5390 NW Woodland Lakes Dr #4020 · Palm Beach Gardens, FL 33418

$275,000

2 bd · 2.0 ba · 1,287 sqft · Condo public records · 16 Days on market

Built 1978 $1139/mo HOA · 31% 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 +9.3/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to invest in this desireable Woodland Lakes condo. The unit contains two spacious ensuite bedrooms. The primary bedroom boasts two large walk-in closets. The living room, kitchen and primary bedroom open to the enclosed patio with screen and sliders and expansive view of green space and canal . Inside laundry room and across from one of the three pools. Pets are allowed in this 55+ community. Woodland Lakes offers a convenient location in Palm Gardens. with in walking distance to restaurants and stores. Located between I-95 and Florida Turnpike, 20 minutes from Palm Beach International airport. Surrounded by restaurants, golf courses parks and recreation facilities and

Key facts

• $1,139 HOA
• 10 parking spots
• Community pool

Property features AI

Finance

• Other: Senior community
• Financial info: No land lease; Pets allowed with restrictions (breed, number and size limits)
• HOA & community: Woodland Lakes Homeowners Association; Monthly HOA fee (paid monthly); Association amenities include clubhouse, heated pool, pool, elevator(s), community room, storage, car wash area, hobby room and sidewalks; HOA covers cable TV, insurance, sewer, water, common areas, common real estate tax, elevator, reserve funds, roof repairs and pool service

Exterior

• Parking: 10 parking spaces total; Assigned and deeded parking; Covered parking and detached carport (1 carport space); Shared driveway, circular driveway, asphalt and concrete surfaces
• Security: Fire sprinkler system; Smoke detectors; Secure elevator; Security patrol
• Utilities: Public water; Public sewer; Electricity with circuit breakers; Cable available
• Home design: Condominium, one level; First-floor entry by elevator; Faces northwest
• Construction: Built with concrete block (CBS) and stucco; Mansard roof; Concrete perimeter foundation; DiVosta Homes builder; 4-story building (unit in Woodland Lakes A-4)
• Exterior features: Glass-enclosed patio/porch; Storage room; Cul-de-sac lot setting; Sidewalks; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans; Reverse cycle cooling
• Interior features: Walk-in closets; Split bedroom layout; Window blinds, casement and sliding windows; Unfurnished
• Laundry & utility: In-unit laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (12.9% below list).
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $240k (12.9% 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: Timber Trace Elementary School (math 76% / reading 79%, grade A, #163 of 2,144 statewide, top 8%, 825 students, 34% 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).
• Market conditions: Rents rising (+2.0%/yr); 542 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); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 35% of the median local income ($125k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 16 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $275k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• 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 $239,627 (12.9% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.22×
• Total profit: $-60,169
• Equity at exit: $41,003

10-year hold

• IRR: -21.4%
• Equity multiple: -0.04×
• Total profit: $-80,263
• Equity at exit: $23,777

Cash invested: $77,000 (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 33418

• Home prices YoY: -32.4%
• Rents YoY: 2.0%
• Active inventory: 542
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,650 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$388 /mo · $4,655/yr
• Insurance: −$115
• HOA: −$1,139
• Vacancy / Maint / Mgmt: −$766
• Net cashflow: $-200

Break-even live

Break-even rent $3,903

Max offer price $239,627

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-122	+0% $-200	+5% $-278	+10% $-356
Rent	-10% $-489	-5% $-344	+0% $-200	+5% $-56	+10% $88
Rate	-1.0pp $-62	-0.5pp $-130	base $-200	+0.5pp $-271	+1.0pp $-344

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5250 Woodland Lakes Dr #130 Palm Beach Gardens, FL	2.0	2.0	1287	$2,950	$2.29	26d	1	0.22mi
116 Coral Cay Dr Palm Beach Gardens, FL	2.0	2.0	1752	$7,000	$4.00	26d	1	0.41mi
4907 Midtown Ln #1211 Palm Beach Gardens, FL	3.0	2.0	1134	$3,350	$2.95	5d	1	0.66mi
502 5th Ter Palm Beach Gardens, FL	2.0	2.5	1488	$3,250	$2.18	26d	1	0.78mi
2407 24th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,900	$1.82	26d	1	0.91mi
2407 24th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,900	$1.82	17d	1	0.91mi
2410 24th Ln Palm Beach Gardens, FL	2.0	2.5	1596	$3,000	$1.88	6d	1	0.93mi
227 2nd Ter Palm Beach Gardens, FL	2.0	2.5	1488	$2,750	$1.85	3d	1	0.96mi
118 1st Ter Palm Beach Gardens, FL	2.0	2.5	1488	$3,200	$2.15	26d	1	0.99mi
1410 14th Ter #1410 Palm Beach Gardens, FL	2.0	2.5	1488	$3,000	$2.02	26d	1	0.99mi
1424 14th Ter Unit 1424 Palm Beach Gardens, FL	3.0	2.5	1488	$3,000	$2.02	26d	1	1.00mi
403 4th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,950	$1.85	26d	1	1.02mi
229 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1694	$4,500	$2.66	26d	1	1.05mi
1520 15th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$2,950	$1.98	12d	1	1.05mi
103 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,600	$2.41	15d	1	1.08mi
11 Ironwood Way N Palm Beach Gardens, FL	3.0	2.0	1573	$4,800	$3.05	26d	1	1.08mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	26d	1	1.08mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	4d	1	1.08mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	1d	1	1.08mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	22d	1	1.08mi
4120 Union Square Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1035	$2,632	$2.54	1d	100	1.09mi
4 Ironwood Way N Palm Beach Gardens, FL	3.0	2.0	1480	$3,500	$2.36	26d	1	1.12mi
265 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,400	$2.28	26d	1	1.12mi
204 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$4,100	$2.75	26d	1	1.12mi
135 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,000	$4.23	26d	1	1.13mi
36 Ironwood Way N Unit 36 Palm Beach Gardens, FL	3.0	2.0	1480	$6,500	$4.39	26d	1	1.15mi
150 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,999	$4.94	22d	1	1.16mi
107 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$11,000	$6.43	26d	1	1.18mi
293 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1694	$6,000	$3.54	26d	1	1.18mi
401 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$9,600	$5.61	26d	1	1.22mi
26 Via Aurelia Palm Beach Gardens, FL	3.0	2.5	1830	$8,500	$4.64	26d	1	1.23mi
11556 Winchester Dr Unit 29c Palm Beach Gardens, FL	3.0	2.5	1562	$2,950	$1.89	26d	1	1.24mi
4348 Hazel Ave Palm Beach Gardens, FL	3.0	2.5	1740	$4,200	$2.41	26d	1	1.32mi
112 Club Dr #112 Palm Beach Gardens, FL	2.0	2.0	1156	$2,850	$2.47	14d	1	1.34mi
112 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,800	$2.47	26d	1	1.34mi
7 Wyndham Ln Palm Beach Gardens, FL	3.0	2.0	1571	$7,500	$4.77	26d	1	1.37mi
105 Club Dr #105 Palm Beach Gardens, FL	2.0	2.0	1135	$10,000	$8.81	24d	1	1.38mi
305 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,750	$2.42	26d	1	1.40mi
801 Sabal Ridge Cir Unit H Palm Beach Gardens, FL	2.0	2.0	1400	$2,900	$2.07	26d	1	1.40mi
311 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$6,500	$5.73	26d	1	1.41mi

HOA detail condo

• Monthly dues: $1,139 · $13,668/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   days on market $275,000 Active 16 DOM
2. 2026-06-18
   days on market $275,000 Active 13 DOM
3. 2026-06-17
   days on market $275,000 Active 12 DOM
4. 2026-06-16
   days on market $275,000 Active 11 DOM
5. 2026-06-15
   days on market $275,000 Active 10 DOM
6. 2026-06-13
   days on market $275,000 Active 8 DOM
7. 2026-06-09
   days on market $275,000 Active 4 DOM
8. 2026-06-08
   days on market $275,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $275,000 Active 2 DOM

ⓘ 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: $4,655 · $388/mo
• Projected year-2 tax: $4,655 · $388/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 9/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,798
• − Mortgage interest: −$15,404
• − Property taxes: −$4,655
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,504
• − Management: −$3,504
• − HOA: −$13,668
• − Depreciation: −$8,000
• Taxable loss: −$6,312
• Est. tax savings @ 24.0%: +$1,515
• After-tax cash flow: $-888/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): 43,676
• Household income: $125,497
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1339.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 9% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 4% Scotch-Irish 4%
• Foreign-born: 15% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 8% German/W. Germanic 2% 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: ▼ -172.79%
• Current HPI: 361.1997
• Rent YoY: ▲ 2.00%
• 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

+205.6% since first listed

2 events — show timeline

• 2026-06-05 Listed $275,000 Beaches MLS
• 2000-02-01 Sold (Public Records) $90,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $4,655 · -0.2% YoY. Source: county tax records.