10102 Chapman Oak Ct · Palm Beach Gardens, FL 33410

$350,000

2 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 35 Days on market

Built 1993 2,047 sqft lot Est $439k · 20% under $470/mo HOA · 13% 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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• 1% rule +5.3/10.0
• Schools +4.3/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sun Terrace 2/2 one story villa in the heart of the Gardens. Step outside to a huge, private screened patio — perfect for relaxing and entertaining. Located in a desirable tree lined community with a pool and beautifully maintained grounds. Unbeatable location just minutes to world-class shopping and dining, only 5 minutes to pristine beaches and approximately 15 minutes to Palm Beach International Airport.

Key facts

• Tree lined community
• Pool
• Unbeatable location

Tags

• PRIVATE SCREENED PATIO
• TREE LINED COMMUNITY
• POOL
• BEAUTIFULLY MAINTAINED GROUNDS
• UNBEATABLE LOCATION

Property features AI

Finance

• HOA & community: Community of 484 units; Association: First Service Residential; Quarterly HOA fee; Association amenities include pool, management, on-site manager, and sidewalks; HOA covers cable TV, insurance, grounds maintenance, pest control, and common areas; Pets allowed with possible restrictions (number/size limits may apply)

Exterior

• Parking: Assigned parking (2 spaces)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water available; Sewer available
• Home design: Townhouse; One story; Resale condition; Faces southeast
• Construction: Built by DiVosta Homes; CBS construction; Barrel concrete roof; 1-story building
• Exterior features: Covered patio; Screened patio; Patio; Zero lot line; Concrete road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Sliding windows; Skylights
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (4.9% below list).
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $333k (4.9% 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: 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,604/mo this rent would consume 46% 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 $10k 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 35 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y 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

• 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 $332,765 (4.9% 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 35 days. Have you received any prior offers? Is the seller open to a 5% 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. 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. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $438,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7101 Geminata Oak Ct	0.14mi	2/2.0	1,152 (0%)	14mo	$439,000	$381	82

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-64,391
• Equity at exit: $52,186

10-year hold

• IRR: -12.4%
• Equity multiple: 0.29×
• Total profit: $-70,011
• Equity at exit: $30,262

Cash invested: $98,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $3,604 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$494 /mo · $5,925/yr
• Insurance: −$146
• HOA: −$470
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $-98

Break-even live

Break-even rent $3,728

Max offer price $332,765

Occupancy floor 98%

Sensitivity live

Price	-10% $101	-5% $2	+0% $-98	+5% $-197	+10% $-296
Rent	-10% $-382	-5% $-240	+0% $-98	+5% $45	+10% $187
Rate	-1.0pp $79	-0.5pp $-9	base $-98	+0.5pp $-188	+1.0pp $-281

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	26d	1	0.03mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,200	$2.78	9d	1	0.16mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	26d	1	0.30mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	3d	30	0.33mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	26d	1	0.43mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	26d	1	0.43mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	26d	1	0.46mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	26d	1	0.46mi
2750 Rio Vista Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	925	$2,999	$3.24	5d	27	0.47mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$3,517	$3.53	0d	22	0.77mi
700 Sanctuary Cove Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1120	$2,584	$2.31	1d	55	0.91mi
4120 Union Square Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1035	$2,632	$2.54	1d	100	1.01mi
2396 Easy St Unit A Palm Beach Gardens, FL	2.0	1.0	948	$3,500	$3.69	26d	1	1.05mi
2727 Anzio Ct #106 Palm Beach Gardens, FL	3.0	2.0	1316	$3,000	$2.28	26d	1	1.07mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	26d	1	1.07mi
2916 Tuscany Ct Palm Beach Gardens, FL	3.0	2.0	1278	$2,818	$2.21	26d	1	1.12mi
2916 Tuscany Ct #201 Palm Beach Gardens, FL	2.0	2.0	1149	$3,200	$2.79	5d	1	1.12mi
2813 Grande Pkwy #109 Palm Beach Gardens, FL	3.0	2.0	1278	$2,818	$2.21	26d	1	1.17mi
3019 Alcazar Pl #107 Palm Beach Gardens, FL	1.0	1.0	1000	$3,000	$3.00	24d	1	1.21mi
3019 Alcazar Pl #107 Palm Beach Gardens, FL	1.0	1.0	1000	$2,900	$2.90	26d	1	1.21mi
11900 Valencia Gardens Ave Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	980	$2,606	$2.66	1d	18	1.26mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	26d	1	1.28mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	24d	1	1.28mi
2802 Sarento Pl #204 Palm Beach Gardens, FL	2.0	2.0	1092	$3,500	$3.21	26d	1	1.30mi
908 Lighthouse Dr North Palm Beach, FL	3.0	2.0	1478	$4,250	$2.88	26d	1	1.31mi
2805 Veronia Dr Palm Beach Gardens, FL	3.0	2.0	1361	$3,000	$2.20	26d	1	1.32mi
2395 Idlewild Rd Palm Beach Gardens, FL	3.0	2.0	1476	$4,500	$3.05	24d	1	1.33mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	26d	1	1.34mi
3270 Grove Rd Unit 1326860P Palm Beach Gardens, FL	3.0	2.0	1496	$5,492	$3.67	1d	1	1.43mi
2100 PGA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	983	$3,118	$3.17	0d	9	1.46mi
2388 S Wallen Dr West Palm Beach, FL	3.0	2.0	1296	$4,500	$3.47	26d	1	1.47mi

HOA detail

• Monthly dues: $470 · $5,640/yr
• Likely covers: landscapingpool

Listing history 33 events

1. 2026-04-24
   historical Active Under Contract
2. 2026-04-20
   listed $350,000 Active
3. 2025-12-06
   historical
4. 2025-10-10
   listed $358,000 Active
5. 2025-01-10
   listed $2,800
6. 2024-12-16
   historical
7. 2024-10-25
   price $389,000
8. 2024-10-16
   historical $2,500
9. 2024-09-28
   price $359,900
10. 2024-09-28
    listed $2,500
11. 2024-09-14
    price $369,900
12. 2024-09-06
    price $389,000
13. 2024-08-23
    price $398,000
14. 2024-08-14
    price $403,000
15. 2024-06-24
    price $413,000
16. 2024-06-15
    status Active
17. 2024-03-09
    historical
18. 2024-02-02
    price $423,000
19. 2024-01-18
    listed $419,000 Active
20. 2023-02-27
    soldstatus $365,000
21. 2021-04-20
    soldstatus $289,000 Closed
22. 2021-03-24
    historical Active Under Contract
23. 2021-03-22
    status Active
24. 2021-03-13
    historical Active Under Contract
25. 2021-03-11
    listed $289,000 Active
26. 2003-07-08
    soldstatus $160,000
27. 2003-06-27
    soldstatus $160,000
28. 2003-06-02
    historical
29. 2003-05-14
    listed $162,900
30. 2000-07-05
    soldstatus $111,000
31. 2000-06-30
    soldstatus $111,000
32. 2000-06-01
    historical
33. 2000-05-25
    listed $113,900

ⓘ 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: $5,925 · $494/mo
• Projected year-2 tax: $5,925 · $494/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 · 25 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: $43,252
• − Mortgage interest: −$19,605
• − Property taxes: −$5,925
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,460
• − Management: −$3,460
• − HOA: −$5,640
• − Depreciation: −$10,182
• Taxable loss: −$6,770
• Est. tax savings @ 24.0%: +$1,625
• After-tax cash flow: $454/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

+207.3% since first listed

33 events — show timeline

• 2026-04-24 Contingent — Beaches MLS
• 2026-04-20 Listed $350,000 Beaches MLS
• 2025-12-06 Listing Removed — Beaches MLS
• 2025-10-10 Listed $358,000 Beaches MLS
• 2025-01-10 Listed for Rent $2,800 REDFIN
• 2024-12-16 Listing Removed — Beaches MLS
• 2024-10-25 Price Changed $389,000 Beaches MLS
• 2024-10-16 Rental Removed $2,500 RMLSFL
• 2024-09-28 Price Changed $359,900 Beaches MLS
• 2024-09-28 Listed for Rent $2,500 RMLSFL
• 2024-09-14 Price Changed $369,900 Beaches MLS
• 2024-09-06 Price Changed $389,000 Beaches MLS
• 2024-08-23 Price Changed $398,000 Beaches MLS
• 2024-08-14 Price Changed $403,000 Beaches MLS
• 2024-06-24 Price Changed $413,000 Beaches MLS
• 2024-06-15 Relisted — Beaches MLS
• 2024-03-09 Listing Removed — Beaches MLS
• 2024-02-02 Price Changed $423,000 Beaches MLS
• 2024-01-18 Listed $419,000 Beaches MLS
• 2023-02-27 Sold (Public Records) $365,000 Public Records
• 2021-04-20 Sold (MLS) $289,000 Beaches MLS
• 2021-03-24 Contingent — Beaches MLS
• 2021-03-22 Relisted — Beaches MLS
• 2021-03-13 Contingent — Beaches MLS
• 2021-03-11 Listed $289,000 Beaches MLS
• 2003-07-08 Sold (Public Records) $160,000 Public Records
• 2003-06-27 Sold (MLS) $160,000 Beaches MLS
• 2003-06-02 Listing Removed — Beaches MLS
• 2003-05-14 Listed $162,900 Beaches MLS
• 2000-07-05 Sold (Public Records) $111,000 Public Records
• 2000-06-30 Sold (MLS) $111,000 Beaches MLS
• 2000-06-01 Listing Removed — Beaches MLS
• 2000-05-25 Listed $113,900 Beaches MLS

Property tax history

+5.5%/yr

Latest (2025): $5,925 · +5437.2% YoY. Source: county tax records.