1101 Sun Terrace Ct · Palm Beach Gardens, FL 33403

$383,900

2 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 360 Days on market

Built 1990 $517/mo HOA · 15% 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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom 2 full bath tile and wood flooring Town house is located in a desirable community, offering 1140 square feet of living area built in the year 1990.

Key facts

• Keyless entry
• Lake view
• Hurricane shutters

Tags

• LAKE VIEW
• HURRICANE SHUTTERS
• KEYLESS ENTRY
• FRESHLY PAINTED LANAI FLOOR
• NEW HARDWARE AND WHEELS
• REFINISHED CEILINGS

Property features AI

Finance

• Other: Association present
• Financial info: Pets allowed with no restrictions
• HOA & community: Community amenities: pool, sidewalks, street lights, parking; Monthly HOA fee of $517; HOA fee covers cable TV, insurance, grounds maintenance, common areas, common real estate tax, recreation facility

Exterior

• Parking: Assigned parking
• Security: Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Townhouse; Single-story; Resale condition; Faces west
• Construction: Built with CBS construction; Concrete and tile roof; Public records list living area as 1,140 sq ft
• Exterior features: Screened porch; Open porch; Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Kitchen island
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Built-in features; Cathedral and vaulted ceilings; Kitchen island; Custom mirrors; Skylights
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $384k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $360k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $356k (7.3% below list).
• Recommended offer: $338k (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: 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 fast (+6.0%/yr); 134 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).
• At $3,560/mo this rent would consume 60% of the median local household income ($71k/yr) (locally 903% 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 $3k of loan paydown is wiped out by about $12k 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 360 days — a 12% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 25y 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 $220k; list at $384k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $337,832 (12.0% 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. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.93% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $776,045
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9356 Bloomfield Dr	0.68mi	3/2.0 (+1)	1,092 (-5%)	5mo	$460,000	$421	51
9148 Demery Dr	0.77mi	3/2.0 (+1)	1,092 (-5%)	20mo	$545,000	$499	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 · 5.97% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.45×
• Total profit: $-59,517
• Equity at exit: $57,241

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-14,035
• Equity at exit: $33,193

Cash invested: $107,492 (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 33403

• Home prices YoY: -19.6%
• Rents YoY: 6.0%
• Active inventory: 134
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,560 high
• Mortgage (P&I): −$2,013
• Tax from tax record: −$256 /mo · $3,073/yr
• Insurance: −$160
• HOA: −$517
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $-133

Break-even live

Break-even rent $3,729

Max offer price $360,328

Occupancy floor 99%

Sensitivity live

Price	-10% $84	-5% $-25	+0% $-133	+5% $-242	+10% $-351
Rent	-10% $-415	-5% $-274	+0% $-133	+5% $7	+10% $148
Rate	-1.0pp $60	-0.5pp $-36	base $-133	+0.5pp $-233	+1.0pp $-334

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: $95,975
• Closing costs: $11,517
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8731 Uranus Ter West Palm Beach, FL	2.0	1.0	900	$3,200	$3.56	26d	1	0.47mi
9446 Birmingham Dr Palm Beach Gardens, FL	3.0	2.0	1092	$3,250	$2.98	7d	1	0.66mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	26d	1	0.69mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	13d	1	0.69mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	26d	1	0.85mi
9147 Reed Dr Unit A Palm Beach Gardens, FL	3.0	2.0	1400	$3,400	$2.43	7d	1	0.85mi
9507 Bellewood St Palm Beach Gardens, FL	3.0	2.0	1200	$5,000	$4.17	22d	1	0.86mi
908 Lighthouse Dr North Palm Beach, FL	3.0	2.0	1478	$4,250	$2.88	26d	1	0.87mi
4292 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$3,800	$3.08	26d	1	0.88mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	26d	1	0.90mi
4295 Crestdale St Palm Beach Gardens, FL	3.0	2.0	1366	$4,500	$3.29	26d	1	0.90mi
4289 S Mary Cir Palm Beach Gardens, FL	2.0	2.0	1246	$2,850	$2.29	26d	1	0.94mi
4358 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$5,000	$4.06	26d	1	0.94mi
4538 Arthur St Palm Beach Gardens, FL	3.0	2.0	1336	$2,900	$2.17	26d	1	1.11mi
2750 Rio Vista Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	925	$2,999	$3.24	5d	27	1.23mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	26d	1	1.29mi
9130 E Highland Pines Blvd Unit 1326852P Palm Beach Gardens, FL	2.0–4.0	2.0–4.0	1721	$3,746	$2.18	1d	2	1.32mi
9126 E Highland Pines Blvd Unit 1326848P Palm Beach Gardens, FL	2.0	2.0	1496	$4,969	$3.32	1d	1	1.33mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	26d	1	1.36mi
624 Southwind Cir Apt 4 North Palm Beach, FL	3.0	2.0	1134	$4,750	$4.19	26d	1	1.36mi
624 Southwind Cir Unit 3 North Palm Beach, FL	3.0	3.0	1316	$5,500	$4.18	26d	1	1.36mi
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	26d	1	1.43mi

HOA detail

• Monthly dues: $517 · $6,204/yr

Listing history 50 events

1. 2026-06-21
   days on market $383,900 Active 360 DOM
2. 2026-06-18
   days on market $383,900 Active 357 DOM
3. 2026-06-17
   days on market $383,900 Active 356 DOM
4. 2026-06-16
   days on market $383,900 Active 355 DOM
5. 2026-06-15
   days on market $383,900 Active 354 DOM
6. 2026-06-13
   days on market $383,900 Active 352 DOM
7. 2026-06-09
   days on market $383,900 Active 348 DOM
8. 2026-06-07
   days on market $383,900 Active 346 DOM
9. 2026-06-04
   days on market $383,900 Active 343 DOM
10. 2026-06-03
    days on market $383,900 Active 342 DOM
11. 2026-06-01
    days on market $383,900 Active 340 DOM
12. 2026-05-31
    days on market $383,900 Active 339 DOM
13. 2026-04-11
    price $383,900
14. 2026-02-09
    price $388,900
15. 2025-09-17
    status Active
16. 2025-09-09
    historical Active Under Contract
17. 2025-08-15
    price $393,900
18. 2025-06-25
    listed $396,900 Active
19. 2018-08-28
    soldstatus $220,000
20. 2016-09-23
    soldstatus $165,409 Closed 162-char remark

    Show marketing remark (162 chars)

    This 2 bedroom 2 full bath tile and wood flooring Town house is located in a desirable community, offering 1140 square feet of living area built in the year 1990.

21. 2016-08-17
    status Pending 162-char remark

    Show marketing remark (162 chars)

    This 2 bedroom 2 full bath tile and wood flooring Town house is located in a desirable community, offering 1140 square feet of living area built in the year 1990.

22. 2016-08-10
    status Active 162-char remark

    Show marketing remark (162 chars)

    This 2 bedroom 2 full bath tile and wood flooring Town house is located in a desirable community, offering 1140 square feet of living area built in the year 1990.

23. 2016-07-13
    price $182,300 162-char remark

    Show marketing remark (162 chars)

    This 2 bedroom 2 full bath tile and wood flooring Town house is located in a desirable community, offering 1140 square feet of living area built in the year 1990.

24. 2016-07-13
    historical 162-char remark

    Show marketing remark (162 chars)

    This 2 bedroom 2 full bath tile and wood flooring Town house is located in a desirable community, offering 1140 square feet of living area built in the year 1990.

25. 2016-06-28
    price $189,700 162-char remark

    Show marketing remark (162 chars)

    This 2 bedroom 2 full bath tile and wood flooring Town house is located in a desirable community, offering 1140 square feet of living area built in the year 1990.

26. 2016-06-18
    status Active 162-char remark

    Show marketing remark (162 chars)

    This 2 bedroom 2 full bath tile and wood flooring Town house is located in a desirable community, offering 1140 square feet of living area built in the year 1990.

27. 2016-06-02
    status Pending 162-char remark

    Show marketing remark (162 chars)

    This 2 bedroom 2 full bath tile and wood flooring Town house is located in a desirable community, offering 1140 square feet of living area built in the year 1990.

28. 2016-06-02
    status Active 162-char remark

    Show marketing remark (162 chars)

    This 2 bedroom 2 full bath tile and wood flooring Town house is located in a desirable community, offering 1140 square feet of living area built in the year 1990.

29. 2016-05-26
    historical 162-char remark

    Show marketing remark (162 chars)

    This 2 bedroom 2 full bath tile and wood flooring Town house is located in a desirable community, offering 1140 square feet of living area built in the year 1990.

30. 2016-05-11
    listed $197,200 Active 162-char remark

    Show marketing remark (162 chars)

    This 2 bedroom 2 full bath tile and wood flooring Town house is located in a desirable community, offering 1140 square feet of living area built in the year 1990.

31. 2015-09-24
    soldstatus $246,458
32. 2014-10-31
    historical
33. 2014-06-09
    historical Contingent
34. 2014-05-23
    price $142,000 Active
35. 2014-05-23
    status Active
36. 2013-07-29
    status Pending
37. 2013-05-24
    status Back On Market
38. 2011-09-21
    listed Contingent
39. 2011-07-05
    historical
40. 2010-11-29
    listed $109,000
41. 2010-11-17
    historical
42. 2009-11-17
    listed $109,000
43. 2003-09-05
    soldstatus $159,000
44. 2003-08-29
    soldstatus $159,000
45. 2003-07-03
    historical
46. 2003-06-11
    listed $159,900
47. 2001-07-19
    soldstatus $110,000
48. 2001-06-29
    soldstatus $110,000
49. 2001-06-11
    historical
50. 2001-06-07
    listed $115,000

ⓘ 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: $3,073 · $256/mo
• Projected year-2 tax: $3,186 · $266/mo
• Expected delta: +$114/yr (+$9/mo · 3.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 21 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: $42,726
• − Mortgage interest: −$21,504
• − Property taxes: −$3,073
• − Insurance: −$1,920
• − Repairs & maintenance: −$3,418
• − Management: −$3,418
• − HOA: −$6,204
• − Depreciation: −$11,168
• Taxable loss: −$7,979
• Est. tax savings @ 24.0%: +$1,915
• After-tax cash flow: $314/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): 14,370
• Household income: $70,646
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 903.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 46% White 31% Hispanic / Latino 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 5%
• Common ancestry: Hispanic 15% Italian 2% Romanian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 17% Spanish 12% Chinese 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: ▼ -112.30%
• Current HPI: 461.4045
• Rent YoY: ▲ 5.97%
• 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

+336.7% since first listed

39 events — show timeline

• 2026-04-11 Price Changed $383,900 Beaches MLS
• 2026-02-09 Price Changed $388,900 Beaches MLS
• 2025-09-17 Relisted — Beaches MLS
• 2025-09-09 Contingent — Beaches MLS
• 2025-08-15 Price Changed $393,900 Beaches MLS
• 2025-06-25 Listed $396,900 Beaches MLS
• 2018-08-28 Sold (Public Records) $220,000 Public Records
• 2016-09-23 Sold (MLS) $165,409 Beaches MLS
• 2016-08-17 Pending — Beaches MLS
• 2016-08-10 Relisted — Beaches MLS
• 2016-07-13 Price Changed $182,300 Beaches MLS
• 2016-07-13 Listing Removed — Beaches MLS
• 2016-06-28 Price Changed $189,700 Beaches MLS
• 2016-06-18 Relisted — Beaches MLS
• 2016-06-02 Pending — Beaches MLS
• 2016-06-02 Relisted — Beaches MLS
• 2016-05-26 Listing Removed — Beaches MLS
• 2016-05-11 Listed $197,200 Beaches MLS
• 2015-09-24 Sold (Public Records) $246,458 Public Records
• 2014-10-31 Listing Removed — Beaches MLS
• 2014-06-09 Contingent — Beaches MLS
• 2014-05-23 Relisted — Beaches MLS
• 2014-05-23 Price Changed $142,000 Beaches MLS
• 2013-07-29 Pending — Beaches MLS
• 2013-05-24 Relisted — Beaches MLS
• 2011-09-21 Listed — Beaches MLS
• 2011-07-05 Listing Removed — Beaches MLS
• 2010-11-29 Listed $109,000 Beaches MLS
• 2010-11-17 Listing Removed — Beaches MLS
• 2009-11-17 Listed $109,000 Beaches MLS
• 2003-09-05 Sold (Public Records) $159,000 Public Records
• 2003-08-29 Sold (MLS) $159,000 Beaches MLS
• 2003-07-03 Listing Removed — Beaches MLS
• 2003-06-11 Listed $159,900 Beaches MLS
• 2001-07-19 Sold (Public Records) $110,000 Public Records
• 2001-06-29 Sold (MLS) $110,000 Beaches MLS
• 2001-06-11 Listing Removed — Beaches MLS
• 2001-06-07 Listed $115,000 Beaches MLS
• 1990-12-03 Sold (Public Records) $87,900 Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,073 · +3.4% YoY. Source: county tax records.