3075 Gardens East Dr #14 · Palm Beach Gardens, FL 33410

$185,900

2 bd · 2.0 ba · 1,088 sqft · Condo public records · 250 Days on market

Built 1976 $738/mo HOA · 19% of rent ↓ 3% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential in this first-floor 2BR/2BA condo ideally located in the heart of Palm Beach Gardens. Both bedrooms are en-suites, offering comfort and privacy. Enjoy being minutes from PBG Medical Center, shopping, dining, schools, and places of worship. Close to beautiful beaches, world-class fishing, championship golf, entertainment venues, and just 20 minutes to PBI. With condo fees decreasing to $738, this is a great opportunity to add your touch and make this space your own. Leasing permitted after one year with limited availability.

Key facts

• First-floor condo
• En-suites
• Championship golf

Tags

• FIRST-FLOOR CONDO
• EN-SUITES
• CLOSE TO BEAUTIFUL BEACHES
• WORLD-CLASS FISHING
• CHAMPIONSHIP GOLF
• ENTERTAINMENT VENUES

Property features AI

Finance

• Other: Living area reported as 1,088 (public records)
• Financial info: Pets allowed with possible restrictions (cats only noted, number and size limits may apply)
• HOA & community: Monthly HOA fee; Association amenities include parking and street lights; HOA covers cable TV, insurance, grounds maintenance, sewer, water, common areas, and common real estate tax

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; 2-story building; Entry-level living area; Faces east; Resale property
• Construction: Concrete and stucco construction
• Exterior features: 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: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating (individual); Central electric cooling (individual); Ceiling fan(s)
• Interior features: Walk-in closets; Split bedroom layout; Blinds on windows
• Laundry & utility: Laundry closet inside with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $186k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $186k).
• Recommended offer: $164k (12.0% below list) — sets the bar for market timing.

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: Allamanda Elementary School (math 52% / reading 58%, grade C, #872 of 2,144 statewide, top 42%, 630 students, 48% FRL); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL).
• Zoned-school proficiency averages 37% at this address vs 50% district-wide (-13 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 (+2.5%/yr); 309 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,963/mo this rent would consume 50% of the median local household income ($95k/yr) (locally 1429% 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 $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 + 2.5% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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?
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: 2.13% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.99%
• DSCR: 2.07
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.67×
• Total profit: $34,679
• Equity at exit: $27,718

10-year hold

• IRR: 24.8%
• Equity multiple: 3.11×
• Total profit: $109,570
• Equity at exit: $16,073

Cash invested: $52,052 (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 33410

• Rents YoY: 2.5%
• Active inventory: 309
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,963 high
• Mortgage (P&I): −$975
• Tax from tax record: −$300 /mo · $3,597/yr
• Insurance: −$77
• HOA: −$738
• Vacancy / Maint / Mgmt: −$832
• Net cashflow: $1,041

Break-even live

Break-even rent $2,646

Max offer price $185,900

Occupancy floor 69%

Sensitivity live

Price	-10% $1,146	-5% $1,093	+0% $1,041	+5% $988	+10% $935
Rent	-10% $727	-5% $884	+0% $1,041	+5% $1,197	+10% $1,354
Rate	-1.0pp $1,134	-0.5pp $1,088	base $1,041	+0.5pp $992	+1.0pp $943

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: $46,475
• Closing costs: $5,577
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 Lighthouse Dr North Palm Beach, FL	3.0	2.0	1478	$4,250	$2.88	25d	1	0.47mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	25d	1	0.49mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	25d	1	0.51mi
2750 Rio Vista Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	925	$2,999	$3.24	4d	27	0.60mi
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	25d	1	0.89mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	25d	1	0.92mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,200	$2.78	8d	1	0.95mi
700 Sanctuary Cove Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1120	$2,584	$2.31	0d	55	1.02mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	2d	30	1.11mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	25d	1	1.13mi
9446 Birmingham Dr Palm Beach Gardens, FL	3.0	2.0	1092	$3,250	$2.98	5d	1	1.16mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	25d	1	1.23mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	25d	1	1.25mi
624 Southwind Cir Apt 4 North Palm Beach, FL	3.0	2.0	1134	$4,750	$4.19	25d	1	1.26mi
624 Southwind Cir Unit 3 North Palm Beach, FL	3.0	3.0	1316	$5,500	$4.18	25d	1	1.26mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	25d	1	1.26mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	25d	1	1.28mi
9507 Bellewood St Palm Beach Gardens, FL	3.0	2.0	1200	$5,000	$4.17	20d	1	1.30mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	25d	1	1.32mi
429 Inlet Rd North Palm Beach, FL	3.0	2.5	1452	$6,500	$4.48	25d	1	1.36mi
4295 Crestdale St Palm Beach Gardens, FL	3.0	2.0	1366	$4,500	$3.29	25d	1	1.39mi
8731 Uranus Ter West Palm Beach, FL	2.0	1.0	900	$3,200	$3.56	25d	1	1.40mi
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	25d	1	1.41mi
4292 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$3,800	$3.08	25d	1	1.42mi
549 Fairwind Dr North Palm Beach, FL	3.0	2.0	1498	$5,000	$3.34	25d	1	1.45mi
2396 Easy St Unit A Palm Beach Gardens, FL	2.0	1.0	948	$3,500	$3.69	25d	1	1.46mi
4358 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$5,000	$4.06	25d	1	1.48mi

HOA detail condo

• Monthly dues: $738 · $8,856/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $185,900 Active 250 DOM
2. 2026-06-18
   days on market $185,900 Active 247 DOM
3. 2026-06-17
   days on market $185,900 Active 246 DOM
4. 2026-06-16
   days on market $185,900 Active 245 DOM
5. 2026-06-15
   days on market $185,900 Active 244 DOM
6. 2026-06-13
   days on market $185,900 Active 242 DOM
7. 2026-06-09
   days on market $185,900 Active 238 DOM
8. 2026-06-07
   days on market $185,900 Active 236 DOM
9. 2026-06-04
   days on market $185,900 Active 233 DOM
10. 2026-06-03
    days on market $185,900 Active 232 DOM
11. 2026-06-01
    days on market $185,900 Active 230 DOM
12. 2026-05-31
    days on market $185,900 Active 229 DOM
13. 2026-05-06
    price $185,900
14. 2026-05-05
    status Active
15. 2026-04-30
    historical
16. 2026-03-06
    price $188,180
17. 2026-02-09
    price $188,918
18. 2026-01-18
    price $189,786
19. 2025-10-09
    listed $192,000 Active

ⓘ 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: $3,597 · $300/mo
• Projected year-2 tax: $3,597 · $300/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 · 26 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: $47,553
• − Mortgage interest: −$10,413
• − Property taxes: −$3,597
• − Insurance: −$930
• − Repairs & maintenance: −$3,804
• − Management: −$3,804
• − HOA: −$8,856
• − Depreciation: −$5,408
• Taxable income: $10,741
• Est. tax owed @ 24.0%: −$2,578
• After-tax cash flow: $9,908/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): 36,759
• Household income: $94,530
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1429.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Two or more races 13% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 17% · Canada, Jamaica, Vietnam
• Languages at home: 78% English-only · Spanish 13% French/Haitian/Cajun 3% 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: ▼ -346.12%
• Current HPI: 375.5381
• Rent YoY: ▲ 2.49%
• 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

-3.2% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $185,900 Beaches MLS
• 2026-05-05 Relisted — Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-03-06 Price Changed $188,180 Beaches MLS
• 2026-02-09 Price Changed $188,918 Beaches MLS
• 2026-01-18 Price Changed $189,786 Beaches MLS
• 2025-10-09 Listed $192,000 Beaches MLS

Property tax history

+12.6%/yr

Latest (2025): $3,597 · +225.5% YoY. Source: county tax records.