12790 Briarlake Dr #204 · Palm Beach Gardens, FL 33418

$199,980

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 123 Days on market

Built 1981 $828/mo HOA · 28% of rent

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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 +20.2/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning golf & lake views over Hole 4 of the West Course set the stage for this appealing and private second-floor condo in Eastpointe. This 2BR/2BA home offers one-level living with peaceful water and fairway vistas from the main living areas and terrace. The open-concept living and dining spaces feature luxury vinyl flooring and flow seamlessly together, creating a bright and inviting atmosphere. Sliders and large windows frame the panoramic view, bringing natural light indoors and enhancing the tranquil setting. The kitchen has been semi-updated with rich cherry wood cabinetry, granite countertops, and white appliances, offering a warm and functional space that opens to the main l

Key facts

• Panoramic view
• One-level living
• Natural light

Tags

• ONE-LEVEL LIVING
• OPEN-CONCEPT LIVING
• LUXURY VINYL FLOORING
• PANORAMIC VIEW
• NATURAL LIGHT
• CHERRY WOOD CABINETRY

Property features AI

Finance

• Other: Pets allowed (restrictions and number limits may apply); Community contains a large number of units (community size: 925 units)
• HOA & community: HOA with monthly fee (fee listed separately); Amenities include clubhouse, fitness center, golf course, jogging path, playground, tennis courts, on-site manager, cafe/restaurant, pickleball courts, putting green, sidewalks, street lights; HOA fee covers cable TV, grounds maintenance, security, trash, common areas, common real estate tax, and recreation facilities

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space
• Security: Gated community with guard; Gated (no guard); Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Sewer available; Water available
• Home design: Condominium; Single-story building; Faces west; Resale condition
• Construction: CBS construction
• Exterior features: Waterfront; Metal roof

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Linoleum; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Drapes
• Laundry & utility: Laundry inside the unit; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% 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: Marsh Pointe Elementary (math 85% / reading 85%, grade A+, #35 of 2,144 statewide, top 2%, 835 students, 16% FRL); Watson B. Duncan Middle School (math 54% / reading 59%, grade B, #171 of 571 statewide, top 30%, 1,157 students, 41% FRL); William T. Dwyer High School (math 36% / reading 58%, grade D-, #207 of 667 statewide, top 32%, 2,206 students, 37% FRL) — zoned schools average 31% FRL vs 52% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 63% at this address vs 50% district-wide (+13 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 (+2.0%/yr); 541 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 123 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $99k; list at $200k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,982 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 1.49% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 5.6

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-18,783
• Equity at exit: $29,818

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,581
• Equity at exit: $17,291

Cash invested: $55,994 (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: 541
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,981 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$83
• HOA: −$828
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $253

Break-even live

Break-even rent $2,661

Max offer price $199,980

Occupancy floor 87%

Sensitivity live

Price	-10% $366	-5% $309	+0% $253	+5% $196	+10% $140
Rent	-10% $17	-5% $135	+0% $253	+5% $371	+10% $488
Rate	-1.0pp $354	-0.5pp $304	base $253	+0.5pp $201	+1.0pp $148

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: $49,995
• Closing costs: $5,999
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12926 Briarlake Dr #201 Palm Beach Gardens, FL	2.0	2.0	1300	$2,850	$2.19	16d	1	0.03mi
12962 Briarlake Dr #103 Palm Beach Gardens, FL	2.0	2.0	1000	$2,800	$2.80	25d	1	0.03mi
12830 Briarlake Dr #103 Palm Beach Gardens, FL	2.0	2.0	1000	$5,500	$5.50	12d	1	0.05mi
12870 Briarlake Dr #205 Palm Beach Gardens, FL	2.0	2.0	1400	$3,000	$2.14	25d	1	0.14mi
13289 Touchstone Pl Palm Beach Gardens, FL	2.0	2.0	1328	$4,000	$3.01	25d	1	0.45mi
13403 Touchstone Pl Unit A-102 West Palm Beach, FL	2.0	2.0	1245	$3,000	$2.41	9d	1	0.49mi
100 Portofino Dr Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1183	$2,667	$2.25	0d	48	0.85mi
5653 Golden Eagle Cir Palm Beach Gardens, FL	3.0	2.0	1276	$3,200	$2.51	13d	1	0.97mi
5457 Eagle Lake Dr Palm Beach Gardens, FL	2.0	2.0	1276	$2,800	$2.19	25d	1	1.26mi

HOA detail condo

• Monthly dues: $828 · $9,936/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $199,980 Active 123 DOM
2. 2026-06-18
   days on market $199,980 Active 120 DOM
3. 2026-06-17
   days on market $199,980 Active 119 DOM
4. 2026-06-16
   days on market $199,980 Active 118 DOM
5. 2026-06-15
   days on market $199,980 Active 117 DOM
6. 2026-06-13
   days on market $199,980 Active 115 DOM
7. 2026-06-09
   days on market $199,980 Active 111 DOM
8. 2026-06-07
   days on market $199,980 Active 109 DOM
9. 2026-06-04
   days on market $199,980 Active 106 DOM
10. 2026-06-03
    days on market $199,980 Active 105 DOM
11. 2026-06-01
    days on market $199,980 Active 103 DOM
12. 2026-05-31
    days on market $199,980 Active 102 DOM
13. 2026-04-30
    price $199,990
14. 2026-04-01
    price $200,000
15. 2026-03-31
    price $209,990
16. 2026-03-11
    price $210,000
17. 2026-02-18
    listed $225,000 Active
18. 2003-10-03
    soldstatus $99,000
19. 1994-11-07
    soldstatus $52,000

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/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 5/10 Major
• 🌡 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: $35,774
• − Mortgage interest: −$11,202
• − Property taxes: −$1,706
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,862
• − Management: −$2,862
• − HOA: −$9,936
• − Depreciation: −$5,818
• Taxable income: $388
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $2,941/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): 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

+284.6% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $199,990 Beaches MLS
• 2026-04-01 Price Changed $200,000 Beaches MLS
• 2026-03-31 Price Changed $209,990 Beaches MLS
• 2026-03-11 Price Changed $210,000 Beaches MLS
• 2026-02-18 Listed $225,000 Beaches MLS
• 2003-10-03 Sold (Public Records) $99,000 Public Records
• 1994-11-07 Sold (Public Records) $52,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,706 · +3.0% YoY. Source: county tax records.