3521 Village Blvd #206 · West Palm Beach, FL 33409

$139,000

2 bd · 2.0 ba · 1,442 sqft · Condo public records · 139 Days on market

Built 1985 $850/mo HOA · 25% 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 MLS

REDUCED TO SELL. Lowest price at Whitehall, 2nd floor corner unit condo with golf and lake views. Inside laundry room, eat in kitchen. tenant Occupied but will vacate in December 2016. Can be rented upon purchase if desired. please give some notice for showing. Some upgrades like bathroom counter, newer carpet, AC and range.

Key facts

• In-unit laundry room
• Storage area
• Vinyl plank flooring

Tags

• VINYL PLANK FLOORING
• PEACEFUL VIEW OF LAKE
• IN-UNIT LAUNDRY ROOM
• STORAGE AREA
• ASSIGNED PARKING SPOT

Property features AI

Finance

• Financial info: Pets not allowed; Community contains 480 units
• HOA & community: Monthly HOA fee; Association amenities include clubhouse, elevators, fitness center, management, pool, on-site manager, and street lights; HOA covers cable TV, insurance, and water

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security lights
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; South-facing; 4-story building
• Construction: CBS construction
• Exterior features: Waterfront

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).
• Recommended offer: $122k (12.0% 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: Seminole Trails Elementary School (math 26% / reading 36%, grade F, #1,854 of 2,144 statewide, top 87%, 650 students, 73% FRL); Bear Lakes Middle School (math 19% / reading 33%, grade F, #506 of 571 statewide, top 89%, 842 students, 74% 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 72% FRL vs 52% district-wide (20 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 soft (-0.1%/yr); 189 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $961 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $31k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; HOA is 25% 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.48% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.62%
• DSCR: 2.01
• 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: 10.2%
• Equity multiple: 1.38×
• Total profit: $14,785
• Equity at exit: $20,725

10-year hold

• IRR: 14.9%
• Equity multiple: 1.95×
• Total profit: $36,793
• Equity at exit: $12,018

Cash invested: $38,920 (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 33409

• Home prices YoY: -25.6%
• Rents YoY: -0.1%
• Active inventory: 189
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $3,445 high
• Mortgage (P&I): −$729
• Tax from tax record: −$351 /mo · $4,218/yr
• Insurance: −$58
• HOA: −$850
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $734

Break-even live

Break-even rent $2,517

Max offer price $139,000

Occupancy floor 74%

Sensitivity live

Price	-10% $812	-5% $773	+0% $734	+5% $694	+10% $655
Rent	-10% $461	-5% $597	+0% $734	+5% $870	+10% $1,006
Rate	-1.0pp $804	-0.5pp $769	base $734	+0.5pp $698	+1.0pp $661

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	6d	1	0.54mi
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	25d	1	0.54mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	3d	1	0.57mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	25d	1	0.57mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	25d	1	0.68mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	25d	1	0.71mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	16d	1	0.78mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,785	$2.59	0d	30	0.80mi
195 River Grove Way West Palm Beach, FL	3.0	1.0–2.0	958	$3,192	$3.33	0d	18	0.91mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	18d	60	0.93mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	15d	1	0.98mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	25d	1	0.99mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	25d	1	1.00mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	25d	1	1.02mi
4567 Brook Dr West Palm Beach, FL	3.0	2.0	1528	$3,000	$1.96	25d	1	1.20mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	22d	1	1.31mi
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	25d	1	1.39mi
1721 Lindley St Mangonia Park, FL	3.0	2.5	1760	$3,300	$1.88	8d	1	1.45mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	6d	1	1.47mi

HOA detail condo

• Monthly dues: $850 · $10,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-18
   days on market $139,000 Active 139 DOM
2. 2026-06-17
   days on market $139,000 Active 138 DOM
3. 2026-06-16
   days on market $139,000 Active 137 DOM
4. 2026-06-15
   price $139,000 Active 136 DOM
5. 2026-06-15
   days on market $146,000 Active 136 DOM
6. 2026-06-13
   days on market $146,000 Active 134 DOM
7. 2026-06-09
   days on market $146,000 Active 130 DOM
8. 2026-06-07
   days on market $146,000 Active 128 DOM
9. 2026-06-04
   days on market $146,000 Active 125 DOM
10. 2026-06-03
    days on market $146,000 Active 124 DOM
11. 2026-06-02
    remarks 653-char remark
12. 2026-06-02
    price $146,000 Active 122 DOM
13. 2026-06-01
    days on market $158,000 Active 122 DOM
14. 2026-05-31
    days on market $158,000 Active 121 DOM
15. 2026-05-22
    status Active
16. 2026-04-27
    status Pending
17. 2026-04-20
    historical Active Under Contract
18. 2026-03-18
    price $158,000
19. 2026-01-21
    price $163,000
20. 2026-01-05
    listed $170,000 Active
21. 2025-09-15
    historical $1,900
22. 2025-07-23
    price $1,900
23. 2025-06-21
    historical
24. 2025-06-17
    listed $2,000
25. 2025-03-14
    price $188,000
26. 2025-02-23
    price $199,000
27. 2025-02-08
    price $209,000
28. 2025-01-15
    listed $225,000 Active
29. 2016-09-30
    soldstatus $97,250 Closed 326-char remark

    Show marketing remark (326 chars)

    REDUCED TO SELL. Lowest price at Whitehall, 2nd floor corner unit condo with golf and lake views. Inside laundry room, eat in kitchen. tenant Occupied but will vacate in December 2016. Can be rented upon purchase if desired. please give some notice for showing. Some upgrades like bathroom counter, newer carpet, AC and range.

30. 2016-09-30
    soldstatus $97,250

    Show marketing remark (326 chars)

    REDUCED TO SELL. Lowest price at Whitehall, 2nd floor corner unit condo with golf and lake views. Inside laundry room, eat in kitchen. tenant Occupied but will vacate in December 2016. Can be rented upon purchase if desired. please give some notice for showing. Some upgrades like bathroom counter, newer carpet, AC and range.

31. 2016-09-15
    status Pending 326-char remark

    Show marketing remark (326 chars)

    REDUCED TO SELL. Lowest price at Whitehall, 2nd floor corner unit condo with golf and lake views. Inside laundry room, eat in kitchen. tenant Occupied but will vacate in December 2016. Can be rented upon purchase if desired. please give some notice for showing. Some upgrades like bathroom counter, newer carpet, AC and range.

32. 2016-09-09
    historical Contingent 326-char remark

    Show marketing remark (326 chars)

    REDUCED TO SELL. Lowest price at Whitehall, 2nd floor corner unit condo with golf and lake views. Inside laundry room, eat in kitchen. tenant Occupied but will vacate in December 2016. Can be rented upon purchase if desired. please give some notice for showing. Some upgrades like bathroom counter, newer carpet, AC and range.

33. 2016-09-06
    price $99,500 326-char remark

    Show marketing remark (326 chars)

    REDUCED TO SELL. Lowest price at Whitehall, 2nd floor corner unit condo with golf and lake views. Inside laundry room, eat in kitchen. tenant Occupied but will vacate in December 2016. Can be rented upon purchase if desired. please give some notice for showing. Some upgrades like bathroom counter, newer carpet, AC and range.

34. 2016-05-26
    price $106,000 326-char remark

    Show marketing remark (326 chars)

    REDUCED TO SELL. Lowest price at Whitehall, 2nd floor corner unit condo with golf and lake views. Inside laundry room, eat in kitchen. tenant Occupied but will vacate in December 2016. Can be rented upon purchase if desired. please give some notice for showing. Some upgrades like bathroom counter, newer carpet, AC and range.

35. 2016-04-13
    listed $110,000 Active 326-char remark

    Show marketing remark (326 chars)

    REDUCED TO SELL. Lowest price at Whitehall, 2nd floor corner unit condo with golf and lake views. Inside laundry room, eat in kitchen. tenant Occupied but will vacate in December 2016. Can be rented upon purchase if desired. please give some notice for showing. Some upgrades like bathroom counter, newer carpet, AC and range.

36. 2016-01-27
    historical
37. 2015-07-25
    price $109,900
38. 2015-06-04
    listed $112,000 Active
39. 2015-06-01
    historical
40. 2015-04-22
    price $118,900
41. 2015-03-27
    price $124,900
42. 2015-02-16
    listed $127,900 Active
43. 2014-01-21
    historical
44. 2012-03-14
    soldstatus $61,000
45. 2007-08-22
    listed $179,900
46. 2004-07-29
    soldstatus $127,000
47. 1984-11-01
    soldstatus $73,900

ⓘ 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: $4,218 · $351/mo
• Projected year-2 tax: $4,218 · $351/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: $41,346
• − Mortgage interest: −$7,786
• − Property taxes: −$4,218
• − Insurance: −$695
• − Repairs & maintenance: −$3,308
• − Management: −$3,308
• − HOA: −$10,200
• − Depreciation: −$4,044
• Taxable income: $7,788
• Est. tax owed @ 24.0%: −$1,869
• After-tax cash flow: $6,934/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

+113.8% since first listed

33 events — show timeline

• 2026-05-22 Relisted — Beaches MLS
• 2026-04-27 Pending — Beaches MLS
• 2026-04-20 Contingent — Beaches MLS
• 2026-03-18 Price Changed $158,000 Beaches MLS
• 2026-01-21 Price Changed $163,000 Beaches MLS
• 2026-01-05 Listed $170,000 Beaches MLS
• 2025-09-15 Rental Removed $1,900 RMLSFL
• 2025-07-23 Price Changed $1,900 RMLSFL
• 2025-06-21 Listing Removed — Beaches MLS
• 2025-06-17 Listed for Rent $2,000 RMLSFL
• 2025-03-14 Price Changed $188,000 Beaches MLS
• 2025-02-23 Price Changed $199,000 Beaches MLS
• 2025-02-08 Price Changed $209,000 Beaches MLS
• 2025-01-15 Listed $225,000 Beaches MLS
• 2016-09-30 Sold (Public Records) $97,250 Public Records
• 2016-09-30 Sold (MLS) $97,250 Beaches MLS
• 2016-09-15 Pending — Beaches MLS
• 2016-09-09 Contingent — Beaches MLS
• 2016-09-06 Price Changed $99,500 Beaches MLS
• 2016-05-26 Price Changed $106,000 Beaches MLS
• 2016-04-13 Listed $110,000 Beaches MLS
• 2016-01-27 Listing Removed — Beaches MLS
• 2015-07-25 Price Changed $109,900 Beaches MLS
• 2015-06-04 Listed $112,000 Beaches MLS
• 2015-06-01 Listing Removed — Beaches MLS
• 2015-04-22 Price Changed $118,900 Beaches MLS
• 2015-03-27 Price Changed $124,900 Beaches MLS
• 2015-02-16 Listed $127,900 Beaches MLS
• 2014-01-21 Listing Removed — Beaches MLS
• 2012-03-14 Sold (Public Records) $61,000 Public Records
• 2007-08-22 Listed $179,900 Beaches MLS
• 2004-07-29 Sold (Public Records) $127,000 Public Records
• 1984-11-01 Sold (Public Records) $73,900 Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,218 · -2.0% YoY. Source: county tax records.