4350 Lilac St Unit B · Palm Beach Gardens, FL 33410

$299,000

2 bd · 2.0 ba · 1,328 sqft · Townhouse public records · 99 Days on market

Built 1976 $200/mo HOA · 5% 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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 MLS

Great 2/2 townhome located in the heart of Palm Beach Gardens. Move-in ready. Both full bathrooms have been upgraded and the entire unit has been freshly painted. New flooring throughout with wood-look tile in the main living areas and new carpet in both bedrooms. BRAND NEW A/C IN 2019. Within walking distance to the popular Palm Beach Gardens Green Market and just minutes from all major shopping, dining, and so many other local hot spots.

Key facts

• $200 HOA
• 2 parking spots
• Built 1976

Property features AI

Finance

• Financial info: Pets allowed with no restrictions
• HOA & community: HOA with $200 monthly fee; HOA covers insurance, common areas, and reserve funds; Association amenities: Other

Exterior

• Parking: Assigned parking; 2 open parking spaces
• Security: Security system
• Utilities: Cable available
• Home design: Townhouse; 2 stories; Resale property; Not waterfront
• Construction: CBS construction
• Exterior features: Patio; Fenced

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Sliding windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $299k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $272k (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: Palm Beach Gardens Elementary School (math 67% / reading 66%, grade B+, #473 of 2,144 statewide, top 23%, 652 students, 49% 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) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 303 active listings in the ZIP; 35 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 $3,645/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 $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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $165k; list at $299k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $272,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1976 — 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. 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 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: 1.22% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 6.8

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-8,491
• Equity at exit: $44,582

10-year hold

• IRR: 6.4%
• Equity multiple: 1.47×
• Total profit: $39,322
• Equity at exit: $25,852

Cash invested: $83,720 (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: 6.8×

Monthly cashflow live

• Estimated rent: $3,645 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$333 /mo · $3,996/yr
• Insurance: −$125
• HOA: −$200
• Vacancy / Maint / Mgmt: −$766
• Net cashflow: $654

Break-even live

Break-even rent $2,817

Max offer price $299,000

Occupancy floor 77%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 35 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	0.59mi
9627 Althea Way Palm Beach Gardens, FL	3.0	2.0	1540	$6,200	$4.03	24d	1	0.62mi
9507 Bellewood St Palm Beach Gardens, FL	3.0	2.0	1200	$5,000	$4.17	20d	1	0.75mi
4295 Crestdale St Palm Beach Gardens, FL	3.0	2.0	1366	$4,500	$3.29	24d	1	0.80mi
9446 Birmingham Dr Palm Beach Gardens, FL	3.0	2.0	1092	$3,250	$2.98	5d	1	0.85mi
2750 Rio Vista Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	925	$2,999	$3.24	3d	27	0.86mi
4358 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$5,000	$4.06	24d	1	0.88mi
4292 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$3,800	$3.08	24d	1	0.88mi
418 Capistrano Dr Palm Beach Gardens, FL	3.0	2.5	1570	$3,600	$2.29	24d	1	0.96mi
4538 Arthur St Palm Beach Gardens, FL	3.0	2.0	1336	$2,900	$2.17	24d	1	1.00mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$3,514	$3.53	2d	25	1.01mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	1d	30	1.02mi
4907 Midtown Ln #1211 Palm Beach Gardens, FL	3.0	2.0	1134	$3,350	$2.95	4d	1	1.03mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	24d	1	1.04mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	24d	1	1.05mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,200	$2.78	8d	1	1.06mi
9147 Reed Dr Unit A Palm Beach Gardens, FL	3.0	2.0	1400	$3,400	$2.43	5d	1	1.10mi
2407 24th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,900	$1.82	24d	1	1.14mi
2407 24th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,900	$1.82	15d	1	1.14mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	24d	1	1.14mi
2410 24th Ln Palm Beach Gardens, FL	2.0	2.5	1596	$3,000	$1.88	5d	1	1.15mi
5250 Woodland Lakes Dr #130 Palm Beach Gardens, FL	2.0	2.0	1287	$2,950	$2.29	24d	1	1.16mi
9121 E Highland Pines Dr Palm Beach Gardens, FL	3.0	2.0	1540	$2,950	$1.92	19d	1	1.18mi
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	24d	1	1.18mi
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	1.19mi
9126 E Highland Pines Blvd Unit 1326848P Palm Beach Gardens, FL	2.0	2.0	1496	$5,292	$3.54	3d	1	1.20mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	24d	1	1.22mi
403 4th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,950	$1.85	24d	1	1.23mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	24d	1	1.24mi
11556 Winchester Dr Unit 29c Palm Beach Gardens, FL	3.0	2.5	1562	$2,950	$1.89	24d	1	1.36mi
4348 Hazel Ave Palm Beach Gardens, FL	3.0	2.5	1740	$4,200	$2.41	24d	1	1.38mi
10174 Plum St Palm Beach Gardens, FL	3.0	2.0	1546	$3,800	$2.46	24d	1	1.43mi
4289 S Mary Cir Palm Beach Gardens, FL	2.0	2.0	1246	$2,850	$2.29	24d	1	1.47mi
222 E Tall Oaks Cir Palm Beach Gardens, FL	3.0	2.0	1577	$5,000	$3.17	22d	1	1.47mi
1128 Rainwood Cir W Palm Beach Gardens, FL	3.0	2.0	1650	$4,200	$2.55	22d	1	1.50mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 19 events

1. 2026-06-18
   days on market $299,000 Active 99 DOM
2. 2026-06-17
   days on market $299,000 Active 98 DOM
3. 2026-06-16
   days on market $299,000 Active 97 DOM
4. 2026-06-15
   days on market $299,000 Active 96 DOM
5. 2026-06-13
   days on market $299,000 Active 94 DOM
6. 2026-06-09
   days on market $299,000 Active 90 DOM
7. 2026-06-08
   days on market $299,000 Active 89 DOM
8. 2026-06-07
   days on market $299,000 Active 88 DOM
9. 2026-06-04
   days on market $299,000 Active 85 DOM
10. 2026-06-03
    days on market $299,000 Active 84 DOM
11. 2026-06-02
    days on market $299,000 Active 83 DOM
12. 2026-06-01
    days on market $299,000 Active 82 DOM
13. 2026-05-31
    days on market $299,000 Active 81 DOM
14. 2026-02-24
    listed $299,000 Active
15. 2019-12-04
    soldstatus $165,000
16. 2019-11-22
    soldstatus $165,000 Closed 443-char remark

    Show marketing remark (443 chars)

    Great 2/2 townhome located in the heart of Palm Beach Gardens. Move-in ready. Both full bathrooms have been upgraded and the entire unit has been freshly painted. New flooring throughout with wood-look tile in the main living areas and new carpet in both bedrooms. BRAND NEW A/C IN 2019. Within walking distance to the popular Palm Beach Gardens Green Market and just minutes from all major shopping, dining, and so many other local hot spots.

17. 2019-11-11
    historical Contingent 443-char remark

    Show marketing remark (443 chars)

    Great 2/2 townhome located in the heart of Palm Beach Gardens. Move-in ready. Both full bathrooms have been upgraded and the entire unit has been freshly painted. New flooring throughout with wood-look tile in the main living areas and new carpet in both bedrooms. BRAND NEW A/C IN 2019. Within walking distance to the popular Palm Beach Gardens Green Market and just minutes from all major shopping, dining, and so many other local hot spots.

18. 2019-10-29
    listed $174,000 Active 443-char remark

    Show marketing remark (443 chars)

    Great 2/2 townhome located in the heart of Palm Beach Gardens. Move-in ready. Both full bathrooms have been upgraded and the entire unit has been freshly painted. New flooring throughout with wood-look tile in the main living areas and new carpet in both bedrooms. BRAND NEW A/C IN 2019. Within walking distance to the popular Palm Beach Gardens Green Market and just minutes from all major shopping, dining, and so many other local hot spots.

19. 1986-03-01
    soldstatus $47,000

ⓘ 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: $3,996 · $333/mo
• Projected year-2 tax: $3,996 · $333/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 6/10 Major FEMA zone X (unshaded) · 67% 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: $43,744
• − Mortgage interest: −$16,749
• − Property taxes: −$3,996
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,500
• − Management: −$3,500
• − HOA: −$2,400
• − Depreciation: −$8,698
• Taxable income: $3,407
• Est. tax owed @ 24.0%: −$818
• After-tax cash flow: $7,033/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

+536.2% since first listed

6 events — show timeline

• 2026-02-24 Listed $299,000 Beaches MLS
• 2019-12-04 Sold (Public Records) $165,000 Public Records
• 2019-11-22 Sold (MLS) $165,000 Beaches MLS
• 2019-11-11 Contingent — Beaches MLS
• 2019-10-29 Listed $174,000 Beaches MLS
• 1986-03-01 Sold (Public Records) $47,000 Public Records

Property tax history

+13.5%/yr

Latest (2025): $3,996 · +7.6% YoY. Source: county tax records.