13305 St Tropez Cir · Palm Beach Gardens, FL 33410

$710,000

3 bd · 2.0 ba · 1,761 sqft · SingleFamily public records · 87 Days on market

Built 1987 $605/mo HOA · 9% of rent ↓ 3% since listing

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Why this score? — see what drove the C- 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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• 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

Welcome to Crystal Pointe! Beautifully updated & meticulously maintained one-story home featuring 3 bedrooms & 2 baths with spacious living areas & volume ceilings. Updated kitchen with new cabinets, quartz countertops, large pantry, & seamless flow to main living spaces. Primary suite offers a walk-in closet, spa tub, & walk-in shower. Wood & ceramic tile flooring throughout, plantation shutters, updated front door & side glass panel (10/21), newer roof (06/23), accordion hurricane shutters, impact garage door (12/21), & hot water heater. Enjoy a screened patio overlooking a lush, manicured topiary garden. Gated community with 24-hour manned sec

Key facts

• Screened patio
• Gated community
• Pickleball

Tags

• UPDATED KITCHEN
• WALK IN CLOSET
• SCREENED PATIO
• GATED COMMUNITY
• HEATED POOL
• PICKLEBALL

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs OK) with possible breed or other restrictions
• HOA & community: Community managed by Campbell Property Management; Monthly association fee; Community amenities include clubhouse, fitness center, pool (heated), tennis courts, pickleball courts, playground, community room, on-site manager, street lights, gated security, maintained common areas; Association fee covers cable TV, grounds maintenance, security, and common area upkeep

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway parking; Two covered spaces
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available
• Home design: Single-family residence; One story; Faces south; Resale condition
• Construction: Stucco and CBS construction; Barrel roof
• Exterior features: Screened patio; Patio; Wood fenced backyard

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Electric cooktop; Microwave; Refrigerator; Electric water heater (owned)
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central air conditioning with electric components; Ceiling paddle fans
• Interior features: Built-in features; Entrance foyer; High ceilings; Vaulted ceilings; Walk-in closets; Split bedroom layout with three-way split; Closet cabinetry; Custom mirrors; Pull-down attic stairs; Roman tub
• Laundry & utility: Main-level laundry room; Electric dryer hookup; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $710k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/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 $707k (0.5% below list).
• Recommended offer: $667k (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: Dwight D. Eisenhower Elementary School (math 52% / reading 52%, grade C-, #990 of 2,144 statewide, top 48%, 432 students, 56% FRL); William T. Dwyer High School (math 36% / reading 58%, grade D-, #207 of 667 statewide, top 32%, 2,206 students, 37% FRL).
• 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 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 $7,066/mo this rent would consume 90% 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 $5k of loan paydown is wiped out by about $21k 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 87 days — a 6% lower offer ($667k) 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $667,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 8.4

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-74,082
• Equity at exit: $105,863

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-21,506
• Equity at exit: $61,388

Cash invested: $198,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $7,066 high
• Mortgage (P&I): −$3,723
• Tax from tax record: −$259 /mo · $3,111/yr
• Insurance: −$296
• HOA: −$605
• Vacancy / Maint / Mgmt: −$1,484
• Net cashflow: $698

Break-even live

Break-even rent $6,182

Max offer price $710,000

Occupancy floor 85%

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: $177,500
• Closing costs: $21,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2339 Treasure Isle Dr #43 West Palm Beach, FL	3.0	2.0	1528	$11,000	$7.20	24d	1	0.29mi
12897 La Rochelle Cir Palm Beach Gardens, FL	3.0	2.0	2004	$8,000	$3.99	5d	1	0.35mi
12897 La Rochelle Cir Palm Beach Gardens, FL	3.0	2.0	2004	$8,000	$3.99	3d	1	0.35mi
12931 N Normandy Way West Palm Beach, FL	3.0	2.5	2561	$17,000	$6.64	24d	1	0.35mi
13074 23rd Ave N West Palm Beach, FL	3.0	2.0	1456	$5,500	$3.78	15d	1	0.36mi
2459 Cardinal Ln Palm Beach Gardens, FL	2.0	2.0	2508	$12,000	$4.78	24d	1	0.53mi
2415 Laurel Ln West Palm Beach, FL	2.0	2.5	1916	$8,500	$4.44	24d	1	0.76mi
515 Bay Colony Dr N Juno Beach, FL	3.0	2.0	1509	$12,000	$7.95	5d	1	0.80mi
431 Bay Colony Dr N Juno Beach, FL	3.0	3.0	1859	$5,500	$2.96	24d	1	0.83mi
444 Bay Colony Dr S Juno Beach, FL	3.0	2.5	1859	$6,500	$3.50	17d	1	0.84mi
925 Bay Colony Dr S Juno Beach, FL	2.0	2.0	1590	$6,500	$4.09	24d	1	0.87mi
827 Oak Harbour Dr Juno Beach, FL	2.0	2.0	1301	$4,200	$3.23	24d	1	0.90mi
318 Oak Harbour Dr #318 Juno Beach, FL	2.0	2.0	1533	$4,000	$2.61	24d	1	0.90mi
204 Sea Oats Dr Unit F Juno Beach, FL	2.0	2.0	1451	$6,500	$4.48	24d	1	1.07mi
300 Uno Lago Dr Juno Beach, FL	2.0–3.0	2.0	1319	$6,800	$5.16	3d	1	1.10mi
104 Sea Oats Dr Unit G Juno Beach, FL	2.0	2.0	1451	$6,000	$4.14	22d	1	1.11mi
800 Uno Lago Dr #305 Juno Beach, FL	3.0	2.0	1446	$5,000	$3.46	24d	1	1.11mi
101 Sea Oats Dr Unit F Juno Beach, FL	2.0	2.0	1454	$2,650	$1.82	24d	1	1.12mi
500 Sunrise Way Juno Beach, FL	4.0	2.5	2360	$10,000	$4.24	22d	1	1.13mi
500 Sunrise Way Juno Beach, FL	4.0	2.5	2360	$10,000	$4.24	24d	1	1.13mi
381 Zenith Ln Juno Beach, FL	3.0	2.5	1656	$4,900	$2.96	5d	1	1.13mi
381 Zenith Ln Juno Beach, FL	3.0	2.5	1656	$4,900	$2.96	24d	1	1.13mi
381 Zenith Ln Juno Beach, FL	3.0	2.5	1656	$4,900	$2.96	15d	1	1.13mi
12801 US Highway 1 Juno Beach, FL	2.0–3.0	2.0–2.5	1706	$3,012	$1.77	1d	11	1.15mi
461 Jupiter Ln Juno Beach, FL	3.0	3.0	2045	$12,000	$5.87	24d	1	1.16mi
460 Sunrise Way Juno Beach, FL	4.0	3.5	2233	$10,000	$4.48	24d	1	1.16mi
461 Apollo Dr Juno Beach, FL	3.0	2.0	1330	$16,500	$12.41	24d	1	1.17mi
49 Uno Lago Dr Juno Beach, FL	2.0	2.5	1494	$5,500	$3.68	24d	1	1.19mi
464 Juno Dunes Way Juno Beach, FL	3.0	3.5	1709	$7,000	$4.10	24d	1	1.21mi
701 Sea Oats Dr Unit D1 Juno Beach, FL	3.0	2.5	1665	$6,000	$3.60	10d	1	1.24mi
701 Sea Oats Dr Unit D1 Juno Beach, FL	3.0	2.5	1665	$6,000	$3.60	24d	1	1.24mi
333 Ocean Dr Juno Beach, FL	3.0	2.0	1600	$10,000	$6.25	24d	1	1.24mi
3270 Grove Rd Unit 1326860P Palm Beach Gardens, FL	3.0	2.0	1496	$5,047	$3.37	7d	1	1.26mi
3252 Florida Blvd Unit 1326857P Palm Beach Gardens, FL	4.0	3.0	1593	$7,046	$4.42	3d	1	1.30mi
2805 Veronia Dr Palm Beach Gardens, FL	3.0	2.0	1361	$3,000	$2.20	24d	1	1.30mi
2359 N Wallen Dr West Palm Beach, FL	4.0	2.0	2293	$4,195	$1.83	3d	1	1.30mi
2359 N Wallen Dr West Palm Beach, FL	4.0	2.0	2293	$4,195	$1.83	3d	1	1.30mi
11860 Valencia Gardens Ave Palm Beach Gardens, FL	3.0	3.5	2150	$3,800	$1.77	24d	1	1.33mi
630 Ocean Dr #102 Juno Beach, FL	2.0	2.0	1247	$4,000	$3.21	24d	1	1.34mi
500 Ocean Dr Unit W11 Juno Beach, FL	2.0	2.0	1760	$9,000	$5.11	24d	1	1.34mi

HOA detail

• Monthly dues: $605 · $7,260/yr
• Likely covers: watersecurity

Listing history 15 events

1. 2026-06-18
   days on market $710,000 Active 87 DOM
2. 2026-06-17
   days on market $710,000 Active 86 DOM
3. 2026-06-16
   days on market $710,000 Active 85 DOM
4. 2026-06-15
   days on market $710,000 Active 84 DOM
5. 2026-06-13
   days on market $710,000 Active 82 DOM
6. 2026-06-09
   days on market $710,000 Active 78 DOM
7. 2026-06-08
   days on market $710,000 Active 77 DOM
8. 2026-06-07
   days on market $710,000 Active 76 DOM
9. 2026-06-04
   days on market $710,000 Active 73 DOM
10. 2026-06-03
    days on market $710,000 Active 72 DOM
11. 2026-06-02
    days on market $710,000 Active 71 DOM
12. 2026-06-01
    days on market $710,000 Active 70 DOM
13. 2026-05-31
    days on market $710,000 Active 69 DOM
14. 2026-04-23
    price $710,000
15. 2026-03-23
    listed $735,000 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: $3,111 · $259/mo
• Projected year-2 tax: $5,893 · $491/mo
• Expected delta: +$2,782/yr (+$232/mo · 89.4%)

ⓘ 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 · 24 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,787
• − Mortgage interest: −$39,771
• − Property taxes: −$3,111
• − Insurance: −$3,550
• − Repairs & maintenance: −$6,783
• − Management: −$6,783
• − HOA: −$7,260
• − Depreciation: −$20,655
• Taxable loss: −$3,125
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $9,131/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

• 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

-3.4% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $710,000 Beaches MLS
• 2026-03-23 Listed $735,000 Beaches MLS

Property tax history

+0.5%/yr

Latest (2025): $3,111 · +3.6% YoY. Source: county tax records.