3826 Whitehall Dr #305 · West Palm Beach, FL 33401

$259,000

2 bd · 2.0 ba · 1,437 sqft · Condo public records · 151 Days on market

Built 1984 $642/mo HOA · 18% 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 +21.0/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 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

Income-producing opportunity in Whitehall at Lands of the President. This fully renovated 2-bedroom, 2-bath condo is currently leased at $2,050/month through March 31, 2027, offering immediate and stable cash flow from day one. The unit features ceramic tile flooring throughout, updated kitchen with newer appliances, in-unit washer and dryer, and a spacious split-bedroom layout with additional storage/laundry room. Located in a gated community with pool, clubhouse, tennis courts, and 24-hour security. Prime West Palm Beach location near downtown, Palm Beach Outlets, major highways, and shopping. Ideal for investors seeking a turnkey rental with no vacancy risk. Buyer must assume existing le

Key facts

• Fully renovated
• New ceramic floors
• New washer and dryer

Tags

• FULLY RENOVATED
• NEW CERAMIC FLOORS
• BRAND NEW KITCHEN APPLIANCES
• REFINISHED CABINETS
• NEW BATHROOM COUNTERTOP
• NEW WASHER AND DRYER

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Has association; Monthly HOA fee; Association covers cable TV, insurance, grounds maintenance, security, trash, water, common areas, elevator and recreation facility; On-site management/manager on site; Trash chute

Exterior

• Parking: Assigned parking; Garage parking (1 garage space); 1 covered space; Guest parking; Open parking available
• Security: Smoke detectors; Gated community (no guard); Security patrol
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Condominium; Resale property; Faces northeast; 4-story building
• Construction: Concrete, stucco, and CBS construction; Built with concrete and tile roof components
• Exterior features: Interior lot with sidewalks; Paved road access; Not waterfront; Community amenities include pool, playground, tennis courts, basketball court, golf course, clubhouse and community room

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile roof (exterior roof type noted)
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Walk-in closets; Split bedroom layout; Blinds on windows; Unfurnished
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $259k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $228k (12.0% 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: Northmore Elementary School (math 34% / reading 29%, grade F, #1,841 of 2,144 statewide, top 86%, 628 students, 73% 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 rising fast (+5.2%/yr); 506 active listings in the ZIP; 16 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 $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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y ago; this cycle's ask is 12233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $68k; list at $259k implies a 281% 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 $227,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 6.2

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-10,454
• Equity at exit: $38,618

10-year hold

• IRR: 8.9%
• Equity multiple: 1.77×
• Total profit: $55,758
• Equity at exit: $22,394

Cash invested: $72,520 (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: 6.2×

Monthly cashflow live

• Estimated rent: $3,487 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$279 /mo · $3,347/yr
• Insurance: −$108
• HOA: −$642
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $367

Break-even live

Break-even rent $3,022

Max offer price $259,000

Occupancy floor 84%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.46mi
195 River Grove Way West Palm Beach, FL	2.0	1.0–2.0	828	$3,002	$3.63	2d	18	0.49mi
2480 Presidential Way #902 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	5d	1	0.88mi
2480 Presidential Way #1903 West Palm Beach, FL	2.0	2.0	1855	$4,650	$2.51	24d	1	0.88mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	2d	1	0.89mi
2450 Presidential Way #7 West Palm Beach, FL	2.0	2.0	1855	$4,700	$2.53	24d	1	0.89mi
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	24d	1	0.92mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	24d	1	0.96mi
1721 Lindley St Mangonia Park, FL	3.0	2.5	1760	$3,300	$1.88	7d	1	0.97mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	24d	1	1.02mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	16d	1	1.06mi
1900 Consulate Pl #1005 West Palm Beach, FL	2.0	2.0	1557	$4,900	$3.15	14d	1	1.21mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	17d	60	1.25mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	24d	1	1.28mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	24d	1	1.44mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	24d	1	1.46mi

HOA detail condo

• Monthly dues: $642 · $7,704/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $259,000 Active 151 DOM
2. 2026-06-17
   days on market $259,000 Active 150 DOM
3. 2026-06-16
   days on market $259,000 Active 149 DOM
4. 2026-06-15
   days on market $259,000 Active 148 DOM
5. 2026-06-13
   days on market $259,000 Active 146 DOM
6. 2026-06-09
   days on market $259,000 Active 142 DOM
7. 2026-06-07
   days on market $259,000 Active 140 DOM
8. 2026-06-04
   days on market $259,000 Active 137 DOM
9. 2026-06-03
   days on market $259,000 Active 136 DOM
10. 2026-06-01
    days on market $259,000 Active 134 DOM
11. 2026-05-31
    days on market $259,000 Active 133 DOM
12. 2026-03-30
    historical $2,100
13. 2026-02-26
    listed $2,100
14. 2026-02-11
    price $259,000
15. 2026-01-23
    price $265,000
16. 2026-01-18
    listed $280,000 Active
17. 2026-01-08
    historical
18. 2025-11-18
    listed $280,000 Active
19. 2025-11-17
    historical
20. 2023-12-02
    historical
21. 2023-10-26
    price $274,999
22. 2023-10-09
    price $281,000
23. 2023-10-02
    price $285,000
24. 2023-09-16
    listed $295,000 Active
25. 2014-10-13
    historical
26. 2014-10-11
    historical
27. 2010-03-10
    historical
28. 2009-11-16
    soldstatus $68,000
29. 2009-08-23
    historical
30. 2009-08-06
    listed $77,900
31. 2009-03-11
    listed $65,000
32. 2008-03-12
    historical
33. 2007-11-12
    listed $124,000
34. 2007-07-10
    listed $129,900
35. 2007-03-06
    listed $190,000
36. 2005-08-15
    soldstatus $168,700
37. 1992-06-18
    soldstatus $63,000
38. 1988-02-01
    soldstatus $60,000

ⓘ 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: $3,347 · $279/mo
• Projected year-2 tax: $3,347 · $279/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: $41,838
• − Mortgage interest: −$14,508
• − Property taxes: −$3,347
• − Insurance: −$1,295
• − Repairs & maintenance: −$3,347
• − Management: −$3,347
• − HOA: −$7,704
• − Depreciation: −$7,535
• Taxable income: $755
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $4,226/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

-96.5% since first listed

27 events — show timeline

• 2026-03-30 Rental Removed $2,100 GFLMLS
• 2026-02-26 Listed for Rent $2,100 GFLMLS
• 2026-02-11 Price Changed $259,000 Beaches MLS
• 2026-01-23 Price Changed $265,000 Beaches MLS
• 2026-01-18 Listed $280,000 Beaches MLS
• 2026-01-08 Listing Removed — Beaches MLS
• 2025-11-18 Listed $280,000 Beaches MLS
• 2025-11-17 Coming Soon — Beaches MLS
• 2023-12-02 Listing Removed — Beaches MLS
• 2023-10-26 Price Changed $274,999 Beaches MLS
• 2023-10-09 Price Changed $281,000 Beaches MLS
• 2023-10-02 Price Changed $285,000 Beaches MLS
• 2023-09-16 Listed $295,000 Beaches MLS
• 2014-10-13 Listing Removed — Beaches MLS
• 2014-10-11 Listing Removed — Beaches MLS
• 2010-03-10 Listing Removed — Beaches MLS
• 2009-11-16 Sold (Public Records) $68,000 Public Records
• 2009-08-23 Listing Removed — Beaches MLS
• 2009-08-06 Listed $77,900 Beaches MLS
• 2009-03-11 Listed $65,000 Beaches MLS
• 2008-03-12 Listing Removed — Beaches MLS
• 2007-11-12 Listed $124,000 Beaches MLS
• 2007-07-10 Listed $129,900 Beaches MLS
• 2007-03-06 Listed $190,000 Beaches MLS
• 2005-08-15 Sold (Public Records) $168,700 Public Records
• 1992-06-18 Sold (Public Records) $63,000 Public Records
• 1988-02-01 Sold (Public Records) $60,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,347 · -3.3% YoY. Source: county tax records.