4320 Lilac St Unit 2c · Palm Beach Gardens, FL 33410

$299,000

3 bd · 3.0 ba · 1,496 sqft · Townhouse public records · 75 Days on market

Built 1980 1,102 sqft lot $285/mo HOA · 7% 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +8.9/10.0
• 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

Beautifully located in a desirable community near top-rated schools, shopping, and dining. This spacious unit features an open kitchen layout and oversized bathrooms with a functional floor plan. Ideal for investors or buyers looking to add value—cosmetic updates needed to flooring, countertops, and bathrooms. No major renovations required. Priced for a quick sale—bring all offers!

Key facts

• Open kitchen layout
• Oversized bathrooms
• Top-rated schools

Tags

• TOP-RATED SCHOOLS
• OPEN KITCHEN LAYOUT
• OVERSIZED BATHROOMS
• FUNCTIONAL FLOOR PLAN

Property features AI

Finance

• HOA & community: HOA with monthly fee ($285) covering common areas; Community of approximately 20 units; Street lights in the community; Pets allowed (possible restrictions and limits)

Exterior

• Parking: Two assigned parking spaces plus guest parking
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Townhouse; Two levels; North-facing
• Construction: Frame construction; Mixed roof; Two-story building
• Exterior features: Fenced; Entry level living area

Interior

• Kitchen: Dishwasher; Refrigerator; Freezer
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: Three full bathrooms (one on the main level)
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Walk-in closets
• Laundry & utility: Laundry closet inside the unit; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $299k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $281k (6.0% 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: Palm Beach Gardens Elementary School (math 67% / reading 66%, grade B+, #473 of 2,144 statewide, top 23%, 652 students, 49% 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) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 303 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4,162/mo this rent would consume 53% 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 $2k of loan paydown is wiped out by about $9k 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 $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $299k implies a 416% 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.09%
• DSCR: 1.58
• GRM: 6.0

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $7,830
• Equity at exit: $44,582

10-year hold

• IRR: 11.5%
• Equity multiple: 1.89×
• Total profit: $74,094
• Equity at exit: $25,852

Cash invested: $83,720 (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: 303
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,162 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$397 /mo · $4,765/yr
• Insurance: −$125
• HOA: −$285
• Vacancy / Maint / Mgmt: −$874
• Net cashflow: $913

Break-even live

Break-even rent $3,006

Max offer price $299,000

Occupancy floor 73%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4193 Hyacinth Cir N Palm Beach Gardens, FL	4.0	2.0	1640	$7,500	$4.57	24d	1	0.28mi
10044 Dasheen Ave Palm Beach Gardens, FL	4.0	2.0	1642	$4,500	$2.74	24d	1	0.37mi
9627 Althea Way Palm Beach Gardens, FL	3.0	2.0	1540	$6,200	$4.03	24d	1	0.60mi
4120 Union Square Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1035	$3,282	$3.17	1d	92	0.67mi
9519 Birmingham Dr Palm Beach Gardens, FL	4.0	2.0	1355	$3,195	$2.36	5d	1	0.67mi
9507 Bellewood St Palm Beach Gardens, FL	3.0	2.0	1200	$5,000	$4.17	19d	1	0.68mi
4295 Crestdale St Palm Beach Gardens, FL	3.0	2.0	1366	$4,500	$3.29	24d	1	0.74mi
2750 Rio Vista Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	925	$2,999	$3.24	3d	27	0.75mi
9446 Birmingham Dr Palm Beach Gardens, FL	3.0	2.0	1092	$3,250	$2.98	4d	1	0.75mi
4292 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$3,800	$3.08	24d	1	0.82mi
4358 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$5,000	$4.06	24d	1	0.83mi
3836 Dove Landing Rd West Palm Beach, FL	4.0	2.0	1790	$3,400	$1.90	7d	1	0.85mi
3836 Dove Landing Rd West Palm Beach, FL	4.0	2.0	1790	$3,400	$1.90	24d	1	0.85mi
418 Capistrano Dr Palm Beach Gardens, FL	3.0	2.5	1570	$3,600	$2.29	24d	1	0.89mi
337 Balsam St Palm Beach Gardens, FL	4.0	2.0	1426	$5,500	$3.86	18d	1	0.93mi
343 Balsam St Palm Beach Gardens, FL	4.0	2.0	1414	$4,000	$2.83	24d	1	0.93mi
4538 Arthur St Palm Beach Gardens, FL	3.0	2.0	1336	$2,900	$2.17	24d	1	0.97mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	1d	30	0.99mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,200	$2.78	7d	1	1.00mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	24d	1	1.02mi
379 Garden Blvd Palm Beach Gardens, FL	4.0	2.0	1642	$4,500	$2.74	24d	1	1.02mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	24d	1	1.03mi
9147 Reed Dr Unit A Palm Beach Gardens, FL	3.0	2.0	1400	$3,400	$2.43	4d	1	1.04mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$4,108	$4.12	2d	25	1.04mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	24d	1	1.10mi
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	24d	1	1.12mi
4907 Midtown Ln #1211 Palm Beach Gardens, FL	3.0	2.0	1134	$3,350	$2.95	3d	1	1.15mi
9121 E Highland Pines Dr Palm Beach Gardens, FL	3.0	2.0	1540	$2,950	$1.92	18d	1	1.16mi
9130 E Highland Pines Blvd Unit 1326856P Palm Beach Gardens, FL	2.0–4.0	2.0–4.0	1721	$5,558	$3.23	2d	2	1.18mi
9126 E Highland Pines Blvd Unit 1326848P Palm Beach Gardens, FL	2.0	2.0	1496	$5,292	$3.54	3d	1	1.19mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	24d	1	1.20mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	24d	1	1.22mi
2407 24th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,900	$1.82	15d	1	1.24mi
2407 24th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,900	$1.82	24d	1	1.24mi
2410 24th Ln Palm Beach Gardens, FL	2.0	2.5	1596	$3,000	$1.88	4d	1	1.25mi
5250 Woodland Lakes Dr #130 Palm Beach Gardens, FL	2.0	2.0	1287	$2,950	$2.29	24d	1	1.30mi
10174 Plum St Palm Beach Gardens, FL	3.0	2.0	1546	$3,800	$2.46	24d	1	1.31mi
403 4th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,950	$1.85	24d	1	1.32mi
1128 Rainwood Cir W Palm Beach Gardens, FL	3.0	2.0	1650	$4,200	$2.55	22d	1	1.39mi
222 E Tall Oaks Cir Palm Beach Gardens, FL	3.0	2.0	1577	$5,000	$3.17	22d	1	1.40mi

HOA detail

• Monthly dues: $285 · $3,420/yr

Listing history 6 events

1. 2026-06-02
   statusdays on market $299,000 Pending 75 DOM
2. 2026-06-01
   days on market $299,000 Active 74 DOM
3. 2026-05-31
   days on market $299,000 Active 73 DOM
4. 2026-04-17
   price $299,000
5. 2026-03-18
   listed $315,000 Active
6. 1996-09-27
   soldstatus $58,000

ⓘ 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: $4,765 · $397/mo
• Projected year-2 tax: $4,765 · $397/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $49,939
• − Mortgage interest: −$16,749
• − Property taxes: −$4,765
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,995
• − Management: −$3,995
• − HOA: −$3,420
• − Depreciation: −$8,698
• Taxable income: $6,823
• Est. tax owed @ 24.0%: −$1,637
• After-tax cash flow: $9,319/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

+415.5% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $299,000 Beaches MLS
• 2026-03-18 Listed $315,000 Beaches MLS
• 1996-09-27 Sold (Public Records) $58,000 Public Records

Property tax history

+14.4%/yr

Latest (2025): $4,765 · +23.9% YoY. Source: county tax records.