5570 Tamberlane Cir #229 · Palm Beach Gardens, FL 33418

$185,000

2 bd · 2.0 ba · 959 sqft · Condo public records · 3 Days on market

Built 1968 $955/mo HOA · 36% of rent

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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).

• 1% rule +9.4/10.0
• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a cheerful and cozy condo! This unit is ready for its new owner to move in- Walnut-style cabinets and stainless appliances in the kitchen compliment the updated bathrooms beautifully. The master has a walk-in closet and access to the screen patio while the guest bed/bath have a beautiful walk-in shower. The morning light floods through this northeast facing unit. Fully protected with accordion shutters (2017), newer AC (2018), newer water heater (2018). Ideally located next to the laundry room and storage space. This 55+ community is nestled in a quiet residential neighborhood amongst the Ballenisles golf greens and is located close to the dining and conveniences of PGA Commons, the Turnpike, I-95, and the Palm Beach Gardens Mall. 15 minutes to the beach. Small dogs are welcome.

Key facts

• $955 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Turnpike to PGA Blvd to condo (directions)
• Financial info: Pets allowed (number and size limits, possible restrictions); Senior community
• HOA & community: Has association; Monthly association fee; Association amenities: Elevator(s), Pool, Game Room, Shuffleboard Court, Laundry, Storage, Manager on Site, Management, Library, Street Lights; Association fee includes cable TV, insurance, maintenance of grounds, sewer, trash, common areas, and elevator

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space (total 1 parking)
• Security: Smoke detectors; Carbon monoxide detector(s); Fire alarm
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available; Electricity available; Sewer available; Underground utilities; Water available
• Home design: Condominium; Multi/split levels; Entry level living area; Faces west
• Construction: Built with CBS construction; Tar/gravel roof; 3 stories
• Exterior features: Covered patio; Screened patio; Patio; Paved road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Concrete; Linoleum; Tile
• 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: Common area laundry

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 $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (13.1% below list).
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $161k (13.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#464 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Timber Trace Elementary School (math 76% / reading 79%, grade A, #163 of 2,144 statewide, top 8%, 825 students, 34% FRL); Watson B. Duncan Middle School (math 54% / reading 59%, grade B, #171 of 571 statewide, top 30%, 1,157 students, 41% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL).
• Market conditions: Rents rising (+2.0%/yr); 542 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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 36% 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 $160,799 (13.1% 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. Built in 1968 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
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: 1.44% ✓
• Cap rate: 5.40%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.21×
• Total profit: $-40,729
• Equity at exit: $27,584

10-year hold

• IRR: -22.1%
• Equity multiple: -0.06×
• Total profit: $-54,820
• 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 33418

• Home prices YoY: -32.4%
• Rents YoY: 2.0%
• Active inventory: 542
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,671 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$245 /mo · $2,935/yr
• Insurance: −$77
• HOA: −$955
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-137

Break-even live

Break-even rent $2,844

Max offer price $160,799

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-85	+0% $-137	+5% $-189	+10% $-242
Rent	-10% $-348	-5% $-242	+0% $-137	+5% $-32	+10% $74
Rate	-1.0pp $-44	-0.5pp $-90	base $-137	+0.5pp $-185	+1.0pp $-234

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 Union Square Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1035	$2,632	$2.54	1d	100	1.22mi

HOA detail condo

• Monthly dues: $955 · $11,460/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $185,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $185,000 Active 1 DOM

ⓘ 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: $2,935 · $245/mo
• Projected year-2 tax: $2,935 · $245/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 ≥106°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,048
• − Mortgage interest: −$10,363
• − Property taxes: −$2,935
• − Insurance: −$925
• − Repairs & maintenance: −$2,564
• − Management: −$2,564
• − HOA: −$11,460
• − Depreciation: −$5,382
• Taxable loss: −$4,144
• Est. tax savings @ 24.0%: +$995
• After-tax cash flow: $-649/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 — Palm Beach Gardens

• Score: 69/100
• State rank: #464
• US rank: #8366

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Beach Gardens, FL
• County: Palm Beach County · 1,438,312 people
• City population: 96,294
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 43,676
• Household income: $125,497
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1339.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 9% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 4% Scotch-Irish 4%
• Foreign-born: 15% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 8% German/W. Germanic 2% 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: ▼ -172.79%
• Current HPI: 361.1997
• Rent YoY: ▲ 2.00%
• 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

+184.6% since first listed

23 events — show timeline

• 2026-06-18 Listed $185,000 Beaches MLS
• 2022-01-05 Sold (Public Records) $191,000 Public Records
• 2021-12-20 Sold (MLS) $191,000 Beaches MLS
• 2021-11-30 Pending — Beaches MLS
• 2021-11-19 Listed $225,000 Beaches MLS
• 2021-03-30 Pending — Beaches MLS
• 2021-03-23 Sold (Public Records) $158,000 Public Records
• 2021-03-18 Sold (MLS) $158,000 Beaches MLS
• 2021-01-29 Contingent — Beaches MLS
• 2020-12-30 Listed $158,000 Beaches MLS
• 2017-07-26 Sold (MLS) $110,000 Beaches MLS
• 2017-06-22 Contingent — Beaches MLS
• 2017-05-08 Price Changed $114,000 Beaches MLS
• 2017-04-03 Listed $129,900 Beaches MLS
• 2004-06-01 Sold (Public Records) $125,000 Public Records
• 2004-05-28 Sold (MLS) $125,000 Beaches MLS
• 2004-05-21 Listing Removed — Beaches MLS
• 2004-05-05 Sold (Public Records) $106,000 Public Records
• 2004-04-18 Listed $129,900 Beaches MLS
• 2004-04-16 Sold (MLS) $106,000 Beaches MLS
• 2004-03-26 Listing Removed — Beaches MLS
• 2004-03-18 Listed $106,000 Beaches MLS
• 1982-09-01 Sold (Public Records) $65,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,935 · -7.3% YoY. Source: county tax records.