2500 Presidential Way #302 · West Palm Beach, FL 33401

$185,000

2 bd · 2.0 ba · 1,042 sqft · Condo public records · 69 Days on market

Built 1975 $911/mo HOA · 27% of rent

---

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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 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

Key facts

• $911 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with possible breed, number, and size restrictions
• HOA & community: Has association; Monthly HOA fee; Association amenities include beach access, elevator(s), fitness center, game room, laundry facilities, parking, pool, trash chute, community room, library, and sidewalks; HOA fee covers cable TV, grounds maintenance, sewer, trash, water, common areas, common real estate tax, and recreation facility

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; One level; Faces west; Resale property
• Construction: Stucco and CBS construction; Pre-stressed roof; 4 total stories
• Exterior features: Paved road access; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Ceramic tile; Sliding window treatments
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Blinds and sliding windows; Negotiable furnishings
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $174k (6.0% 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: 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); 507 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 15y ago; this cycle's ask is 8710% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $185k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.82% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 4.6

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $3,409
• Equity at exit: $27,584

10-year hold

• IRR: 14.5%
• Equity multiple: 2.35×
• Total profit: $70,157
• Equity at exit: $15,995

Cash invested: $51,800 (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: 4.6×

Monthly cashflow live

• Estimated rent: $3,374 high
• Mortgage (P&I): −$970
• Tax from tax record: −$310 /mo · $3,723/yr
• Insurance: −$77
• HOA: −$911
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $397

Break-even live

Break-even rent $2,872

Max offer price $185,000

Occupancy floor 83%

Sensitivity live

Price	-10% $502	-5% $449	+0% $397	+5% $344	+10% $292
Rent	-10% $130	-5% $264	+0% $397	+5% $530	+10% $663
Rate	-1.0pp $490	-0.5pp $444	base $397	+0.5pp $349	+1.0pp $300

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	25d	1	0.22mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	25d	1	0.22mi
1991 Presidential Way West Palm Beach, FL	1.0	1.0	827	$3,427	$4.14	8d	1	0.31mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	17d	1	0.31mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	25d	1	0.51mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	25d	1	0.67mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	25d	1	1.11mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,785	$2.59	0d	30	1.24mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	18d	60	1.25mi
195 River Grove Way West Palm Beach, FL	3.0	1.0–2.0	958	$3,192	$3.33	0d	18	1.31mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$2,705	$2.53	20d	19	1.39mi
1319 13th St West Palm Beach, FL	3.0	2.0	1215	$3,200	$2.63	25d	1	1.43mi
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	6d	1	1.44mi

HOA detail condo

• Monthly dues: $911 · $10,932/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-21
   days on market $185,000 Active 69 DOM
2. 2026-06-18
   days on market $185,000 Active 66 DOM
3. 2026-06-17
   days on market $185,000 Active 65 DOM
4. 2026-06-16
   days on market $185,000 Active 64 DOM
5. 2026-06-15
   days on market $185,000 Active 63 DOM
6. 2026-06-13
   days on market $185,000 Active 61 DOM
7. 2026-06-09
   days on market $185,000 Active 57 DOM
8. 2026-06-08
   days on market $185,000 Active 56 DOM
9. 2026-06-07
   days on market $185,000 Active 55 DOM
10. 2026-06-04
    days on market $185,000 Active 52 DOM
11. 2026-06-03
    days on market $185,000 Active 51 DOM
12. 2026-06-02
    days on market $185,000 Active 50 DOM
13. 2026-06-01
    days on market $185,000 Active 49 DOM
14. 2026-05-31
    days on market $185,000 Active 48 DOM
15. 2026-04-11
    listed $2,100
16. 2026-04-11
    listed $185,000 Active
17. 2026-03-31
    historical
18. 2026-01-20
    price $199,000
19. 2025-10-31
    listed $217,000 Active
20. 2025-06-16
    historical
21. 2025-02-25
    price $239,500
22. 2024-12-21
    listed $247,500 Active
23. 2024-01-31
    historical
24. 2024-01-03
    status Active
25. 2024-01-03
    historical
26. 2023-12-05
    status Active
27. 2023-12-01
    historical
28. 2023-11-27
    price $239,900
29. 2023-10-10
    status Active
30. 2023-10-06
    historical Active Under Contract
31. 2023-09-26
    listed $247,000 Active
32. 2023-09-01
    historical
33. 2023-03-24
    listed $247,000 Active
34. 2021-10-20
    historical
35. 2021-10-13
    listed $247,000 Active
36. 2013-03-05
    soldstatus $60,000
37. 2013-02-28
    soldstatus $60,000
38. 2012-12-28
    historical
39. 2012-07-26
    listed $69,900
40. 2011-08-30
    soldstatus $55,000
41. 2011-07-27
    historical
42. 2011-03-30
    listed $59,900
43. 2011-03-29
    historical
44. 2011-01-28
    listed $66,000
45. 1988-06-03
    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: $3,723 · $310/mo
• Projected year-2 tax: $3,723 · $310/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 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $40,486
• − Mortgage interest: −$10,363
• − Property taxes: −$3,723
• − Insurance: −$925
• − Repairs & maintenance: −$3,239
• − Management: −$3,239
• − HOA: −$10,932
• − Depreciation: −$5,382
• Taxable income: $2,683
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $4,118/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

31 events — show timeline

• 2026-04-11 Listed for Rent $2,100 GFLMLS
• 2026-04-11 Listed $185,000 Beaches MLS
• 2026-03-31 Listing Removed — Beaches MLS
• 2026-01-20 Price Changed $199,000 Beaches MLS
• 2025-10-31 Listed $217,000 Beaches MLS
• 2025-06-16 Listing Removed — Beaches MLS
• 2025-02-25 Price Changed $239,500 Beaches MLS
• 2024-12-21 Listed $247,500 Beaches MLS
• 2024-01-31 Listing Removed — Beaches MLS
• 2024-01-03 Relisted — Beaches MLS
• 2024-01-03 Listing Removed — Beaches MLS
• 2023-12-05 Relisted — Beaches MLS
• 2023-12-01 Listing Removed — Beaches MLS
• 2023-11-27 Price Changed $239,900 Beaches MLS
• 2023-10-10 Relisted — Beaches MLS
• 2023-10-06 Contingent — Beaches MLS
• 2023-09-26 Listed $247,000 Beaches MLS
• 2023-09-01 Listing Removed — Beaches MLS
• 2023-03-24 Listed $247,000 Beaches MLS
• 2021-10-20 Listing Removed — Beaches MLS
• 2021-10-13 Listed $247,000 Beaches MLS
• 2013-03-05 Sold (Public Records) $60,000 Public Records
• 2013-02-28 Sold (MLS) $60,000 Beaches MLS
• 2012-12-28 Listing Removed — Beaches MLS
• 2012-07-26 Listed $69,900 Beaches MLS
• 2011-08-30 Sold (MLS) $55,000 Beaches MLS
• 2011-07-27 Listing Removed — Beaches MLS
• 2011-03-30 Listed $59,900 Beaches MLS
• 2011-03-29 Listing Removed — Beaches MLS
• 2011-01-28 Listed $66,000 Beaches MLS
• 1988-06-03 Sold (Public Records) $60,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $3,723 · +4.5% YoY. Source: county tax records.