1755 Village Blvd #108 · West Palm Beach, FL 33409

$169,000

1 bd · 1.0 ba · 688 sqft · Condo public records · 219 Days on market

Built 1994 $512/mo HOA · 24% of rent ↓ 15% since listing

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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).

• Cash flow +10.6/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent ground level condo in the heart of West Palm Beach with brand new premium wood-like flooring. Brand new tankless water heater. Stainless steel appliance. New full sized Samsung washer and dryer. Milano condo is a gated community with night security guard on-site, fitness center, swimming pool, sand volleyball court, tennis courts, indoor racquetball court and a spa. Water is included in HOA fee.

Key facts

• Nightly security
• First-floor condo
• $512 HOA

Tags

• FIRST-FLOOR CONDO
• MODERN WOOD-LOOK FLOORING
• TANKLESS WATER HEATER
• STAINLESS STEEL APPLIANCES
• SECURE GATED COMMUNITY
• NIGHTLY SECURITY

Property features AI

Finance

• Other: Pets allowed (breed restrictions and possible pet restrictions)
• HOA & community: Community clubhouse; Fitness center; Pool; Tennis courts; HOA dues $512 monthly (includes water); Association present

Exterior

• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Condominium; 2-story building; Entry level living area; Faces south
• Construction: Block and concrete construction; Built with public records as source for building area
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Unfurnished; Entry-level living area
• Laundry & utility: Laundry closet inside unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (8.7% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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); 194 active listings in the ZIP; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 38% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 219 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% 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 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 1.26% ✓
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 6.6

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: -24.9%
• Equity multiple: 0.19×
• Total profit: $-38,530
• Equity at exit: $25,198

10-year hold

• IRR: -46.3%
• Equity multiple: -0.33×
• Total profit: $-62,861
• Equity at exit: $14,612

Cash invested: $47,320 (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: 194
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,127 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$295 /mo · $3,543/yr
• Insurance: −$70
• HOA: −$512
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-83

Break-even live

Break-even rent $2,233

Max offer price $154,276

Occupancy floor 99%

Sensitivity live

Price	-10% $12	-5% $-36	+0% $-83	+5% $-131	+10% $-179
Rent	-10% $-251	-5% $-167	+0% $-83	+5% $1	+10% $85
Rate	-1.0pp $2	-0.5pp $-40	base $-83	+0.5pp $-127	+1.0pp $-172

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $512 · $6,144/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $169,000 Active 219 DOM
2. 2026-06-18
   days on market $169,000 Active 216 DOM
3. 2026-06-17
   days on market $169,000 Active 215 DOM
4. 2026-06-16
   days on market $169,000 Active 214 DOM
5. 2026-06-15
   days on market $169,000 Active 213 DOM
6. 2026-06-13
   days on market $169,000 Active 211 DOM
7. 2026-06-09
   days on market $169,000 Active 207 DOM
8. 2026-06-07
   days on market $169,000 Active 205 DOM
9. 2026-06-04
   days on market $169,000 Active 202 DOM
10. 2026-06-03
    days on market $169,000 Active 201 DOM
11. 2026-06-01
    days on market $169,000 Active 199 DOM
12. 2026-05-31
    days on market $169,000 Active 198 DOM
13. 2026-05-12
    status Active
14. 2026-05-11
    historical
15. 2026-03-13
    price $179,000
16. 2025-11-13
    listed $185,000 Active
17. 2025-04-23
    soldstatus $180,000
18. 2025-04-18
    soldstatus $180,000 Closed 408-char remark

    Show marketing remark (408 chars)

    Excellent ground level condo in the heart of West Palm Beach with brand new premium wood-like flooring. Brand new tankless water heater. Stainless steel appliance. New full sized Samsung washer and dryer. Milano condo is a gated community with night security guard on-site, fitness center, swimming pool, sand volleyball court, tennis courts, indoor racquetball court and a spa. Water is included in HOA fee.

19. 2025-03-21
    historical Active Under Contract 408-char remark

    Show marketing remark (408 chars)

    Excellent ground level condo in the heart of West Palm Beach with brand new premium wood-like flooring. Brand new tankless water heater. Stainless steel appliance. New full sized Samsung washer and dryer. Milano condo is a gated community with night security guard on-site, fitness center, swimming pool, sand volleyball court, tennis courts, indoor racquetball court and a spa. Water is included in HOA fee.

20. 2025-02-24
    price $185,000 408-char remark

    Show marketing remark (408 chars)

    Excellent ground level condo in the heart of West Palm Beach with brand new premium wood-like flooring. Brand new tankless water heater. Stainless steel appliance. New full sized Samsung washer and dryer. Milano condo is a gated community with night security guard on-site, fitness center, swimming pool, sand volleyball court, tennis courts, indoor racquetball court and a spa. Water is included in HOA fee.

21. 2025-02-11
    listed $199,700 Active 408-char remark

    Show marketing remark (408 chars)

    Excellent ground level condo in the heart of West Palm Beach with brand new premium wood-like flooring. Brand new tankless water heater. Stainless steel appliance. New full sized Samsung washer and dryer. Milano condo is a gated community with night security guard on-site, fitness center, swimming pool, sand volleyball court, tennis courts, indoor racquetball court and a spa. Water is included in HOA fee.

22. 2024-02-01
    soldstatus $190,000
23. 2024-01-23
    soldstatus $190,000 Closed 436-char remark

    Show marketing remark (436 chars)

    Welcome to your new home in this beautiful 1/1 minutes from downtown West Palm Beach. Well maintained and move in ready including new toilet. Quiet first story end unit steps from the tennis courts. Milano is a gated community that has premier amenities including a full gym and a large swimming pool with space to entertain. Great investment opportunity as well for those looking to take advantage of this location.This one won't last!

24. 2024-01-23
    status Pending 436-char remark

    Show marketing remark (436 chars)

    Welcome to your new home in this beautiful 1/1 minutes from downtown West Palm Beach. Well maintained and move in ready including new toilet. Quiet first story end unit steps from the tennis courts. Milano is a gated community that has premier amenities including a full gym and a large swimming pool with space to entertain. Great investment opportunity as well for those looking to take advantage of this location.This one won't last!

25. 2023-12-28
    historical Active Under Contract 436-char remark

    Show marketing remark (436 chars)

    Welcome to your new home in this beautiful 1/1 minutes from downtown West Palm Beach. Well maintained and move in ready including new toilet. Quiet first story end unit steps from the tennis courts. Milano is a gated community that has premier amenities including a full gym and a large swimming pool with space to entertain. Great investment opportunity as well for those looking to take advantage of this location.This one won't last!

26. 2023-11-28
    listed $209,900 Active 436-char remark

    Show marketing remark (436 chars)

    Welcome to your new home in this beautiful 1/1 minutes from downtown West Palm Beach. Well maintained and move in ready including new toilet. Quiet first story end unit steps from the tennis courts. Milano is a gated community that has premier amenities including a full gym and a large swimming pool with space to entertain. Great investment opportunity as well for those looking to take advantage of this location.This one won't last!

ⓘ 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: $3,543 · $295/mo
• Projected year-2 tax: $3,543 · $295/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 · 24 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: $25,528
• − Mortgage interest: −$9,467
• − Property taxes: −$3,543
• − Insurance: −$845
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − HOA: −$6,144
• − Depreciation: −$4,916
• Taxable loss: −$3,472
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $-167/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

-14.7% since first listed

14 events — show timeline

• 2026-05-12 Relisted — Beaches MLS
• 2026-05-11 Listing Removed — Beaches MLS
• 2026-03-13 Price Changed $179,000 Beaches MLS
• 2025-11-13 Listed $185,000 Beaches MLS
• 2025-04-23 Sold (Public Records) $180,000 Public Records
• 2025-04-18 Sold (MLS) $180,000 Beaches MLS
• 2025-03-21 Contingent — Beaches MLS
• 2025-02-24 Price Changed $185,000 Beaches MLS
• 2025-02-11 Listed $199,700 Beaches MLS
• 2024-02-01 Sold (Public Records) $190,000 Public Records
• 2024-01-23 Sold (MLS) $190,000 Beaches MLS
• 2024-01-23 Pending — Beaches MLS
• 2023-12-28 Contingent — Beaches MLS
• 2023-11-28 Listed $209,900 Beaches MLS

Property tax history

+9.7%/yr

Latest (2025): $3,543 · +15.4% YoY. Source: county tax records.