12871 Briarlake Dr #103 · Palm Beach Gardens, FL 33418

$285,000

2 bd · 2.0 ba · 1,300 sqft · Condo public records · 23 Days on market

Built 1981 $828/mo HOA · 24% of rent

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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 +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rarely available 1300 sq foot, 1st floor condo in Eastpointe. Beautifully renovated! Large water views and postcard sunsets! You will instantly feel why these 1300 sq foot units are so popular over their smaller counterparts. Every room feels so much larger, Wonderful natural light in all rooms, large walk in closet in main bedroom, new double sink vanity in main bathroom. Full laundry room, nicely tiled screened patio. Large kitchen has been ''opened'' up to capture the views of the lake, new countertops and black stainless Samsung appliances. Just steps to the pool and tennis courts and conveniently located near the resident access gate. Eastpointe does have a mandatory Social Membership requirement of $4600/year. Additional membership tiers available as wel

Key facts

• Fitness center
• Walk-in closet
• Shared pool

Tags

• UPDATED KITCHEN
• SCREENED IN PATIO
• EN-SUITE BATH
• WALK-IN CLOSET
• SHARED POOL
• FITNESS CENTER

Property features AI

Finance

• Other: Directions: Hood Road west of Turnpike; entrance on north side. Donald Ross west of Turnpike; entrance on south side.
• Financial info: Monthly HOA fee (reported)
• HOA & community: Association: Briarwood (also Eastpointe listed); Monthly HOA fee includes cable TV, internet, grounds maintenance, security, trash, common areas, common real estate tax, reserve funds, roof repairs, recreation facilities, and pool service; Community amenities include clubhouse, fitness center, pool (heated), tennis courts, pickleball courts, basketball court, playground, putting green, golf course, sidewalks, street lights, cafe/restaurant, manager on site, gated security, and recreation facilities; Pets allowed with possible restrictions and limits; Approximately 950 units in the community

Exterior

• Parking: Assigned parking on asphalt; 1 open parking space (total parking: 1)
• Security: Gated community with guard; Security guard and patrol; Security gate
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Condominium; One level; Facing east; Resale condition
• Construction: CBS construction; Aluminum roof; Slab foundation; Built as part of a 2-story building
• Exterior features: Screened patio; Patio; Road with asphalt surface; Private maintained road; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout; Storm windows
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $285k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (10.1% below list).
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $256k (10.1% below list) — sets the bar for cash-flow.

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); 542 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% 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 $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 23 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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

• Watch-outs: HOA is 24% 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 $256,230 (10.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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. 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. 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: 1.21% ✓
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 6.9

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: -21.8%
• Equity multiple: 0.26×
• Total profit: $-59,374
• Equity at exit: $42,494

10-year hold

• IRR: -18.9%
• Equity multiple: 0.04×
• Total profit: $-76,372
• Equity at exit: $24,642

Cash invested: $79,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,448 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$445 /mo · $5,343/yr
• Insurance: −$119
• HOA: −$828
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $-163

Break-even live

Break-even rent $3,654

Max offer price $256,230

Occupancy floor 100%

Sensitivity live

Price	-10% $-2	-5% $-82	+0% $-163	+5% $-244	+10% $-324
Rent	-10% $-435	-5% $-299	+0% $-163	+5% $-27	+10% $110
Rate	-1.0pp $-19	-0.5pp $-90	base $-163	+0.5pp $-237	+1.0pp $-312

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12870 Briarlake Dr #205 Palm Beach Gardens, FL	2.0	2.0	1400	$3,000	$2.14	26d	1	0.02mi
12926 Briarlake Dr #201 Palm Beach Gardens, FL	2.0	2.0	1300	$2,850	$2.19	16d	1	0.12mi
12962 Briarlake Dr #103 Palm Beach Gardens, FL	2.0	2.0	1000	$2,800	$2.80	26d	1	0.12mi
12830 Briarlake Dr #103 Palm Beach Gardens, FL	2.0	2.0	1000	$5,500	$5.50	13d	1	0.18mi
6672 S Pine Ct Palm Beach Gardens, FL	2.0	2.0	1778	$6,900	$3.88	22d	1	0.20mi
13289 Touchstone Pl Palm Beach Gardens, FL	2.0	2.0	1328	$4,000	$3.01	26d	1	0.32mi
13403 Touchstone Pl Unit A-102 West Palm Beach, FL	2.0	2.0	1245	$3,000	$2.41	9d	1	0.37mi
6403 Eastpointe Pines St Palm Beach Gardens, FL	2.0	2.0	1656	$4,500	$2.72	26d	1	0.39mi
6403 Eastpointe Pines St Palm Beach Gardens, FL	2.0	2.0	1656	$4,500	$2.72	5d	1	0.39mi
12751 Touchstone Pl Palm Beach Gardens, FL	2.0	2.0	1741	$3,550	$2.04	26d	1	0.43mi
12885 Trevi Isle Dr Palm Beach Gardens, FL	3.0	2.5	1832	$4,100	$2.24	16d	1	0.64mi
100 Portofino Dr Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1183	$2,672	$2.26	0d	48	0.97mi
5653 Golden Eagle Cir Palm Beach Gardens, FL	3.0	2.0	1276	$3,200	$2.51	14d	1	1.02mi
5457 Eagle Lake Dr Palm Beach Gardens, FL	2.0	2.0	1276	$2,800	$2.19	26d	1	1.30mi

HOA detail condo

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

Listing history 30 events

1. 2026-06-07
   statusdays on market $285,000 Pending 23 DOM
2. 2026-06-04
   days on market $285,000 Active Under Contract 22 DOM
3. 2026-06-03
   days on market $285,000 Active Under Contract 21 DOM
4. 2026-06-02
   days on market $285,000 Active Under Contract 20 DOM
5. 2026-06-01
   days on market $285,000 Active Under Contract 19 DOM
6. 2026-05-31
   days on market $285,000 Active Under Contract 18 DOM
7. 2026-05-22
   historical Active Under Contract
8. 2026-05-13
   listed $285,000 Active
9. 2022-05-23
   soldstatus $325,000 Closed 770-char remark

   Show marketing remark (770 chars)

   Rarely available 1300 sq foot, 1st floor condo in Eastpointe. Beautifully renovated! Large water views and postcard sunsets! You will instantly feel why these 1300 sq foot units are so popular over their smaller counterparts. Every room feels so much larger, Wonderful natural light in all rooms, large walk in closet in main bedroom, new double sink vanity in main bathroom. Full laundry room, nicely tiled screened patio. Large kitchen has been ''opened'' up to capture the views of the lake, new countertops and black stainless Samsung appliances. Just steps to the pool and tennis courts and conveniently located near the resident access gate. Eastpointe does have a mandatory Social Membership requirement of $4600/year. Additional membership tiers available as wel

10. 2022-05-23
    soldstatus $325,000

    Show marketing remark (770 chars)

    Rarely available 1300 sq foot, 1st floor condo in Eastpointe. Beautifully renovated! Large water views and postcard sunsets! You will instantly feel why these 1300 sq foot units are so popular over their smaller counterparts. Every room feels so much larger, Wonderful natural light in all rooms, large walk in closet in main bedroom, new double sink vanity in main bathroom. Full laundry room, nicely tiled screened patio. Large kitchen has been ''opened'' up to capture the views of the lake, new countertops and black stainless Samsung appliances. Just steps to the pool and tennis courts and conveniently located near the resident access gate. Eastpointe does have a mandatory Social Membership requirement of $4600/year. Additional membership tiers available as wel

11. 2022-05-07
    status Pending 770-char remark

    Show marketing remark (770 chars)

    Rarely available 1300 sq foot, 1st floor condo in Eastpointe. Beautifully renovated! Large water views and postcard sunsets! You will instantly feel why these 1300 sq foot units are so popular over their smaller counterparts. Every room feels so much larger, Wonderful natural light in all rooms, large walk in closet in main bedroom, new double sink vanity in main bathroom. Full laundry room, nicely tiled screened patio. Large kitchen has been ''opened'' up to capture the views of the lake, new countertops and black stainless Samsung appliances. Just steps to the pool and tennis courts and conveniently located near the resident access gate. Eastpointe does have a mandatory Social Membership requirement of $4600/year. Additional membership tiers available as wel

12. 2022-04-23
    historical Active Under Contract 770-char remark

    Show marketing remark (770 chars)

    Rarely available 1300 sq foot, 1st floor condo in Eastpointe. Beautifully renovated! Large water views and postcard sunsets! You will instantly feel why these 1300 sq foot units are so popular over their smaller counterparts. Every room feels so much larger, Wonderful natural light in all rooms, large walk in closet in main bedroom, new double sink vanity in main bathroom. Full laundry room, nicely tiled screened patio. Large kitchen has been ''opened'' up to capture the views of the lake, new countertops and black stainless Samsung appliances. Just steps to the pool and tennis courts and conveniently located near the resident access gate. Eastpointe does have a mandatory Social Membership requirement of $4600/year. Additional membership tiers available as wel

13. 2022-04-21
    listed $325,000 Active 770-char remark

    Show marketing remark (770 chars)

    Rarely available 1300 sq foot, 1st floor condo in Eastpointe. Beautifully renovated! Large water views and postcard sunsets! You will instantly feel why these 1300 sq foot units are so popular over their smaller counterparts. Every room feels so much larger, Wonderful natural light in all rooms, large walk in closet in main bedroom, new double sink vanity in main bathroom. Full laundry room, nicely tiled screened patio. Large kitchen has been ''opened'' up to capture the views of the lake, new countertops and black stainless Samsung appliances. Just steps to the pool and tennis courts and conveniently located near the resident access gate. Eastpointe does have a mandatory Social Membership requirement of $4600/year. Additional membership tiers available as wel

14. 2020-08-25
    soldstatus $157,500
15. 2020-08-17
    soldstatus $157,500 Closed 141-char remark

    Show marketing remark (141 chars)

    Bring all offers, rarely available 1st floor 1300 sq foot condo in Eastpointe. Wide water views, close to subdivision pool and resident gate.

16. 2020-08-16
    status Pending 141-char remark

    Show marketing remark (141 chars)

    Bring all offers, rarely available 1st floor 1300 sq foot condo in Eastpointe. Wide water views, close to subdivision pool and resident gate.

17. 2020-07-14
    historical Active Under Contract 141-char remark

    Show marketing remark (141 chars)

    Bring all offers, rarely available 1st floor 1300 sq foot condo in Eastpointe. Wide water views, close to subdivision pool and resident gate.

18. 2020-07-13
    listed $169,900 Active 141-char remark

    Show marketing remark (141 chars)

    Bring all offers, rarely available 1st floor 1300 sq foot condo in Eastpointe. Wide water views, close to subdivision pool and resident gate.

19. 2019-12-17
    soldstatus $159,000
20. 2019-12-13
    soldstatus $159,000 Closed
21. 2019-11-20
    status Pending
22. 2019-10-24
    listed $159,000 Active
23. 2014-10-23
    historical
24. 2009-11-05
    soldstatus $129,000
25. 2006-02-22
    soldstatus $205,000
26. 2005-05-09
    soldstatus $166,000
27. 2004-06-16
    listed $149,000
28. 2002-10-08
    soldstatus $94,000
29. 1991-05-16
    soldstatus $85,000
30. 1989-05-23
    soldstatus $100,000

ⓘ 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: $5,343 · $445/mo
• Projected year-2 tax: $5,343 · $445/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: $41,373
• − Mortgage interest: −$15,964
• − Property taxes: −$5,343
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,310
• − Management: −$3,310
• − HOA: −$9,936
• − Depreciation: −$8,291
• Taxable loss: −$6,206
• Est. tax savings @ 24.0%: +$1,489
• After-tax cash flow: $-465/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

+185.0% since first listed

24 events — show timeline

• 2026-05-22 Contingent — Beaches MLS
• 2026-05-13 Listed $285,000 Beaches MLS
• 2022-05-23 Sold (Public Records) $325,000 Public Records
• 2022-05-23 Sold (MLS) $325,000 Beaches MLS
• 2022-05-07 Pending — Beaches MLS
• 2022-04-23 Contingent — Beaches MLS
• 2022-04-21 Listed $325,000 Beaches MLS
• 2020-08-25 Sold (Public Records) $157,500 Public Records
• 2020-08-17 Sold (MLS) $157,500 Beaches MLS
• 2020-08-16 Pending — Beaches MLS
• 2020-07-14 Contingent — Beaches MLS
• 2020-07-13 Listed $169,900 Beaches MLS
• 2019-12-17 Sold (Public Records) $159,000 Public Records
• 2019-12-13 Sold (MLS) $159,000 Beaches MLS
• 2019-11-20 Pending — Beaches MLS
• 2019-10-24 Listed $159,000 Beaches MLS
• 2014-10-23 Listing Removed — Beaches MLS
• 2009-11-05 Sold (Public Records) $129,000 Public Records
• 2006-02-22 Sold (Public Records) $205,000 Public Records
• 2005-05-09 Sold (Public Records) $166,000 Public Records
• 2004-06-16 Listed $149,000 Beaches MLS
• 2002-10-08 Sold (Public Records) $94,000 Public Records
• 1991-05-16 Sold (Public Records) $85,000 Public Records
• 1989-05-23 Sold (Public Records) $100,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $5,343 · -2.3% YoY. Source: county tax records.