3507 Village Blvd · West Palm Beach, FL 33409

$228,700

2 bd · 2.0 ba · 1,442 sqft · SingleFamily · 61 Days on market

Built 1985 Good condition $847/mo HOA · 24% 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 +21.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CORNER UNIT GROUND FLOOR, 2 BEDROOM, 2 FULL BATHROOMS PLUS A DEN ROOM WITH A STORAGE WALL UNIT; HURRICANE SHUTTERS; NEW TILE FLOORING ALL THROUGHOUT, NEWER KITCHEN APPLIANCES; FULL SIZE WASHER/DRYER; GREAT FOR INVESTOR LOOKING FOR A PROPERTY WITH TENANT ON PLACE; CLOSE TO SCHOOLS, I-95 DOWNTOWN, RESTAURANTS, BEACHES AND MUCH MORE. REALTORS PLEASE REFER TO BROKER REMARKS FOR ADDITIONAL INFORMATION.

Key facts

• New tile flooring
• Storage wall unit
• Ground floor

Tags

• CORNER UNIT
• GROUND FLOOR
• DEN ROOM
• STORAGE WALL UNIT
• HURRICANE SHUTTERS
• NEW TILE FLOORING

Property features AI

Finance

• Financial info: No land lease; Pets not allowed
• HOA & community: Has association (GRS Community Management); Monthly HOA fee; Association amenities include clubhouse, fitness center, parking, pool, spa/hot tub, sidewalks, street lights; HOA fee covers cable TV, insurance, grounds maintenance, trash, water, common areas, legal/accounting, reserve funds, roof repairs, recreation facility, pool service

Exterior

• Parking: Assigned parking; Driveway; Guest parking; Open parking; On-street parking; 1 parking space total
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium; One-level living; Entry on level 1; Faces east
• Construction: Stucco/CBS construction; Tile roof; Built as part of a 4-story building; Assessor-reported living area 1,442
• Exterior features: Sidewalks; City street frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Walk-in closets; Closet cabinetry; Blinds; Shutters
• Laundry & utility: In-unit laundry room with electric dryer hookup (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $215k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,484/mo this rent would consume 62% 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 $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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

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 $214,978 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 5.5

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: -11.7%
• Equity multiple: 0.59×
• Total profit: $-25,999
• Equity at exit: $34,100

10-year hold

• IRR: -10.6%
• Equity multiple: 0.48×
• Total profit: $-33,120
• Equity at exit: $19,774

Cash invested: $64,036 (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: 5.5×

Monthly cashflow live

• Estimated rent: $3,484 high
• Mortgage (P&I): −$1,199
• Tax est. 1.5%: −$286 /mo · $3,430/yr
• Insurance: −$95
• HOA: −$847
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $325

Break-even live

Break-even rent $3,073

Max offer price $228,700

Occupancy floor 86%

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: $57,175
• Closing costs: $6,861
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	24d	1	0.48mi
2480 Presidential Way #902 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	5d	1	0.48mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	2d	1	0.51mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	24d	1	0.51mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	24d	1	0.63mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	24d	1	0.65mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	16d	1	0.73mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,798	$2.60	2d	29	0.87mi
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	0.93mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	24d	1	0.94mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	24d	1	0.95mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	24d	1	0.97mi
195 River Grove Way West Palm Beach, FL	2.0	1.0–2.0	828	$3,002	$3.63	2d	18	0.98mi
4567 Brook Dr West Palm Beach, FL	3.0	2.0	1528	$3,000	$1.96	24d	1	1.18mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	22d	1	1.30mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	5d	1	1.42mi
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	24d	1	1.45mi

HOA detail

• Monthly dues: $847 · $10,164/yr

Listing history 25 events

1. 2026-06-18
   days on market $228,700 Active 61 DOM
2. 2026-06-17
   days on market $228,700 Active 60 DOM
3. 2026-06-16
   days on market $228,700 Active 59 DOM
4. 2026-06-15
   days on market $228,700 Active 58 DOM
5. 2026-06-13
   days on market $228,700 Active 56 DOM
6. 2026-06-09
   days on market $228,700 Active 52 DOM
7. 2026-06-08
   days on market $228,700 Active 51 DOM
8. 2026-06-07
   days on market $228,700 Active 50 DOM
9. 2026-06-04
   days on market $228,700 Active 47 DOM
10. 2026-06-03
    days on market $228,700 Active 46 DOM
11. 2026-06-02
    days on market $228,700 Active 45 DOM
12. 2026-06-01
    days on market $228,700 Active 44 DOM
13. 2026-05-31
    days on market $228,700 Active 43 DOM
14. 2026-04-17
    listed $228,700 Active
15. 2024-07-07
    historical $1,950
16. 2024-07-01
    price $1,950
17. 2024-06-27
    price $2,100
18. 2024-06-26
    price $1,975
19. 2024-06-05
    price $2,100
20. 2024-06-01
    listed $2,000
21. 2024-05-27
    historical $2,700
22. 2024-05-21
    price $2,700
23. 2024-05-10
    listed $2,800
24. 2024-03-19
    historical $2,500
25. 2024-02-10
    listed $2,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $41,810
• − Mortgage interest: −$12,811
• − Property taxes: −$3,430
• − Insurance: −$1,144
• − Repairs & maintenance: −$3,345
• − Management: −$3,345
• − HOA: −$10,164
• − Depreciation: −$6,653
• Taxable income: $918
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $3,679/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This corner unit ground floor property is in good condition with newer appliances and tile flooring. It's well-maintained and ready for an investor looking for a move-in-ready property.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Clean windows — Improves natural light and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean windows — Improves natural light and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+9048.0% since first listed

12 events — show timeline

• 2026-04-17 Listed $228,700 Beaches MLS
• 2024-07-07 Rental Removed $1,950 RMLSFL
• 2024-07-01 Price Changed $1,950 RMLSFL
• 2024-06-27 Price Changed $2,100 RMLSFL
• 2024-06-26 Price Changed $1,975 RMLSFL
• 2024-06-05 Price Changed $2,100 RMLSFL
• 2024-06-01 Listed for Rent $2,000 RMLSFL
• 2024-05-27 Rental Removed $2,700 RMLSFL
• 2024-05-21 Price Changed $2,700 RMLSFL
• 2024-05-10 Listed for Rent $2,800 RMLSFL
• 2024-03-19 Rental Removed $2,500 RMLSFL
• 2024-02-10 Listed for Rent $2,500 RMLSFL