3310 Meridian Way S · Palm Beach Gardens, FL 33410

$295,000

2 bd · 2.0 ba · 1,400 sqft · Townhouse · 337 Days on market

Built 1976 Good condition $211/sqft · 8% below area Est $320k · 8% under

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Why this score? — see what drove the B- 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 +27.5/30.0
• ARV discount +11.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent location best schools in Palm Beach County this town house is located in central Palm Beach Gardens 1/2 MI from PGA Mall shopping this is a two bedroom two full bed just completed Renovations in kitchen including cabinets, quartz stone countertops, backsplash, faucets, and sinks. All stainless steel appliances. Both bathrooms upstairs and down with tile in shower and bathtub all tile, including the walls. Neon mirrored lighting with three settings. This $1,184 ft townhouse has all tile and no carpet which includes new stainless steel gas dryer, and new water heater, .. .. .which makes the electric bill very low cost at an average of $63 per month with proof from FP& amp; L.

Key facts

• Two story townhouse
• Laundry room
• Privacy fence

Tags

• TWO STORY TOWNHOUSE
• QUIET SAFE DEVELOPMENT
• LAUNDRY ROOM
• POLISHED PORCELAIN TILE
• COURTYARD
• PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $871 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.4% in Palm Beach Gardens — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); 487 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 35d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,683/mo this rent would consume 47% of the median local household income ($95k/yr) — 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 $9k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $83k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.25% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $319,801
• List price: $295,000
• Delta: -7.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 9th Ct	0.17mi	2/2.5	1,236 (-12%)	3mo	$342,500	$277	68
623 6th Ct	0.27mi	2/2.5	1,236 (-12%)	0mo	$389,000	$315	65
223 2nd Ct	0.37mi	2/2.5	1,236 (-12%)	6mo	$342,500	$277	56
1316 13th Ct #1316	0.20mi	2/2.5	1,236 (-12%)	19mo	$350,000	$283	53
262 Fortuna Dr	0.45mi	3/2.5 (+1)	1,570 (+12%)	3mo	$520,000	$331	49
418 Capistrano Dr	0.52mi	3/2.5 (+1)	1,570 (+12%)	0mo	$545,000	$347	48
306 Salinas Dr	0.48mi	3/2.5 (+1)	1,570 (+12%)	3mo	$535,000	$341	48
506 5th Ct	0.35mi	2/2.5	1,236 (-12%)	18mo	$335,000	$271	47
435 Capistrano Dr	0.58mi	3/2.5 (+1)	1,570 (+12%)	1mo	$590,000	$376	45
474 Capistrano Dr	0.66mi	3/2.5 (+1)	1,570 (+12%)	5mo	$495,000	$315	38
110 Santa Barbara Way	0.50mi	3/2.5 (+1)	1,570 (+12%)	14mo	$480,000	$306	38
467 Capistrano Dr	0.65mi	3/2.5 (+1)	1,570 (+12%)	8mo	$540,000	$344	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $5,818
• Equity at exit: $43,985

10-year hold

• IRR: 11.0%
• Equity multiple: 1.84×
• Total profit: $69,051
• Equity at exit: $25,506

Cash invested: $82,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 26 active · 44 under contract
• Months of supply: 7.4 mo (13%/mo absorbed)
• Median asking: $369,945 ($298/sqft)
• Median days on market: 77 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: -23.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33410

• Rents YoY: 2.5%
• Active inventory: 487
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,683 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $871

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,074	-5% $972	+0% $871	+5% $769	+10% $667
Rent	-10% $580	-5% $725	+0% $871	+5% $1,016	+10% $1,161
Rate	-1.0pp $1,019	-0.5pp $946	base $871	+0.5pp $794	+1.0pp $716

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: $73,750
• Closing costs: $8,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2750 Rio Vista Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	925	$2,924	$3.16	13d	20	0.24mi
10174 Plum St Palm Beach Gardens, FL	3.0	2.0	1546	$3,800	$2.46	10d	1	0.38mi
10174 Plum St Palm Beach Gardens, FL	3.0	2.0	1546	$3,800	$2.46	18d	1	0.38mi
10174 Plum St Palm Beach Gardens, FL	3.0	2.0	1546	$3,800	$2.46	165d	1	0.38mi
10126 Caoba St Palm Beach Gardens, FL	3.0	2.0	1801	$5,900	$3.28	31d	1	0.39mi
1048 Siena Oaks Cir E Palm Beach Gardens, FL	3.0	2.0	1806	$3,995	$2.21	10d	1	0.42mi
8704 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$2,800	$2.43	23d	1	0.47mi
1128 Rainwood Cir W Palm Beach Gardens, FL	3.0	2.0	1650	$4,200	$2.55	163d	1	0.48mi
112 Santa Barbara Way Palm Beach Gardens, FL	3.0	2.5	1570	$3,595	$2.29	134d	1	0.49mi
106 Siena Oaks Cir W Palm Beach Gardens, FL	3.0	2.0	1801	$4,400	$2.44	10d	1	0.49mi
106 Siena Oaks Cir W Palm Beach Gardens, FL	3.0	2.0	1801	$4,400	$2.44	15d	1	0.49mi
3776 Dogwood Ave Palm Beach Gardens, FL	3.0	2.0	1591	$6,500	$4.09	10d	1	0.50mi
418 Capistrano Dr Palm Beach Gardens, FL	3.0	2.5	1570	$3,600	$2.29	165d	1	0.50mi
916 Evergreen Dr North Palm Beach, FL	3.0	2.0	1733	$4,350	$2.51	10d	1	0.54mi
916 Evergreen Dr North Palm Beach, FL	3.0	2.0	1733	$4,350	$2.51	28d	1	0.54mi
337 Salinas Dr Palm Beach Gardens, FL	3.0	2.5	1634	$3,600	$2.20	63d	1	0.55mi
327 Azalea St Palm Beach Gardens, FL	3.0	2.0	1292	$2,836	$2.20	77d	1	0.56mi
6104 Red Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$2,800	$2.43	82d	1	0.57mi
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	10d	1	0.58mi
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	165d	1	0.58mi
1129 Rainwood Cir W Palm Beach Gardens, FL	3.0	2.0	1610	$9,000	$5.59	20d	1	0.58mi
154 Santa Barbara Way Palm Beach Gardens, FL	3.0	2.5	1570	$4,950	$3.15	81d	1	0.60mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,400	$2.95	3d	1	0.60mi
504 Capistrano Dr Palm Beach Gardens, FL	3.0	2.5	1570	$3,250	$2.07	96d	1	0.68mi
4802 Water Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$2,850	$2.47	74d	1	0.69mi
222 E Tall Oaks Cir Palm Beach Gardens, FL	3.0	2.0	1577	$4,995	$3.17	65d	1	0.70mi
222 E Tall Oaks Cir Palm Beach Gardens, FL	3.0	2.0	1577	$4,995	$3.17	10d	1	0.70mi
713 Gumtree Rd North Palm Beach, FL	3.0	2.0	1276	$3,800	$2.98	37d	1	0.71mi
4101 Water Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$2,900	$2.52	37d	1	0.73mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1562	$6,849	$4.38	10d	30	0.75mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	165d	1	0.78mi
2523 Wabash Dr West Palm Beach, FL	3.0	2.0	1300	$4,200	$3.23	10d	1	0.80mi
2523 Wabash Dr West Palm Beach, FL	3.0	2.0	1300	$4,200	$3.23	71d	1	0.80mi
11037 Legacy Dr Palm Beach Gardens, FL	3.0	2.0	1466	$3,200	$2.18	107d	1	0.81mi
11012 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$3,000	$2.14	23d	1	0.82mi
11012 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$3,000	$2.14	6d	1	0.82mi
825 Buttonwood Rd North Palm Beach, FL	3.0	2.0	1664	$3,750	$2.25	34d	1	0.82mi
825 Buttonwood Rd North Palm Beach, FL	3.0	2.0	1664	$3,750	$2.25	1d	1	0.82mi
11010 Legacy Dr #102 Palm Beach Gardens, FL	3.0	2.5	1454	$2,850	$1.96	82d	1	0.82mi
804 Cinnamon Rd North Palm Beach, FL	3.0	2.0	1343	$3,600	$2.68	102d	1	0.84mi

Listing history 50 events

1. 2026-11-08
   days on market $295,000 Active 337 DOM
2. 2026-11-07
   days on market $295,000 Active 336 DOM
3. 2026-11-07
   days on market $295,000 Active 335 DOM
4. 2026-11-05
   days on market $295,000 Active 334 DOM
5. 2026-11-04
   days on market $295,000 Active 333 DOM
6. 2026-11-02
   days on market $295,000 Active 331 DOM
7. 2026-11-01
   days on market $295,000 Active 330 DOM
8. 2026-10-31
   days on market $295,000 Active 329 DOM
9. 2026-10-30
   days on market $295,000 Active 328 DOM
10. 2026-10-29
    days on market $295,000 Active 327 DOM
11. 2026-10-28
    days on market $295,000 Active 326 DOM
12. 2026-10-27
    days on market $295,000 Active 325 DOM
13. 2026-10-26
    days on market $295,000 Active 324 DOM
14. 2026-10-26
    days on market $295,000 Active 323 DOM
15. 2026-10-24
    days on market $295,000 Active 322 DOM
16. 2026-10-23
    days on market $295,000 Active 321 DOM
17. 2026-10-22
    days on market $295,000 Active 320 DOM
18. 2026-10-21
    days on market $295,000 Active 319 DOM
19. 2026-10-20
    days on market $295,000 Active 318 DOM
20. 2026-10-19
    days on market $295,000 Active 317 DOM
21. 2026-10-18
    days on market $295,000 Active 316 DOM
22. 2026-10-17
    days on market $295,000 Active 315 DOM
23. 2026-10-16
    days on market $295,000 Active 314 DOM
24. 2026-10-15
    days on market $295,000 Active 313 DOM
25. 2026-10-14
    days on market $295,000 Active 312 DOM
26. 2026-10-13
    days on market $295,000 Active 311 DOM
27. 2026-10-12
    days on market $295,000 Active 310 DOM
28. 2026-10-11
    days on market $295,000 Active 309 DOM
29. 2026-10-10
    days on market $295,000 Active 308 DOM
30. 2026-10-09
    days on market $295,000 Active 306 DOM
31. 2026-10-07
    days on market $295,000 Active 305 DOM
32. 2026-10-06
    days on market $295,000 Active 304 DOM
33. 2026-10-05
    days on market $295,000 Active 303 DOM
34. 2026-10-04
    days on market $295,000 Active 302 DOM
35. 2026-10-04
    days on market $295,000 Active 301 DOM
36. 2026-10-02
    days on market $295,000 Active 300 DOM
37. 2026-10-01
    days on market $295,000 Active 299 DOM
38. 2026-09-30
    days on market $295,000 Active 298 DOM
39. 2026-09-29
    days on market $295,000 Active 297 DOM
40. 2026-09-28
    days on market $295,000 Active 296 DOM
41. 2026-09-27
    days on market $295,000 Active 295 DOM
42. 2026-09-23
    days on market $295,000 Active 291 DOM
43. 2026-09-22
    days on market $295,000 Active 290 DOM
44. 2026-09-21
    days on market $295,000 Active 289 DOM
45. 2026-09-20
    days on market $295,000 Active 288 DOM
46. 2026-09-18
    days on market $295,000 Active 286 DOM
47. 2026-09-17
    days on market $295,000 Active 285 DOM
48. 2026-09-16
    days on market $295,000 Active 284 DOM
49. 2026-09-15
    days on market $295,000 Active 283 DOM
50. 2026-09-13
    days on market $295,000 Active 281 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 25 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: $44,191
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,535
• − Management: −$3,535
• − Depreciation: −$8,582
• Taxable income: $6,114
• Est. tax owed @ 24.0%: −$1,467
• After-tax cash flow: $8,979/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $7,000–$21,000 screening

This well-maintained townhouse is ready for immediate occupancy with minor cosmetic updates to enhance its curb appeal and rental value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace outdoor furniture — Fresh furniture improves outdoor living space and rental appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Allamanda Elementary School C FL #872/2,144 Nat'l #9,637/41,679 Middle Howell L. Watkins Middle School F FL #512/571 Nat'l #10,204/14,009 High Palm Beach Gardens High School F FL #447/667 Nat'l #11,215/17,239

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

C Composite livability gradescore 69/100

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 · 1,637,487 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: 12% of renters

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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%

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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%
• Languages at home: 78% English-only · Spanish 13% French/Haitian/Cajun 3% Other Indo-European 2%

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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

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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

+9749.7% since first listed

3 events — show timeline

• 2025-12-06 Listed $295,000 ForSaleByOwner.com
• 2024-08-26 Rental Removed $2,995 Avail
• 2024-08-24 Listed for Rent $2,995 Avail