13140 Crisa Dr · Palm Beach Gardens, FL 33410

$925,000

4 bd · 2.5 ba · 2,248 sqft · SingleFamily public records · 41 Days on market

Built 1988 $674/mo HOA · 8% of rent ↓ 39% 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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• 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

Largest of the four models. Master BR on 1st. Flr. Office can be 4th. BR. Loft can be added rm. Eat in-Kitchen. New updated Appliances. Gated 5 Star Community.

Key facts

• Gated community
• Pool access
• Flexible office

Tags

• CORNER LOT
• GATED COMMUNITY
• 24 HOUR MANNED SECURITY
• FIRST FLOOR PRIMARY SUITE
• POOL ACCESS
• FLEXIBLE OFFICE

Property features AI

Finance

• Other: Private in-ground fenced pool
• Financial info: Pets allowed with possible restrictions and number limits
• HOA & community: Community association: Crystal Pointe; Association phone available; Monthly association fee

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single family residence; Two to three or more levels; Faces southwest
• Construction: Stucco and concrete block (CBS) construction; Barrel roof; Resale property; Built as the Crystal Pointe model
• Exterior features: Corner lot; Fenced backyard

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms and one half bathroom (three total); One bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; Entrance foyer; Split bedroom layout; Unfurnished
• Laundry & utility: Laundry closet inside the home

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $925k.

Deal economics

• At list price, monthly cash flow is $-8 ($-98/yr) — negative.
• To cash-flow at today's rent, offer at most $924k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $797k (13.8% below list).
• Recommended offer: $797k (13.8% below list) — sets the bar for 1% rule.

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: Dwight D. Eisenhower Elementary School (math 52% / reading 52%, grade C-, #990 of 2,144 statewide, top 48%, 432 students, 56% FRL); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% 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 at 57% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 306 active listings in the ZIP; 36 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 $7,972/mo this rent would consume 101% 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 $6k of loan paydown is wiped out by about $28k 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 41 days — a 3% lower offer ($897k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $265k; list at $925k implies a 249% 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $797,232 (13.8% 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 41 days. Have you received any prior offers? Is the seller open to a 14% 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. 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 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: 0.86% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.7

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-154,413
• Equity at exit: $137,921

10-year hold

• IRR: -9.7%
• Equity multiple: 0.42×
• Total profit: $-151,389
• Equity at exit: $79,977

Cash invested: $259,000 (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 33410

• Rents YoY: 2.5%
• Active inventory: 306
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $7,972 high
• Mortgage (P&I): −$4,851
• Tax from tax record: −$396 /mo · $4,753/yr
• Insurance: −$385
• HOA: −$674
• Vacancy / Maint / Mgmt: −$1,674
• Net cashflow: $-8

Break-even live

Break-even rent $7,983

Max offer price $923,556

Occupancy floor 95%

Sensitivity live

Price	-10% $515	-5% $254	+0% $-8	+5% $-270	+10% $-532
Rent	-10% $-638	-5% $-323	+0% $-8	+5% $307	+10% $622
Rate	-1.0pp $458	-0.5pp $227	base $-8	+0.5pp $-248	+1.0pp $-492

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12897 La Rochelle Cir Palm Beach Gardens, FL	3.0	2.0	2004	$8,000	$3.99	7d	1	0.23mi
12897 La Rochelle Cir Palm Beach Gardens, FL	3.0	2.0	2004	$8,000	$3.99	5d	1	0.23mi
12931 N Normandy Way West Palm Beach, FL	3.0	2.5	2561	$13,500	$5.27	2d	1	0.29mi
13471 Miles Standish Prt West Palm Beach, FL	3.0	2.5	2741	$5,000	$1.82	27d	1	0.30mi
159 Oakwood Ln Unit 159 Palm Beach Gardens, FL	4.0	3.0	2659	$11,500	$4.32	27d	1	0.32mi
2339 Treasure Isle Dr #43 West Palm Beach, FL	3.0	2.0	1528	$11,000	$7.20	27d	1	0.43mi
13074 23rd Ave N West Palm Beach, FL	3.0	2.0	1456	$5,500	$3.78	17d	1	0.45mi
12831 S Shore Dr West Palm Beach, FL	4.0	3.5	2801	$9,000	$3.21	27d	1	0.51mi
515 Bay Colony Dr N Juno Beach, FL	3.0	2.0	1509	$12,000	$7.95	8d	1	0.82mi
431 Bay Colony Dr N Juno Beach, FL	3.0	3.0	1859	$5,500	$2.96	27d	1	0.85mi
444 Bay Colony Dr S Juno Beach, FL	3.0	2.5	1859	$6,500	$3.50	20d	1	0.87mi
1803 Juno Isles Blvd North Palm Beach, FL	4.0	2.5	2513	$15,000	$5.97	2d	1	1.00mi
300 Uno Lago Dr Juno Beach, FL	2.0–3.0	2.0	1319	$6,800	$5.16	5d	1	1.13mi
3270 Grove Rd Unit 1326860P Palm Beach Gardens, FL	3.0	2.0	1496	$5,492	$3.67	1d	1	1.13mi
800 Uno Lago Dr #305 Juno Beach, FL	3.0	2.0	1446	$5,000	$3.46	27d	1	1.14mi
3252 Florida Blvd Unit 1326857P Palm Beach Gardens, FL	4.0	3.0	1593	$6,903	$4.33	1d	1	1.18mi
12801 US Highway 1 Juno Beach, FL	2.0–3.0	2.0–2.5	1706	$3,013	$1.77	0d	11	1.24mi
11860 Valencia Gardens Ave Palm Beach Gardens, FL	3.0	3.5	2150	$3,800	$1.77	27d	1	1.25mi
500 Sunrise Way Juno Beach, FL	4.0	2.5	2360	$10,000	$4.24	27d	1	1.25mi
500 Sunrise Way Juno Beach, FL	4.0	2.5	2360	$10,000	$4.24	24d	1	1.25mi
2359 N Wallen Dr West Palm Beach, FL	4.0	2.0	2293	$3,995	$1.74	1d	1	1.26mi
2359 N Wallen Dr West Palm Beach, FL	4.0	2.0	2293	$4,195	$1.83	6d	1	1.26mi
381 Zenith Ln Juno Beach, FL	3.0	2.5	1656	$4,900	$2.96	17d	1	1.26mi
381 Zenith Ln Juno Beach, FL	3.0	2.5	1656	$4,900	$2.96	27d	1	1.26mi
381 Zenith Ln Juno Beach, FL	3.0	2.5	1656	$4,900	$2.96	8d	1	1.26mi
460 Sunrise Way Juno Beach, FL	4.0	3.5	2233	$10,000	$4.48	27d	1	1.28mi
461 Jupiter Ln Juno Beach, FL	3.0	3.0	2045	$12,000	$5.87	27d	1	1.29mi
464 Juno Dunes Way Juno Beach, FL	3.0	3.5	1709	$7,000	$4.10	27d	1	1.31mi
441 S Lyra Cir Juno Beach, FL	4.0	3.0	2896	$15,000	$5.18	27d	1	1.37mi
333 Ocean Dr Juno Beach, FL	3.0	2.0	1600	$10,000	$6.25	27d	1	1.37mi
701 Sea Oats Dr Unit D1 Juno Beach, FL	3.0	2.5	1665	$6,000	$3.60	27d	1	1.38mi
701 Sea Oats Dr Unit D1 Juno Beach, FL	3.0	2.5	1665	$6,000	$3.60	13d	1	1.38mi
877 Taft Ct Palm Beach Gardens, FL	3.0	2.5	2307	$7,999	$3.47	27d	1	1.39mi
12155 US Highway 1 North Palm Beach, FL	1.0–3.0	1.0–2.0	1297	$4,776	$3.68	0d	22	1.44mi
500 Ocean Dr Unit E-2D Juno Beach, FL	3.0	2.5	1851	$8,500	$4.59	24d	1	1.49mi
500 Ocean Dr Unit E-2D Juno Beach, FL	3.0	2.5	1851	$8,500	$4.59	27d	1	1.49mi

HOA detail

• Monthly dues: $674 · $8,088/yr
• Likely covers: security

Listing history 22 events

1. 2026-06-22
   days on market $925,000 Active 41 DOM
2. 2026-06-21
   days on market $925,000 Active 40 DOM
3. 2026-06-18
   days on market $925,000 Active 37 DOM
4. 2026-06-17
   days on market $925,000 Active 36 DOM
5. 2026-06-16
   days on market $925,000 Active 35 DOM
6. 2026-06-15
   days on market $925,000 Active 34 DOM
7. 2026-06-13
   days on market $925,000 Active 32 DOM
8. 2026-06-09
   days on market $925,000 Active 28 DOM
9. 2026-06-08
   days on market $925,000 Active 27 DOM
10. 2026-06-07
    days on market $925,000 Active 26 DOM
11. 2026-06-04
    days on market $925,000 Active 23 DOM
12. 2026-06-03
    days on market $925,000 Active 22 DOM
13. 2026-06-02
    days on market $925,000 Active 21 DOM
14. 2026-06-01
    days on market $925,000 Active 20 DOM
15. 2026-05-31
    days on market $925,000 Active 19 DOM
16. 2026-05-12
    listed $925,000 Active
17. 2012-08-10
    soldstatus $265,000
18. 2012-07-27
    soldstatus $265,000 159-char remark

    Show marketing remark (159 chars)

    Largest of the four models. Master BR on 1st. Flr. Office can be 4th. BR. Loft can be added rm. Eat in-Kitchen. New updated Appliances. Gated 5 Star Community.

19. 2012-06-21
    historical 159-char remark

    Show marketing remark (159 chars)

    Largest of the four models. Master BR on 1st. Flr. Office can be 4th. BR. Loft can be added rm. Eat in-Kitchen. New updated Appliances. Gated 5 Star Community.

20. 2011-06-11
    listed $299,000 159-char remark

    Show marketing remark (159 chars)

    Largest of the four models. Master BR on 1st. Flr. Office can be 4th. BR. Loft can be added rm. Eat in-Kitchen. New updated Appliances. Gated 5 Star Community.

21. 1988-09-20
    soldstatus $186,600
22. 1988-07-05
    soldstatus $1,517,000

ⓘ 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: $4,753 · $396/mo
• Projected year-2 tax: $7,678 · $640/mo
• Expected delta: +$2,924/yr (+$244/mo · 61.5%)

ⓘ 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 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: $95,668
• − Mortgage interest: −$51,814
• − Property taxes: −$4,753
• − Insurance: −$4,625
• − Repairs & maintenance: −$7,653
• − Management: −$7,653
• − HOA: −$8,088
• − Depreciation: −$26,909
• Taxable loss: −$15,829
• Est. tax savings @ 24.0%: +$3,799
• After-tax cash flow: $3,701/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): 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

-39.0% since first listed

7 events — show timeline

• 2026-05-12 Listed $925,000 Beaches MLS
• 2012-08-10 Sold (Public Records) $265,000 Public Records
• 2012-07-27 Sold (MLS) $265,000 Beaches MLS
• 2012-06-21 Listing Removed — Beaches MLS
• 2011-06-11 Listed $299,000 Beaches MLS
• 1988-09-20 Sold (Public Records) $186,600 Public Records
• 1988-07-05 Sold (Public Records) $1,517,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $4,753 · +3.1% YoY. Source: county tax records.