11031 Legacy Blvd #103 · Palm Beach Gardens, FL 33410

$369,900

2 bd · 2.0 ba · 1,345 sqft · Condo public records · 30 Days on market

Built 2003 $542/mo HOA · 14% 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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +5.4/10.0
• 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

ENJOY LAKE VIEWS, A PRIVATE PATIO AND 2 ASSGNED PARKING SPACES IN A TROPICAL PALM BEACH AGARDENS COMMUNITY OFFERING RESORT STYLE AMENITIES AND PRIME LOCATION. THIS PROPERTY IS A WONDERFUL OPPORTUNITY FOR A BUYER TO REFRESH, UPDATE OR CUSTOMIZE THE SPACE WHILE ENJOYING A HIGHLY SOUGHT AFTER COMMUNITY AND UNBEATABLE LOCATION. * * * THERE IS NO HOLDING PERIOD AND CAN BE RENTED IMMEDIATELY AS WELL * * *

Key facts

• Lake views
• Private patio
• Prime location

Tags

• LAKE VIEWS
• PRIVATE PATIO
• ASSIGNED PARKING SPACES
• RESORT STYLE AMENITIES
• PRIME LOCATION

Property features AI

Finance

• Other: Community contains approximately 340 units; Pets allowed (dogs okay); Private maintained road/frontage
• Financial info: No land lease
• HOA & community: Residences at Legacy Place association; Monthly HOA fee (paid monthly); Association amenities include clubhouse, fitness center, pool (heated), spa/hot tub, tennis courts, playground, park, community room, manager on site, gated entry, security, parking, sidewalks, street lights, and maintenance; HOA covers maintenance of grounds, security, sewer, trash, water, common areas, common real estate tax, roof repairs, and recreation facilities

Exterior

• Parking: Assigned parking (2 total spaces)
• Security: Entry phone/intercom; Gated community (no guard); Security patrol
• Utilities: Public water; Public sewer; Electricity available; Cable available; Sewer connected; Water connected
• Home design: Condominium; One-level unit; Entry at level 1; Faces southwest; Resale unit; Part of LEGACY PLACE building
• Construction: CBS construction; Tile roof; Block foundation; Built as part of a 3-story building
• Exterior features: Covered patio; Patio; Waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Electric cooktop; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Split bedroom layout; French doors; Shutters
• Laundry & utility: In-unit laundry located on the main level (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $370k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $370k).
• Recommended offer: $364k (1.5% 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; 40 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 $3,864/mo this rent would consume 49% 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 $3k of loan paydown is wiped out by about $11k 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 30 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $364,351 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.04% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 8.0

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-43,440
• Equity at exit: $55,153

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-21,534
• Equity at exit: $31,982

Cash invested: $103,572 (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: 8.0×

Monthly cashflow live

• Estimated rent: $3,864 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$154
• HOA: −$542
• Vacancy / Maint / Mgmt: −$811
• Net cashflow: $287

Break-even live

Break-even rent $3,500

Max offer price $369,900

Occupancy floor 88%

Sensitivity live

Price	-10% $497	-5% $392	+0% $287	+5% $182	+10% $78
Rent	-10% $-18	-5% $134	+0% $287	+5% $440	+10% $592
Rate	-1.0pp $473	-0.5pp $381	base $287	+0.5pp $191	+1.0pp $94

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	25d	1	0.06mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	25d	1	0.08mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	25d	1	0.11mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	25d	1	0.12mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	25d	1	0.14mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	2d	30	0.14mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,200	$2.78	9d	1	0.29mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$3,517	$3.53	0d	22	0.38mi
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	25d	1	0.38mi
418 Capistrano Dr Palm Beach Gardens, FL	3.0	2.5	1570	$3,600	$2.29	25d	1	0.39mi
222 E Tall Oaks Cir Palm Beach Gardens, FL	3.0	2.0	1577	$5,000	$3.17	23d	1	0.62mi
2750 Rio Vista Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	925	$2,999	$3.24	4d	27	0.71mi
3610 Gardens Pkwy Unit 402A Palm Beach Gardens, FL	2.0	2.5	1831	$5,500	$3.00	25d	1	0.72mi
3630 Gardens Pkwy Unit 1004C Palm Beach Gardens, FL	2.0	2.5	1831	$5,000	$2.73	25d	1	0.73mi
3630 Gardens Pkwy Unit 1104C Palm Beach Gardens, FL	2.0	2.5	1831	$5,250	$2.87	20d	1	0.73mi
4120 Union Square Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1035	$2,632	$2.54	0d	100	0.74mi
4348 Hazel Ave Palm Beach Gardens, FL	3.0	2.5	1740	$4,200	$2.41	25d	1	0.89mi
4128 Chestnut Ave Palm Beach Gardens, FL	3.0	2.0	1646	$3,900	$2.37	25d	1	0.92mi
4128 Chestnut Ave Palm Beach Gardens, FL	3.0	2.0	1646	$3,900	$2.37	6d	1	0.92mi
4128 Chestnut Ave Palm Beach Gardens, FL	3.0	2.0	1646	$3,900	$2.37	22d	1	0.92mi
11900 Valencia Gardens Ave Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	980	$2,606	$2.66	0d	18	0.92mi
11556 Winchester Dr Unit 29c Palm Beach Gardens, FL	3.0	2.5	1562	$2,950	$1.89	25d	1	0.95mi
1128 Rainwood Cir W Palm Beach Gardens, FL	3.0	2.0	1650	$4,200	$2.55	23d	1	0.96mi
160 Lost Bridge Dr Palm Beach Gardens, FL	3.0	2.0	1826	$4,500	$2.46	16d	1	1.00mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	25d	1	1.00mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	23d	1	1.00mi
2916 Tuscany Ct #201 Palm Beach Gardens, FL	2.0	2.0	1149	$3,200	$2.79	4d	1	1.01mi
2916 Tuscany Ct Palm Beach Gardens, FL	3.0	2.0	1278	$2,818	$2.21	25d	1	1.01mi
2727 Anzio Ct #106 Palm Beach Gardens, FL	3.0	2.0	1316	$3,000	$2.28	25d	1	1.03mi
403 4th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,950	$1.85	25d	1	1.03mi
2410 24th Ln Palm Beach Gardens, FL	2.0	2.5	1596	$3,000	$1.88	6d	1	1.05mi
2407 24th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,900	$1.82	16d	1	1.06mi
2407 24th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,900	$1.82	25d	1	1.06mi
3019 Alcazar Pl #107 Palm Beach Gardens, FL	1.0	1.0	1000	$3,000	$3.00	23d	1	1.09mi
3019 Alcazar Pl #107 Palm Beach Gardens, FL	1.0	1.0	1000	$2,900	$2.90	25d	1	1.09mi
2813 Grande Pkwy #109 Palm Beach Gardens, FL	3.0	2.0	1278	$2,818	$2.21	25d	1	1.11mi
10174 Plum St Palm Beach Gardens, FL	3.0	2.0	1546	$3,800	$2.46	25d	1	1.11mi
4907 Midtown Ln #1211 Palm Beach Gardens, FL	3.0	2.0	1134	$3,350	$2.95	5d	1	1.21mi
3270 Grove Rd Unit 1326860P Palm Beach Gardens, FL	3.0	2.0	1496	$5,492	$3.67	0d	1	1.23mi
2802 Sarento Pl #204 Palm Beach Gardens, FL	2.0	2.0	1092	$3,500	$3.21	25d	1	1.23mi

HOA detail condo

• Monthly dues: $542 · $6,504/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $369,900 Active 30 DOM
2. 2026-06-18
   days on market $369,900 Active 27 DOM
3. 2026-06-17
   days on market $369,900 Active 26 DOM
4. 2026-06-16
   days on market $369,900 Active 25 DOM
5. 2026-06-15
   days on market $369,900 Active 24 DOM
6. 2026-06-13
   days on market $369,900 Active 22 DOM
7. 2026-06-09
   days on market $369,900 Active 18 DOM
8. 2026-06-08
   days on market $369,900 Active 17 DOM
9. 2026-06-07
   days on market $369,900 Active 16 DOM
10. 2026-06-04
    days on market $369,900 Active 13 DOM
11. 2026-06-03
    days on market $369,900 Active 12 DOM
12. 2026-06-02
    days on market $369,900 Active 11 DOM
13. 2026-06-01
    days on market $369,900 Active 10 DOM
14. 2026-05-31
    days on market $369,900 Active 9 DOM
15. 2026-05-21
    listed $369,900 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: $1,552 · $129/mo
• Projected year-2 tax: $3,070 · $256/mo
• Expected delta: +$1,518/yr (+$127/mo · 97.8%)

ⓘ 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 9/10 Extreme 6 d/yr ≥106°F today · 18 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: $46,365
• − Mortgage interest: −$20,720
• − Property taxes: −$1,552
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,709
• − Management: −$3,709
• − HOA: −$6,504
• − Depreciation: −$10,761
• Taxable loss: −$2,440
• Est. tax savings @ 24.0%: +$586
• After-tax cash flow: $4,031/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

1 event — show timeline

• 2026-05-21 Listed $369,900 Beaches MLS

Property tax history

+0.2%/yr

Latest (2025): $1,552 · -10.7% YoY. Source: county tax records.