114 Blanca Isles Ln · Jupiter, FL 33478

$2,150,000

4 bd · 3.0 ba · 3,081 sqft · SingleFamily public records · 76 Days on market

Built 2018 0.33 ac lot $654/mo HOA · 3% of rent ↓ 16% since listing

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Why this score? — see what drove the D+ 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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on an oversized, custom landscaped, lakefront lot in the much sought after community of Sonoma Isles, this 4 bedroom, 3 bath home has it all. The popular and rarely available Clubview floorplan is the largest one-level model in Sonoma Isles and is overflowing with upgrades. The chef's kitchen contains stainless steel KitchenAid appliances, including a gas cooktop, and built in double wall ovens, quartz countertops and custom pantry shelving. The office has custom cabinetry, a duel desk & French doors for privacy. An additional hobby room for crafts or school projects offers even more space for the homeowner. With porcelain wood look tile and crown molding throughout, Hunter D

Key facts

• 0.33 acre lot
• 3 garage spots
• Pool

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions and breed restrictions
• HOA & community: Part of Sonoma Isles HOA; Monthly HOA fee; Community amenities include clubhouse, fitness center, game room, pool, spa/hot tub, tennis courts, pickleball courts, playground, community room, manager on site, gated entry, parking, sidewalks, and recreation facilities; HOA pays for maintenance of grounds, security, common areas, and recreation facilities

Exterior

• Pool: Private heated in-ground pool; Spa (heated, in-ground); Pool/spa combo; Saltwater system (equipment included)
• Parking: Attached 3-car garage; Driveway; Garage door opener; Paver block driveway
• Security: Smoke detectors; Gated community (no guard)
• Utilities: Public water; Public sewer; Natural gas available; Water and sewer available
• Home design: Single-family residence; Single-story; Resale property; Faces northwest; Model: Clubview
• Construction: CBS construction; Barrel roof
• Exterior features: Covered patio; Screened patio; Patio; Fenced yard; Sidewalks; Paved road access; Waterfront

Interior

• Kitchen: Gas cooktop; Dishwasher; Microwave; Refrigerator; Garbage disposal; Gas water heater
• Bedrooms: 4 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 3 full bathrooms (all on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Kitchen island; Split bedroom layout; Closet cabinetry; Roman tub; French doors; Plantation shutters; Storm windows
• Laundry & utility: Laundry room inside the home

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $2.15M.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.94M (9.6% below list).
• Recommended offer: $1.94M (9.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.7% in Jupiter — 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 70/100 on livability (#415 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: Jerry Thomas Elementary School (math 60% / reading 67%, grade B, #564 of 2,144 statewide, top 27%, 718 students, 41% FRL); Independence Middle School (math 71% / reading 67%, grade A, #68 of 571 statewide, top 12%, 1,166 students, 25% FRL); Jupiter High School (math 56% / reading 64%, grade C+, #106 of 667 statewide, top 16%, 3,087 students, 28% 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 64% at this address vs 50% district-wide (+15 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: 125 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $15k of loan paydown is wiped out by about $64k 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 76 days — a 6% lower offer ($2.02M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,943,921 (9.6% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 10% 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. 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 A-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.90% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-254,778
• Equity at exit: $320,572

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-102,164
• Equity at exit: $185,893

Cash invested: $602,000 (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 33478

• Active inventory: 125
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $19,439 high
• Mortgage (P&I): −$11,275
• Tax from tax record: −$1,058 /mo · $12,692/yr
• Insurance: −$896
• HOA: −$654
• Vacancy / Maint / Mgmt: −$4,082
• Net cashflow: $1,475

Break-even live

Break-even rent $17,573

Max offer price $2,150,000

Occupancy floor 87%

Sensitivity live

Price	-10% $2,692	-5% $2,083	+0% $1,475	+5% $866	+10% $258
Rent	-10% $-61	-5% $707	+0% $1,475	+5% $2,242	+10% $3,010
Rate	-1.0pp $2,557	-0.5pp $2,021	base $1,475	+0.5pp $918	+1.0pp $351

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: $537,500
• Closing costs: $64,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Cinder Dunes Pt Jupiter, FL	4.0	4.0	3856	$20,000	$5.19	25d	1	0.33mi
182 Rosalia Ct Jupiter, FL	4.0	4.5	4000	$25,000	$6.25	25d	1	0.58mi
179 Carmela Ct Jupiter, FL	3.0	4.5	3930	$30,000	$7.63	20d	1	0.75mi
131 Carmela Ct Jupiter, FL	5.0	5.5	4463	$22,000	$4.93	21d	1	0.76mi
18363 Island Oak Ave Jupiter, FL	5.0	4.0	3833	$18,000	$4.70	25d	1	0.92mi
183 Rudder Cay Way Jupiter, FL	5.0	3.0	2972	$6,000	$2.02	6d	1	1.05mi
237 Porgee Rock Pl Jupiter, FL	4.0	2.0	2339	$6,500	$2.78	25d	1	1.15mi
7126 Rockwood Rd Jupiter, FL	4.0	3.0	2528	$6,550	$2.59	16d	1	1.39mi
236 Carina Dr Jupiter, FL	3.0	2.5	2621	$11,250	$4.29	3d	1	1.44mi

HOA detail

• Monthly dues: $654 · $7,848/yr
• Likely covers: gas

Listing history 5 events

1. 2026-05-13
   historical Active Under Contract
2. 2026-03-13
   listed $2,150,000 Active
3. 2022-08-01
   historical
4. 2022-07-19
   listed $2,550,000 Active
5. 2022-07-15
   historical

ⓘ 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: $12,692 · $1,058/mo
• Projected year-2 tax: $17,845 · $1,487/mo
• Expected delta: +$5,153/yr (+$429/mo · 40.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $233,271
• − Mortgage interest: −$120,433
• − Property taxes: −$12,692
• − Insurance: −$10,750
• − Repairs & maintenance: −$18,662
• − Management: −$18,662
• − HOA: −$7,848
• − Depreciation: −$62,545
• Taxable loss: −$18,322
• Est. tax savings @ 24.0%: +$4,397
• After-tax cash flow: $22,093/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 — Jupiter

• Score: 70/100
• State rank: #415
• US rank: #7386

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: Jupiter, FL
• City population: 68,420
• Population (ZIP): 15,205

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 (80%)
• Race & ethnicity: White 80% Two or more races 14% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Slovak 4% Romanian 4% Italian 3%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 4% Russian/Polish/Slavic 1%

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: ▼ -306.11%
• Current HPI: 427.5178
• Rent YoY: —
• Metro: —
• 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

-15.7% since first listed

5 events — show timeline

• 2026-05-13 Contingent — Beaches MLS
• 2026-03-13 Listed $2,150,000 Beaches MLS
• 2022-08-01 Listing Removed — Beaches MLS
• 2022-07-19 Listed $2,550,000 Beaches MLS
• 2022-07-15 Coming Soon — Beaches MLS

Property tax history

+19.0%/yr

Latest (2025): $12,692 · +3.0% YoY. Source: county tax records.