479 Tequesta Dr #7 · Tequesta, FL 33469

$546,500

3 bd · 2.5 ba · 1,637 sqft · Townhouse public records · 310 Days on market

Built 1995 1,699 sqft lot $333/mo HOA · 7% 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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ABSOLUTELY SPOTLESS AND HAS NEW PAINT. LIGHT, BRIGHT AND BEAUTIFUL. HAS MASTER STE ON 1ST FLOOR, 2 BIG BR'S AND A BIG LOFT UPSTAIRS. TALL CEILINGS AND FULLY EQUIP KIT. LOADS OF PRETTY TILE AND BERBER CARPET. ASSOC POOL. THIS UNIT IS MODEL PERFECT WITH ITS' OWN SECURITY SYSTEM, CENTRAL VAC, BREAKFAST BAR AND SCREENED PORCH. A BEAUTIFUL, TROPICAL POOL IS THERE FOR THE RESIDENTS ENJOYMENT. THIS IS SO EASY TO SHOW - IT'S VACANT AND ON LOCKBOX, JUST CALL AND SCHEDULE WITH ALL AMERICAN.

Key facts

• Screened patio
• Minutes to the ocean
• Community pool

Tags

• FIRST-FLOOR OWNER'S SUITE
• SCREENED PATIO
• PRIVATE BACKYARD
• COMMUNITY POOL
• A-RATED SCHOOLS
• MINUTES TO THE OCEAN

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community of 10 units; Monthly association fee; Association amenities include parking and pool; HOA covers insurance, grounds maintenance, pest control, trash and common areas

Exterior

• Parking: Attached 2-car garage with garage door opener; Covered parking (2 spaces); Additional 4 open parking spaces; Guest parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Townhouse; Multi/split levels (2 total stories); Entry-level living area; Faces east
• Construction: Built with CBS construction materials; Composition/shingle roof; Public records for building area
• Exterior features: Covered patio; Screened patio; Patio and porch; Fenced yard; Zero lot line; Sidewalks; Paved road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings and vaulted ceilings; Entrance foyer; High ceilings; Walk-in closets; Split bedroom layout; Upstairs living area
• Laundry & utility: Laundry in garage; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $546k.

Deal economics

• At list price, monthly cash flow is $25 ($297/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $473k (13.4% below list).
• Recommended offer: $473k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.5% in Tequesta — 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 62/100 on livability (#764 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: Limestone Creek Elementary School (math 74% / reading 74%, grade A, #249 of 2,144 statewide, top 12%, 946 students, 23% FRL); Jupiter Middle School (math 62% / reading 63%, grade B+, #116 of 571 statewide, top 21%, 1,384 students, 38% FRL); Jupiter High School (math 56% / reading 64%, grade C+, #106 of 667 statewide, top 16%, 3,087 students, 28% FRL) — zoned schools average 30% FRL vs 52% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 66% at this address vs 50% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 210 active listings in the ZIP; 40 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 $4,731/mo this rent would consume 53% of the median local household income ($106k/yr) (locally 404% 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 $4k of loan paydown is wiped out by about $16k 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 310 days — a 12% lower offer ($481k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $38k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $146k; list at $546k implies a 273% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $473,099 (13.4% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 13% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.87% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.88% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-82,723
• Equity at exit: $81,485

10-year hold

• IRR: -5.0%
• Equity multiple: 0.66×
• Total profit: $-52,221
• Equity at exit: $47,251

Cash invested: $153,020 (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 33469

• Home prices YoY: -30.4%
• Rents YoY: 3.9%
• Active inventory: 210
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $4,731 high
• Mortgage (P&I): −$2,866
• Tax from tax record: −$286 /mo · $3,433/yr
• Insurance: −$228
• HOA: −$333
• Vacancy / Maint / Mgmt: −$994
• Net cashflow: $25

Break-even live

Break-even rent $4,700

Max offer price $546,500

Occupancy floor 94%

Sensitivity live

Price	-10% $334	-5% $179	+0% $25	+5% $-130	+10% $-285
Rent	-10% $-349	-5% $-162	+0% $25	+5% $212	+10% $398
Rate	-1.0pp $300	-0.5pp $164	base $25	+0.5pp $-117	+1.0pp $-261

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: $136,625
• Closing costs: $16,395
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
391 W Riverside Dr Jupiter, FL	4.0	4.0	1770	$14,000	$7.91	7d	1	0.28mi
76 Fairview W Jupiter, FL	3.0	2.5	1776	$7,500	$4.22	26d	1	0.32mi
466 Tequesta Dr Jupiter, FL	3.0	2.0	1383	$3,500	$2.53	26d	1	0.32mi
523 Dover Rd Unit NA Jupiter, FL	3.0	2.0	1981	$4,495	$2.27	26d	1	0.34mi
143 Country Club Dr Jupiter, FL	3.0	2.0	2000	$5,850	$2.92	26d	1	0.39mi
16 Leeward Cir Jupiter, FL	3.0	3.0	1871	$11,500	$6.15	26d	1	0.39mi
52 Birch Pl Jupiter, FL	3.0	2.0	1766	$6,500	$3.68	5d	1	0.69mi
1 Bunker Pl Jupiter, FL	3.0	2.0	2035	$7,750	$3.81	6d	1	0.72mi
372 Franklin Rd Jupiter, FL	2.0	2.0	1228	$4,500	$3.66	14d	1	0.73mi
19928 Jasmine Dr Jupiter, FL	3.0	2.0	1289	$4,990	$3.87	1d	1	0.74mi
85 Hickory Hill Rd Jupiter, FL	3.0	2.0	1892	$6,350	$3.36	26d	1	0.76mi
359 Beacon St Jupiter, FL	2.0	2.0	1386	$4,500	$3.25	23d	1	0.77mi
359 Beacon St Jupiter, FL	2.0	2.0	1470	$4,700	$3.20	3d	1	0.77mi
359 Beacon St Unit Na Jupiter, FL	2.0	2.0	1470	$4,700	$3.20	4d	1	0.77mi
1511 Seabrook Rd Jupiter, FL	3.0	2.0	1820	$4,200	$2.31	16d	1	0.78mi
1511 Seabrook Rd Jupiter, FL	3.0	2.0	1820	$4,200	$2.31	7d	1	0.78mi
9 W Riverside Dr Jupiter, FL	4.0	2.0	1649	$10,900	$6.61	26d	1	0.87mi
19185 SE Homewood Ave Jupiter, FL	4.0	2.0	1742	$3,850	$2.21	25d	1	0.88mi
356 Mars Ave Jupiter, FL	3.0	3.0	1602	$5,500	$3.43	26d	1	0.88mi
65 PineHill Trl E Tequesta, FL	3.0	2.0	2017	$4,295	$2.13	9d	1	0.90mi
19165 SE Homewood Ave Jupiter, FL	3.0	2.0	1553	$7,500	$4.83	25d	1	0.90mi
52 Pinehill Trl E Jupiter, FL	4.0	2.0	1903	$9,500	$4.99	26d	1	0.92mi
4153 Wingo St Jupiter, FL	4.0	2.0	1561	$4,750	$3.04	26d	1	0.92mi
1605 Treemont Ave Jupiter, FL	2.0	2.0	1357	$4,700	$3.46	26d	1	0.93mi
424 N Cypress Dr Unit A Jupiter, FL	2.0	2.0	1176	$2,500	$2.13	26d	1	0.96mi
825 Center St Unit 21B Jupiter, FL	2.0	2.5	1470	$4,300	$2.93	26d	1	0.99mi
22 Van Rd Jupiter, FL	4.0	3.0	1260	$6,000	$4.76	26d	1	1.01mi
284 Village Blvd Tequesta, FL	1.0–3.0	1.0–2.0	1087	$3,200	$2.94	26d	3	1.04mi
284 Village Blvd Tequesta, FL	1.0–3.0	1.0–2.0	1087	$3,200	$2.94	12d	2	1.04mi
284 Village Blvd Tequesta, FL	2.0–3.0	2.0	1182	$3,200	$2.71	13d	2	1.04mi
1518 Summer Ave Jupiter, FL	2.0	2.0	1468	$3,700	$2.52	26d	1	1.04mi
284 Village Blvd #9112 Tequesta, FL	3.0	2.0	1374	$3,200	$2.33	7d	1	1.04mi
18150 Perigon Way Jupiter, FL	3.0	3.0	1908	$12,000	$6.29	26d	1	1.06mi
266 Village Blvd #6102 Tequesta, FL	3.0	2.0	1374	$3,000	$2.18	4d	1	1.06mi
825 Center St Unit 12A Jupiter, FL	2.0	2.5	1470	$2,750	$1.87	5d	1	1.07mi
278 Village Blvd Tequesta, FL	2.0	2.0	1200	$2,150	$1.79	26d	2	1.08mi
278 Village Blvd Tequesta, FL	2.0	2.0	1200	$2,200	$1.83	23d	1	1.08mi
236 Village Blvd Tequesta, FL	3.0	2.0	1152	$2,700	$2.34	3d	1	1.08mi
266 Village Blvd Tequesta, FL	2.0–3.0	2.0	1287	$3,000	$2.33	26d	2	1.08mi
6 Concourse Dr Unit A Jupiter, FL	3.0	2.0	1600	$3,500	$2.19	25d	1	1.09mi

HOA detail

• Monthly dues: $333 · $3,996/yr
• Likely covers: poolsecurity

Listing history 22 events

1. 2026-06-21
   days on market $546,500 Active 310 DOM
2. 2026-06-18
   days on market $546,500 Active 307 DOM
3. 2026-06-17
   days on market $546,500 Active 306 DOM
4. 2026-06-16
   days on market $546,500 Active 305 DOM
5. 2026-06-15
   days on market $546,500 Active 304 DOM
6. 2026-06-13
   days on market $546,500 Active 302 DOM
7. 2026-06-09
   days on market $546,500 Active 298 DOM
8. 2026-06-07
   days on market $546,500 Active 296 DOM
9. 2026-06-04
   days on market $546,500 Active 293 DOM
10. 2026-06-03
    days on market $546,500 Active 292 DOM
11. 2026-06-01
    days on market $546,500 Active 290 DOM
12. 2026-05-31
    days on market $546,500 Active 289 DOM
13. 2026-04-21
    price $546,500
14. 2026-02-12
    price $557,000
15. 2026-01-06
    price $564,990
16. 2025-09-02
    price $575,000
17. 2025-08-15
    listed $585,000 Active
18. 2001-05-08
    soldstatus $146,500
19. 2001-05-04
    soldstatus $146,500 485-char remark

    Show marketing remark (485 chars)

    ABSOLUTELY SPOTLESS AND HAS NEW PAINT. LIGHT, BRIGHT AND BEAUTIFUL. HAS MASTER STE ON 1ST FLOOR, 2 BIG BR'S AND A BIG LOFT UPSTAIRS. TALL CEILINGS AND FULLY EQUIP KIT. LOADS OF PRETTY TILE AND BERBER CARPET. ASSOC POOL. THIS UNIT IS MODEL PERFECT WITH ITS' OWN SECURITY SYSTEM, CENTRAL VAC, BREAKFAST BAR AND SCREENED PORCH. A BEAUTIFUL, TROPICAL POOL IS THERE FOR THE RESIDENTS ENJOYMENT. THIS IS SO EASY TO SHOW - IT'S VACANT AND ON LOCKBOX, JUST CALL AND SCHEDULE WITH ALL AMERICAN.

20. 2001-04-29
    historical 485-char remark

    Show marketing remark (485 chars)

    ABSOLUTELY SPOTLESS AND HAS NEW PAINT. LIGHT, BRIGHT AND BEAUTIFUL. HAS MASTER STE ON 1ST FLOOR, 2 BIG BR'S AND A BIG LOFT UPSTAIRS. TALL CEILINGS AND FULLY EQUIP KIT. LOADS OF PRETTY TILE AND BERBER CARPET. ASSOC POOL. THIS UNIT IS MODEL PERFECT WITH ITS' OWN SECURITY SYSTEM, CENTRAL VAC, BREAKFAST BAR AND SCREENED PORCH. A BEAUTIFUL, TROPICAL POOL IS THERE FOR THE RESIDENTS ENJOYMENT. THIS IS SO EASY TO SHOW - IT'S VACANT AND ON LOCKBOX, JUST CALL AND SCHEDULE WITH ALL AMERICAN.

21. 2000-12-11
    listed $155,000 485-char remark

    Show marketing remark (485 chars)

    ABSOLUTELY SPOTLESS AND HAS NEW PAINT. LIGHT, BRIGHT AND BEAUTIFUL. HAS MASTER STE ON 1ST FLOOR, 2 BIG BR'S AND A BIG LOFT UPSTAIRS. TALL CEILINGS AND FULLY EQUIP KIT. LOADS OF PRETTY TILE AND BERBER CARPET. ASSOC POOL. THIS UNIT IS MODEL PERFECT WITH ITS' OWN SECURITY SYSTEM, CENTRAL VAC, BREAKFAST BAR AND SCREENED PORCH. A BEAUTIFUL, TROPICAL POOL IS THERE FOR THE RESIDENTS ENJOYMENT. THIS IS SO EASY TO SHOW - IT'S VACANT AND ON LOCKBOX, JUST CALL AND SCHEDULE WITH ALL AMERICAN.

22. 1998-12-29
    soldstatus $149,000

ⓘ 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: $3,433 · $286/mo
• Projected year-2 tax: $4,536 · $378/mo
• Expected delta: +$1,103/yr (+$92/mo · 32.1%)

ⓘ 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 · 23 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: $56,772
• − Mortgage interest: −$30,612
• − Property taxes: −$3,433
• − Insurance: −$2,732
• − Repairs & maintenance: −$4,542
• − Management: −$4,542
• − HOA: −$3,996
• − Depreciation: −$15,898
• Taxable loss: −$8,984
• Est. tax savings @ 24.0%: +$2,156
• After-tax cash flow: $2,453/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 — Tequesta

• Score: 62/100
• State rank: #764
• US rank: #16907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tequesta, FL
• County: Martin County · 165,223 people
• City population: 14,686
• Metro: Port St. Lucie, FL
• Population (ZIP): 14,686
• Household income: $106,265
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 404.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 6% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 1%

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: ▼ -183.36%
• Current HPI: 419.948
• Rent YoY: ▲ 3.88%
• Metro: Port St. Lucie, 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

+266.8% since first listed

10 events — show timeline

• 2026-04-21 Price Changed $546,500 Beaches MLS
• 2026-02-12 Price Changed $557,000 Beaches MLS
• 2026-01-06 Price Changed $564,990 Beaches MLS
• 2025-09-02 Price Changed $575,000 Beaches MLS
• 2025-08-15 Listed $585,000 Beaches MLS
• 2001-05-08 Sold (Public Records) $146,500 Public Records
• 2001-05-04 Sold (MLS) $146,500 Beaches MLS
• 2001-04-29 Listing Removed — Beaches MLS
• 2000-12-11 Listed $155,000 Beaches MLS
• 1998-12-29 Sold (Public Records) $149,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,433 · +3.9% YoY. Source: county tax records.