle in this very spacious 3 bedroom condo,now configured as 2 bedrooms and a den which is open to the living room, but add a wall and door and you have a separate 3rd bedroom. Big liquor bar in the living room. Two balconies, one very large with access from the living room, 2nd bedroom and den and a 2nd smaller one off the master. Huge walk-in closet in the master and two wall to wall closets in the 2nd bedroom. Impact glass sliding doors in the living room, den and 2nd bedroom. Good size white kitchen with newer appliances and lots of cabinets. Wood floors in the living space. Sliding glass doors in the living area & bedrooms make this condo very light and bright. Two full baths, one ensuite to the master with a tub & long counter; guest bath has a large stall

Key facts

• Panoramic views
• Ceramic tiles
• 2 balconies

Tags

• HURRICANE IMPACT SLIDERS
• PANORAMIC VIEWS
• 2 BALCONIES
• OPEN KITCHEN
• CERAMIC TILES
• GRANITE COUNTER TOPS

Property features AI

Finance

• Other: Pets allowed (possible pet restrictions)
• HOA & community: Monthly HOA dues; Building amenities include fitness center, pool, community room, trash chute; Internet included; HOA covers cable TV, insurance, grounds maintenance, pest control, security, and water

Exterior

• Parking: Attached carport (covered) with 1 assigned space; Open guest parking
• Security: Security system; Gated with guard; Lobby - attended; Security patrol
• Utilities: Three-phase electric service available; Cable available
• Home design: Condominium; Resale property; Faces northeast; 20-story building
• Construction: CBS construction
• Exterior features: Waterfront property; Gated community with guard; Attended lobby; Security patrol

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (13.2% below list).
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $239k (13.2% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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); Roosevelt Middle School (math 31% / reading 39%, grade F, #416 of 571 statewide, top 74%, 851 students, 80% 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 79% FRL vs 52% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-23 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; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 289 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $94k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $275k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,694 (13.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.52% ✓
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 5.5

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: -16.7%
• Equity multiple: 0.39×
• Total profit: $-47,335
• Equity at exit: $41,003

10-year hold

• IRR: -2.3%
• Equity multiple: 0.82×
• Total profit: $-14,075
• Equity at exit: $23,777

Cash invested: $77,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $4,191 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$373 /mo · $4,470/yr
• Insurance: −$115
• HOA: −$1,587
• Vacancy / Maint / Mgmt: −$880
• Net cashflow: $-206

Break-even live

Break-even rent $4,451

Max offer price $238,694

Occupancy floor 100%

Sensitivity live

Price	-10% $-50	-5% $-128	+0% $-206	+5% $-283	+10% $-361
Rent	-10% $-537	-5% $-371	+0% $-206	+5% $-40	+10% $126
Rate	-1.0pp $-67	-0.5pp $-136	base $-206	+0.5pp $-277	+1.0pp $-349

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	26d	1	0.07mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	17d	1	0.08mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	4d	1	0.14mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	26d	1	0.14mi
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	26d	1	0.18mi
2480 Presidential Way #902 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	7d	1	0.18mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	16d	1	0.29mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	26d	1	0.30mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	26d	1	0.66mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	26d	1	1.20mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$3,250	$3.04	21d	19	1.23mi
1563 40th St West Palm Beach, FL	4.0	2.0	1680	$3,600	$2.14	5d	1	1.27mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	26d	1	1.30mi
1101 Grant St West Palm Beach, FL	4.0	2.0	1726	$2,995	$1.74	17d	1	1.36mi
1104 State St Unit C West Palm Beach, FL	3.0	1.0	875	$3,000	$3.43	26d	1	1.38mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$3,295	$3.07	1d	30	1.42mi
933 30th Ct West Palm Beach, FL	3.0	1.5	1085	$3,100	$2.86	26d	1	1.46mi
195 River Grove Way West Palm Beach, FL	3.0	1.0–2.0	958	$3,717	$3.88	0d	20	1.47mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$3,108	$2.54	19d	60	1.47mi

HOA detail condo

• Monthly dues: $1,587 · $19,044/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $275,000 Active 289 DOM
2. 2026-06-18
   days on market $275,000 Active 286 DOM
3. 2026-06-17
   days on market $275,000 Active 285 DOM
4. 2026-06-16
   days on market $275,000 Active 284 DOM
5. 2026-06-15
   days on market $275,000 Active 283 DOM
6. 2026-06-13
   days on market $275,000 Active 281 DOM
7. 2026-06-09
   days on market $275,000 Active 277 DOM
8. 2026-06-07
   days on market $275,000 Active 275 DOM
9. 2026-06-04
   days on market $275,000 Active 272 DOM
10. 2026-06-03
    days on market $275,000 Active 271 DOM
11. 2026-06-01
    days on market $275,000 Active 269 DOM
12. 2026-05-31
    days on market $275,000 Active 268 DOM
13. 2026-05-06
    price $275,000
14. 2026-04-08
    price $299,000
15. 2026-03-12
    price $315,000
16. 2026-01-30
    price $325,000
17. 2026-01-05
    price $344,000
18. 2025-11-12
    price $359,000
19. 2025-09-05
    listed $369,000 Active
20. 2014-10-20
    soldstatus $150,000
21. 2014-10-15
    soldstatus $150,000 Closed 808-char remark

    Show marketing remark (808 chars)

    Live the South Florida lifestyle in this very spacious 3 bedroom condo,now configured as 2 bedrooms and a den which is open to the living room, but add a wall and door and you have a separate 3rd bedroom. Big liquor bar in the living room. Two balconies, one very large with access from the living room, 2nd bedroom and den and a 2nd smaller one off the master. Huge walk-in closet in the master and two wall to wall closets in the 2nd bedroom. Impact glass sliding doors in the living room, den and 2nd bedroom. Good size white kitchen with newer appliances and lots of cabinets. Wood floors in the living space. Sliding glass doors in the living area & bedrooms make this condo very light and bright. Two full baths, one ensuite to the master with a tub & long counter; guest bath has a large stall

22. 2014-09-23
    status Pending 808-char remark

    Show marketing remark (808 chars)

    Live the South Florida lifestyle in this very spacious 3 bedroom condo,now configured as 2 bedrooms and a den which is open to the living room, but add a wall and door and you have a separate 3rd bedroom. Big liquor bar in the living room. Two balconies, one very large with access from the living room, 2nd bedroom and den and a 2nd smaller one off the master. Huge walk-in closet in the master and two wall to wall closets in the 2nd bedroom. Impact glass sliding doors in the living room, den and 2nd bedroom. Good size white kitchen with newer appliances and lots of cabinets. Wood floors in the living space. Sliding glass doors in the living area & bedrooms make this condo very light and bright. Two full baths, one ensuite to the master with a tub & long counter; guest bath has a large stall

23. 2014-09-16
    historical Contingent 808-char remark

    Show marketing remark (808 chars)

    Live the South Florida lifestyle in this very spacious 3 bedroom condo,now configured as 2 bedrooms and a den which is open to the living room, but add a wall and door and you have a separate 3rd bedroom. Big liquor bar in the living room. Two balconies, one very large with access from the living room, 2nd bedroom and den and a 2nd smaller one off the master. Huge walk-in closet in the master and two wall to wall closets in the 2nd bedroom. Impact glass sliding doors in the living room, den and 2nd bedroom. Good size white kitchen with newer appliances and lots of cabinets. Wood floors in the living space. Sliding glass doors in the living area & bedrooms make this condo very light and bright. Two full baths, one ensuite to the master with a tub & long counter; guest bath has a large stall

24. 2014-01-06
    listed $165,000 Active 808-char remark

    Show marketing remark (808 chars)

    Live the South Florida lifestyle in this very spacious 3 bedroom condo,now configured as 2 bedrooms and a den which is open to the living room, but add a wall and door and you have a separate 3rd bedroom. Big liquor bar in the living room. Two balconies, one very large with access from the living room, 2nd bedroom and den and a 2nd smaller one off the master. Huge walk-in closet in the master and two wall to wall closets in the 2nd bedroom. Impact glass sliding doors in the living room, den and 2nd bedroom. Good size white kitchen with newer appliances and lots of cabinets. Wood floors in the living space. Sliding glass doors in the living area & bedrooms make this condo very light and bright. Two full baths, one ensuite to the master with a tub & long counter; guest bath has a large stall

25. 2013-09-24
    historical
26. 2013-09-21
    historical
27. 2013-03-30
    listed $165,000 Active
28. 2010-11-24
    historical
29. 2010-09-01
    listed $129,900
30. 2007-11-13
    historical
31. 2006-10-04
    listed $298,000
32. 2006-01-10
    listed $310,000
33. 2000-08-21
    soldstatus $83,000
34. 2000-08-18
    soldstatus $83,000
35. 2000-08-08
    historical
36. 2000-01-03
    listed $139,000

ⓘ 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: $4,470 · $373/mo
• Projected year-2 tax: $4,470 · $373/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 · 22 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: $50,289
• − Mortgage interest: −$15,404
• − Property taxes: −$4,470
• − Insurance: −$1,375
• − Repairs & maintenance: −$4,023
• − Management: −$4,023
• − HOA: −$19,044
• − Depreciation: −$8,000
• Taxable loss: −$6,050
• Est. tax savings @ 24.0%: +$1,452
• After-tax cash flow: $-1,014/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

+97.8% since first listed

24 events — show timeline

• 2026-05-06 Price Changed $275,000 Beaches MLS
• 2026-04-08 Price Changed $299,000 Beaches MLS
• 2026-03-12 Price Changed $315,000 Beaches MLS
• 2026-01-30 Price Changed $325,000 Beaches MLS
• 2026-01-05 Price Changed $344,000 Beaches MLS
• 2025-11-12 Price Changed $359,000 Beaches MLS
• 2025-09-05 Listed $369,000 Beaches MLS
• 2014-10-20 Sold (Public Records) $150,000 Public Records
• 2014-10-15 Sold (MLS) $150,000 Beaches MLS
• 2014-09-23 Pending — Beaches MLS
• 2014-09-16 Contingent — Beaches MLS
• 2014-01-06 Listed $165,000 Beaches MLS
• 2013-09-24 Listing Removed — Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2013-03-30 Listed $165,000 Beaches MLS
• 2010-11-24 Listing Removed — Beaches MLS
• 2010-09-01 Listed $129,900 Beaches MLS
• 2007-11-13 Listing Removed — Beaches MLS
• 2006-10-04 Listed $298,000 Beaches MLS
• 2006-01-10 Listed $310,000 Beaches MLS
• 2000-08-21 Sold (Public Records) $83,000 Public Records
• 2000-08-18 Sold (MLS) $83,000 Beaches MLS
• 2000-08-08 Listing Removed — Beaches MLS
• 2000-01-03 Listed $139,000 Beaches MLS

Property tax history

+7.0%/yr

Latest (2025): $4,470 · -5.1% YoY. Source: county tax records.