1901 Sable Ridge Court E, Palm Beac · Palm Beach Gardens, FL 33418

$278,000

3 bd · 2.0 ba · 1,400 sqft · Condo public records · 349 Days on market

Built 1985 $500/mo HOA · 14% 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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Reduced over $45,000! A remarkably rare find and Completely upgraded 3 bedroom/2 bath apt condo with a spacious laundry room and Newer AC unit, in one of the most popular location of Palm Beach Gardens. Surrounded with lusciously landscaped nature preserve and all the shopping and dining galore Palm Beach Gardens offers. let's not forget the most beautiful South Florida Beaches within 10 minutes drive. Comfort, efficiency, serenity, location and having a peace of mind owning this spacious residence, invites many admirers who wants to live it all year round or just during the winter season. There is no boundaries when it comes to enjoyment of a true Florida living here at Sable Ridge. A pet friendly and for all ages oasis, welcomes the future owner!NO lease the first year! Enjoy your private setting swimming Pool, Tennis, Basketball, Club facility or simply enjoy the peace and quiet of this vacation paradise in the heart of all excitements of Palm Beach county living!

Key facts

• $500 HOA
• Built 1985
• Listed 349 days

Property features AI

Finance

• HOA & community: Monthly HOA fee of 500; Association has no listed amenities; Pets not allowed

Exterior

• Utilities: Public sewer; Cable available; Sewer available
• Home design: Condominium; 2 stories; North-facing
• Construction: Concrete construction
• Exterior features: Not waterfront; No waterfront features

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Sliding windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $278k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $278k).
• Recommended offer: $245k (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: 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); William T. Dwyer High School (math 36% / reading 58%, grade D-, #207 of 667 statewide, top 32%, 2,206 students, 37% 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 349 days — a 12% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago; this cycle's ask is 11730% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $208k; 34% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 349 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: 1.30% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 6.4

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-9,307
• Equity at exit: $41,451

10-year hold

• IRR: 5.3%
• Equity multiple: 1.37×
• Total profit: $28,758
• Equity at exit: $24,036

Cash invested: $77,840 (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: 6.4×

Monthly cashflow live

• Estimated rent: $3,624 high
• Mortgage (P&I): −$1,458
• Tax from tax record: −$176 /mo · $2,109/yr
• Insurance: −$116
• HOA: −$500
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $614

Break-even live

Break-even rent $2,847

Max offer price $278,000

Occupancy floor 78%

Sensitivity live

Price	-10% $771	-5% $693	+0% $614	+5% $535	+10% $456
Rent	-10% $328	-5% $471	+0% $614	+5% $757	+10% $900
Rate	-1.0pp $754	-0.5pp $685	base $614	+0.5pp $542	+1.0pp $469

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Sabal Ridge Cir Unit H Palm Beach Gardens, FL	2.0	2.0	1400	$2,900	$2.07	26d	1	0.16mi
11556 Winchester Dr Unit 29c Palm Beach Gardens, FL	3.0	2.5	1562	$2,950	$1.89	26d	1	0.30mi
4348 Hazel Ave Palm Beach Gardens, FL	3.0	2.5	1740	$4,200	$2.41	26d	1	0.35mi
403 4th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,950	$1.85	26d	1	0.37mi
2410 24th Ln Palm Beach Gardens, FL	2.0	2.5	1596	$3,000	$1.88	6d	1	0.46mi
2407 24th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,900	$1.82	17d	1	0.48mi
2407 24th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,900	$1.82	26d	1	0.48mi
4128 Chestnut Ave Palm Beach Gardens, FL	3.0	2.0	1646	$3,900	$2.37	7d	1	0.52mi
4128 Chestnut Ave Palm Beach Gardens, FL	3.0	2.0	1646	$3,900	$2.37	22d	1	0.52mi
4128 Chestnut Ave Palm Beach Gardens, FL	3.0	2.0	1646	$3,900	$2.37	26d	1	0.52mi
4907 Midtown Ln #1211 Palm Beach Gardens, FL	3.0	2.0	1134	$3,350	$2.95	5d	1	0.70mi
3319 Central Gardens Cir Unit Elite Palm Beach Gardens, FL	2.0	2.0	1415	$3,470	$2.45	0d	1	0.75mi
3319 Central Gardens Cir Unit Elite Palm Beach Gardens, FL	2.0	2.0	1415	$3,201	$2.26	12d	1	0.75mi
3333 Central Gardens Cir Palm Beach Gardens, FL	2.0–3.0	2.0	1597	$4,169	$2.61	4d	5	0.80mi
5009 Dulce Ct Palm Beach Gardens, FL	3.0	2.5	1855	$5,500	$2.96	4d	1	0.82mi
4045 Central Gardens Way Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1175	$3,772	$3.21	1d	19	0.85mi
11900 Valencia Gardens Ave Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	980	$3,032	$3.09	0d	18	0.90mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$4,108	$4.12	0d	22	0.90mi
3818 Everglades Rd Palm Beach Gardens, FL	4.0	1.5	1381	$3,000	$2.17	26d	1	0.93mi
3745 Atlantic Rd Unit 3745 Palm Beach Gardens, FL	4.0	2.0	1119	$2,900	$2.59	26d	1	0.94mi
3630 Gardens Pkwy Unit 1004C Palm Beach Gardens, FL	2.0	2.5	1831	$5,000	$2.73	26d	1	1.00mi
3630 Gardens Pkwy Unit 1104C Palm Beach Gardens, FL	2.0	2.5	1831	$5,250	$2.87	20d	1	1.00mi
3610 Gardens Pkwy Unit 402A Palm Beach Gardens, FL	2.0	2.5	1831	$5,500	$3.00	26d	1	1.03mi
4120 Union Square Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1035	$3,282	$3.17	1d	100	1.03mi
5250 Woodland Lakes Dr #130 Palm Beach Gardens, FL	2.0	2.0	1287	$2,950	$2.29	26d	1	1.04mi
113 Evergrene Pkwy Palm Beach Gardens, FL	2.0	2.0	1144	$3,700	$3.23	5d	1	1.12mi
3640 Gull Rd Palm Beach Gardens, FL	3.0	2.0	1382	$2,975	$2.15	9d	1	1.14mi
354 November St Palm Beach Gardens, FL	3.0	2.5	1609	$3,950	$2.45	26d	1	1.15mi
455 Pumpkin Dr Palm Beach Gardens, FL	3.0	2.5	1609	$3,650	$2.27	1d	1	1.16mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	26d	1	1.16mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	23d	1	1.16mi
5457 Eagle Lake Dr Palm Beach Gardens, FL	2.0	2.0	1276	$2,800	$2.19	26d	1	1.19mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	26d	1	1.20mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	26d	1	1.23mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	26d	1	1.23mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	26d	1	1.25mi
233 Evergrene Pkwy Palm Beach Gardens, FL	2.0	2.0	1144	$3,250	$2.84	23d	1	1.28mi
113 Evergrene Pkwy Unit 3-A Palm Beach Gardens, FL	2.0	2.0	1144	$3,700	$3.23	26d	1	1.29mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	3d	30	1.34mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	26d	1	1.37mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-21
   days on market $278,000 Active 349 DOM
2. 2026-06-18
   days on market $278,000 Active 346 DOM
3. 2026-06-17
   remarks 155-char remark
4. 2026-06-17
   listed $278,000 Active 345 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: $2,109 · $176/mo
• Projected year-2 tax: $2,307 · $192/mo
• Expected delta: +$198/yr (+$17/mo · 9.4%)

ⓘ 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 2/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,493
• − Mortgage interest: −$15,572
• − Property taxes: −$2,109
• − Insurance: −$1,390
• − Repairs & maintenance: −$3,479
• − Management: −$3,479
• − HOA: −$6,000
• − Depreciation: −$8,087
• Taxable income: $3,376
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $6,556/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

-96.8% since first listed

34 events — show timeline

• 2026-06-17 Relisted — Beaches MLS
• 2026-05-12 Rental Removed $2,200 GFLMLS
• 2026-05-07 Price Changed $2,200 GFLMLS
• 2026-04-25 Listed for Rent $2,350 GFLMLS
• 2026-04-24 Listing Removed — Beaches MLS
• 2026-03-04 Price Changed $278,000 Beaches MLS
• 2026-02-21 Price Changed $280,000 Beaches MLS
• 2026-02-10 Price Changed $283,000 Beaches MLS
• 2026-01-18 Price Changed $285,000 Beaches MLS
• 2026-01-03 Price Changed $290,000 Beaches MLS
• 2026-01-03 Relisted — Beaches MLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2025-12-06 Price Changed $295,000 Beaches MLS
• 2025-12-04 Price Changed $320,000 Beaches MLS
• 2025-05-12 Listed $350,000 Beaches MLS
• 2019-09-16 Sold (Public Records) $207,500 Public Records
• 2019-09-11 Sold (MLS) $207,500 Beaches MLS
• 2019-08-12 Pending — Beaches MLS
• 2019-08-04 Price Changed $214,900 Beaches MLS
• 2019-08-04 Relisted — Beaches MLS
• 2019-08-03 Pending — Beaches MLS
• 2019-08-01 Relisted — Beaches MLS
• 2019-07-26 Pending — Beaches MLS
• 2019-07-18 Price Changed $219,900 Beaches MLS
• 2019-06-21 Price Changed $234,900 Beaches MLS
• 2019-05-21 Price Changed $239,900 Beaches MLS
• 2019-05-02 Price Changed $249,000 Beaches MLS
• 2019-04-20 Listed $259,000 Beaches MLS
• 2019-01-09 Listing Removed — Beaches MLS
• 2018-05-22 Listed $255,000 Beaches MLS
• 2015-02-27 Listing Removed — Beaches MLS
• 2006-02-14 Listed $264,400 Beaches MLS
• 2001-03-01 Sold (Public Records) $70,000 Public Records
• 1997-02-05 Sold (Public Records) $68,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,109 · +3.6% YoY. Source: county tax records.