10249 N Military Trl Apt 201 · Palm Beach Gardens, FL 33410

$259,900

2 bd · 2.0 ba · 1,125 sqft · Condo public records · 98 Days on market

Built 1972 $599/mo HOA · 17% of rent

---

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 +23.5/30.0
• 1% rule +8.9/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 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 MLS

Centrally located in PBG, this second floor corner unit condo has 2 br, 2 full bath. No elevator. No washer and dryer inside unit but on same floor. There is space to put washer and dryer in unit. Unit comes with one parking spot and storage space. Tenant's lease will end 11/30/2023 and has to be honored by new owner through that date. Property can be rented upon purchase if desired.

Key facts

• Close by to shopping
• Washer and dryer
• Corner unit

Tags

• CORNER UNIT
• WASHER AND DRYER
• SPACIOUS STORAGE SPACE
• CLOSE BY TO SHOPPING
• CLOSE BY TO RESTAURANTS
• CLOSE BY TO BEACH

Property features AI

Finance

• HOA & community: Monthly HOA fee of $599; HOA covers insurance and common areas; Community amenities include a pool and storage; Pets allowed with size limits and possible restrictions; Has an association (Palm Garden HOA)

Exterior

• Parking: Assigned parking on asphalt; 1 parking space
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water and sewer available
• Home design: Condominium; Multi-level/split floor plan; One entry level; Faces north
• Construction: CBS construction
• Exterior features: Non-waterfront; Other roof type

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Walk-in closets; Split bedroom layout; Blinds
• Laundry & utility: In-unit laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $237k (9.0% 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: 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 (+2.5%/yr); 303 active listings in the ZIP; 23 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 $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 $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 98 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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.
• Current owner paid $210k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $236,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.39% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.36
• GRM: 6.0

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-12,725
• Equity at exit: $38,752

10-year hold

• IRR: 4.4%
• Equity multiple: 1.31×
• Total profit: $22,777
• Equity at exit: $22,471

Cash invested: $72,772 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,604 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$293 /mo · $3,514/yr
• Insurance: −$108
• HOA: −$599
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $484

Break-even live

Break-even rent $2,991

Max offer price $259,900

Occupancy floor 82%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 Union Square Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1035	$2,632	$2.54	2d	92	0.63mi
9507 Bellewood St Palm Beach Gardens, FL	3.0	2.0	1200	$5,000	$4.17	19d	1	0.79mi
4295 Crestdale St Palm Beach Gardens, FL	3.0	2.0	1366	$4,500	$3.29	24d	1	0.83mi
4358 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$5,000	$4.06	24d	1	0.89mi
4292 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$3,800	$3.08	24d	1	0.91mi
9446 Birmingham Dr Palm Beach Gardens, FL	3.0	2.0	1092	$3,250	$2.98	5d	1	0.93mi
4907 Midtown Ln #1211 Palm Beach Gardens, FL	3.0	2.0	1134	$3,350	$2.95	4d	1	0.96mi
4538 Arthur St Palm Beach Gardens, FL	3.0	2.0	1336	$2,900	$2.17	24d	1	0.98mi
5250 Woodland Lakes Dr #130 Palm Beach Gardens, FL	2.0	2.0	1287	$2,950	$2.29	24d	1	1.03mi
2750 Rio Vista Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	925	$2,999	$3.24	3d	27	1.04mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$3,514	$3.53	2d	25	1.10mi
9147 Reed Dr Unit A Palm Beach Gardens, FL	3.0	2.0	1400	$3,400	$2.43	5d	1	1.12mi
9130 E Highland Pines Blvd Unit 1326856P Palm Beach Gardens, FL	2.0–4.0	2.0–4.0	1721	$3,696	$2.15	3d	2	1.13mi
9126 E Highland Pines Blvd Unit 1326848P Palm Beach Gardens, FL	2.0	2.0	1496	$5,292	$3.54	3d	1	1.14mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	1d	30	1.16mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	24d	1	1.17mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	24d	1	1.18mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,200	$2.78	7d	1	1.22mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	24d	1	1.28mi
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	24d	1	1.35mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	24d	1	1.35mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	24d	1	1.37mi
4289 S Mary Cir Palm Beach Gardens, FL	2.0	2.0	1246	$2,850	$2.29	24d	1	1.48mi

HOA detail condo

• Monthly dues: $599 · $7,188/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $259,900 Active 98 DOM
2. 2026-06-17
   days on market $259,900 Active 97 DOM
3. 2026-06-16
   pricedays on market $259,900 Active 96 DOM
4. 2026-06-15
   days on market $265,500 Active 95 DOM
5. 2026-06-13
   pricedays on market $265,500 Active 93 DOM
6. 2026-06-09
   days on market $265,900 Active 89 DOM
7. 2026-06-08
   days on market $265,900 Active 88 DOM
8. 2026-06-07
   days on market $265,900 Active 87 DOM
9. 2026-06-04
   pricedays on market $265,900 Active 84 DOM
10. 2026-06-03
    days on market $266,490 Active 83 DOM
11. 2026-06-02
    days on market $266,490 Active 82 DOM
12. 2026-06-01
    days on market $266,490 Active 81 DOM
13. 2026-05-31
    days on market $266,490 Active 80 DOM
14. 2026-05-20
    price $266,990
15. 2026-05-13
    price $267,490
16. 2026-05-01
    price $267,990
17. 2026-04-15
    price $268,490
18. 2026-04-07
    price $268,990
19. 2026-03-23
    price $269,500
20. 2026-03-11
    listed $269,900 Active
21. 2023-12-12
    soldstatus $210,000
22. 2023-12-07
    soldstatus $210,000 Closed 387-char remark

    Show marketing remark (387 chars)

    Centrally located in PBG, this second floor corner unit condo has 2 br, 2 full bath. No elevator. No washer and dryer inside unit but on same floor. There is space to put washer and dryer in unit. Unit comes with one parking spot and storage space. Tenant's lease will end 11/30/2023 and has to be honored by new owner through that date. Property can be rented upon purchase if desired.

23. 2023-11-14
    status Pending 387-char remark

    Show marketing remark (387 chars)

    Centrally located in PBG, this second floor corner unit condo has 2 br, 2 full bath. No elevator. No washer and dryer inside unit but on same floor. There is space to put washer and dryer in unit. Unit comes with one parking spot and storage space. Tenant's lease will end 11/30/2023 and has to be honored by new owner through that date. Property can be rented upon purchase if desired.

24. 2023-10-31
    historical Active Under Contract 387-char remark

    Show marketing remark (387 chars)

    Centrally located in PBG, this second floor corner unit condo has 2 br, 2 full bath. No elevator. No washer and dryer inside unit but on same floor. There is space to put washer and dryer in unit. Unit comes with one parking spot and storage space. Tenant's lease will end 11/30/2023 and has to be honored by new owner through that date. Property can be rented upon purchase if desired.

25. 2023-08-22
    listed $230,000 Active 387-char remark

    Show marketing remark (387 chars)

    Centrally located in PBG, this second floor corner unit condo has 2 br, 2 full bath. No elevator. No washer and dryer inside unit but on same floor. There is space to put washer and dryer in unit. Unit comes with one parking spot and storage space. Tenant's lease will end 11/30/2023 and has to be honored by new owner through that date. Property can be rented upon purchase if desired.

26. 2016-03-01
    historical
27. 2016-02-11
    historical Active Under Contract
28. 2016-02-07
    price $115,000
29. 2016-02-04
    status Active
30. 2015-10-13
    historical Contingent
31. 2015-10-01
    listed $110,000 Active
32. 2010-03-26
    soldstatus $53,500
33. 2010-02-24
    historical
34. 2009-11-24
    listed $62,300
35. 2004-05-18
    soldstatus $122,500
36. 1989-12-05
    soldstatus $46,000
37. 1980-10-01
    soldstatus $53,900

ⓘ 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: $3,514 · $293/mo
• Projected year-2 tax: $3,514 · $293/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 · 24 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: $43,247
• − Mortgage interest: −$14,558
• − Property taxes: −$3,514
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,460
• − Management: −$3,460
• − HOA: −$7,188
• − Depreciation: −$7,561
• Taxable income: $2,207
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $5,279/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

+395.3% since first listed

24 events — show timeline

• 2026-05-20 Price Changed $266,990 Beaches MLS
• 2026-05-13 Price Changed $267,490 Beaches MLS
• 2026-05-01 Price Changed $267,990 Beaches MLS
• 2026-04-15 Price Changed $268,490 Beaches MLS
• 2026-04-07 Price Changed $268,990 Beaches MLS
• 2026-03-23 Price Changed $269,500 Beaches MLS
• 2026-03-11 Listed $269,900 Beaches MLS
• 2023-12-12 Sold (Public Records) $210,000 Public Records
• 2023-12-07 Sold (MLS) $210,000 Beaches MLS
• 2023-11-14 Pending — Beaches MLS
• 2023-10-31 Contingent — Beaches MLS
• 2023-08-22 Listed $230,000 Beaches MLS
• 2016-03-01 Listing Removed — Beaches MLS
• 2016-02-11 Contingent — Beaches MLS
• 2016-02-07 Price Changed $115,000 Beaches MLS
• 2016-02-04 Relisted — Beaches MLS
• 2015-10-13 Contingent — Beaches MLS
• 2015-10-01 Listed $110,000 Beaches MLS
• 2010-03-26 Sold (MLS) $53,500 Beaches MLS
• 2010-02-24 Listing Removed — Beaches MLS
• 2009-11-24 Listed $62,300 Beaches MLS
• 2004-05-18 Sold (Public Records) $122,500 Public Records
• 1989-12-05 Sold (Public Records) $46,000 Public Records
• 1980-10-01 Sold (Public Records) $53,900 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,514 · +5.5% YoY. Source: county tax records.