1601 16th Ter · Palm Beach Gardens, FL 33418

$362,900

2 bd · 2.5 ba · 1,488 sqft · Townhouse public records · 76 Days on market

Built 1980 Est $436k · 17% under $486/mo HOA · 13% 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 +15.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• DSCR +4.6/10.0
• 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

LIVE THE PGA NATIONAL LIFESTYLE! Bright and versatile 3-bedroom, 2.5-bath townhouse just steps from PGA National Resort & Spa. The main level offers a rare first-floor bedroom, ideal for guests or a private workspace, plus a comfortable living area that opens to a screened patio for relaxed evenings. Upstairs, unwind in a spacious primary suite with ensuite bath, along with an additional bedroom and full bath. Big-ticket items already handle. Roof (2025, assessment fully paid) and siding (2024). A/C - 2018. Water Heater - 2019. Hot Tub is negotiable. Minutes to beaches, shopping, and dining, all within a top-rated school zone. Easy living in one of Palm Beach Gardens' most desirable l

Key facts

• Screened patio
• Siding in
• Ensuite bath

Tags

• FIRST FLOOR BEDROOM
• SCREENED PATIO
• ENSUITE BATH
• ROOF DONE
• SIDING IN
• PRIME LOCATION

Property features AI

Finance

• Other: Resale condition
• Financial info: Monthly HOA fee: $486
• HOA & community: Community amenities include basketball court, clubhouse, golf course, parking, and pool; HOA dues paid monthly

Exterior

• Parking: Assigned parking; Guest parking; Two open parking spaces
• Security: Security guard; Security fence
• Utilities: Cable available
• Home design: Townhouse; Two-story building; First-floor entry; North-facing
• Construction: Block/CBS construction
• Exterior features: Patio; Fenced yard; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Laminate; Tile; Wood
• Bathrooms: Two full bathrooms and one half bathroom (three total); One bathroom on the main level
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Unfurnished; Security guard and security fence on property
• Laundry & utility: Electric water heater (listed under appliances)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $363k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $363k).
• Recommended offer: $341k (6.0% 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); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL).
• Market conditions: Rents rising (+2.0%/yr); 532 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3k of loan paydown is wiped out by about $11k 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 ($341k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $160k; list at $363k implies a 127% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $341,126 (6.0% 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 6% 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 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. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $435,984
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 Brackenwood Cv	0.67mi	2/2.0	1,366 (-8%)	11mo	$400,000	$293	44

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 · 2.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-54,528
• Equity at exit: $54,110

10-year hold

• IRR: -8.5%
• Equity multiple: 0.49×
• Total profit: $-51,409
• Equity at exit: $31,377

Cash invested: $101,612 (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: 532
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,710 high
• Mortgage (P&I): −$1,903
• Tax from tax record: −$269 /mo · $3,229/yr
• Insurance: −$151
• HOA: −$486
• Vacancy / Maint / Mgmt: −$779
• Net cashflow: $121

Break-even live

Break-even rent $3,556

Max offer price $362,900

Occupancy floor 92%

Sensitivity live

Price	-10% $327	-5% $224	+0% $121	+5% $19	+10% $-84
Rent	-10% $-172	-5% $-25	+0% $121	+5% $268	+10% $414
Rate	-1.0pp $304	-0.5pp $214	base $121	+0.5pp $27	+1.0pp $-68

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: $90,725
• Closing costs: $10,887
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	2d	1	0.01mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	25d	1	0.01mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	21d	1	0.01mi
1520 15th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$2,950	$1.98	11d	1	0.02mi
1424 14th Ter Unit 1424 Palm Beach Gardens, FL	3.0	2.5	1488	$3,000	$2.02	25d	1	0.08mi
1410 14th Ter #1410 Palm Beach Gardens, FL	2.0	2.5	1488	$3,000	$2.02	25d	1	0.08mi
227 2nd Ter Palm Beach Gardens, FL	2.0	2.5	1488	$2,750	$1.85	2d	1	0.12mi
107 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$11,000	$6.43	25d	1	0.12mi
118 1st Ter Palm Beach Gardens, FL	2.0	2.5	1488	$3,200	$2.15	25d	1	0.16mi
401 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$9,600	$5.61	25d	1	0.18mi
112 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,800	$2.47	25d	1	0.28mi
112 Club Dr #112 Palm Beach Gardens, FL	2.0	2.0	1156	$2,850	$2.47	13d	1	0.28mi
502 5th Ter Palm Beach Gardens, FL	2.0	2.5	1488	$3,250	$2.18	25d	1	0.30mi
105 Club Dr #105 Palm Beach Gardens, FL	2.0	2.0	1135	$10,000	$8.81	22d	1	0.32mi
103 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,600	$2.41	14d	1	0.32mi
305 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,750	$2.42	25d	1	0.33mi
135 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,000	$4.23	25d	1	0.34mi
150 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,999	$4.94	21d	1	0.34mi
311 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$6,500	$5.73	25d	1	0.34mi
229 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1694	$4,500	$2.66	25d	1	0.35mi
204 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$4,100	$2.75	25d	1	0.39mi
206 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$5,000	$4.41	25d	1	0.40mi
293 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1694	$6,000	$3.54	25d	1	0.40mi
265 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,400	$2.28	25d	1	0.41mi
515 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$5,000	$4.41	25d	1	0.42mi
402 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,500	$6.61	25d	1	0.42mi
913 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,500	$3.08	25d	1	0.43mi
915 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$4,500	$3.96	25d	1	0.44mi
406 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,000	$6.17	25d	1	0.44mi
523 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,500	$3.08	21d	1	0.45mi
706 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,700	$2.38	5d	1	0.46mi
533 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,000	$2.64	22d	1	0.48mi
615 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$6,000	$5.29	25d	1	0.52mi
26 Via Aurelia Palm Beach Gardens, FL	3.0	2.5	1830	$8,500	$4.64	25d	1	0.52mi
836 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$8,499	$7.49	14d	1	0.52mi
811 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$9,000	$7.93	25d	1	0.54mi
830 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,500	$6.61	25d	1	0.56mi
820 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,200	$2.82	25d	1	0.58mi
438 Brackenwood Ln S Palm Beach Gardens, FL	2.0	2.0	1366	$3,000	$2.20	25d	1	0.59mi
821 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$9,950	$8.77	25d	1	0.59mi

HOA detail

• Monthly dues: $486 · $5,832/yr
• Likely covers: water

Listing history 33 events

1. 2026-04-11
   price $362,900
2. 2026-03-21
   price $372,900
3. 2026-02-15
   listed $374,900 Active
4. 2024-10-20
   historical
5. 2024-08-18
   price $379,000
6. 2024-06-13
   price $379,900
7. 2024-05-21
   listed $385,000 Active
8. 2024-05-10
   historical
9. 2024-04-30
   price $398,900
10. 2024-04-12
    price $399,999
11. 2024-03-25
    listed $429,900 Active
12. 2018-06-06
    status Pending
13. 2018-05-23
    historical
14. 2018-04-29
    listed $239,000 Active
15. 2014-06-17
    historical
16. 2013-09-06
    status Pending
17. 2013-06-22
    soldstatus $160,000 Closed
18. 2013-06-20
    soldstatus $160,000
19. 2013-06-17
    soldstatus $160,000
20. 2013-06-06
    historical Contingent
21. 2013-06-05
    price $115,000 Price Change
22. 2013-06-01
    listed $95,000 New
23. 2013-05-06
    historical Contingent
24. 2013-03-27
    listed $174,900 Active
25. 2013-03-20
    historical
26. 2013-01-22
    listed $169,900
27. 2009-06-30
    historical
28. 2008-06-30
    listed $234,000
29. 2006-10-20
    soldstatus $235,000
30. 2006-10-18
    soldstatus $235,000
31. 2006-10-04
    historical
32. 2006-07-19
    listed $264,500
33. 1991-07-08
    soldstatus $85,000

ⓘ 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: $3,229 · $269/mo
• Projected year-2 tax: $3,229 · $269/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 3/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,518
• − Mortgage interest: −$20,328
• − Property taxes: −$3,229
• − Insurance: −$1,814
• − Repairs & maintenance: −$3,561
• − Management: −$3,561
• − HOA: −$5,832
• − Depreciation: −$10,557
• Taxable loss: −$4,365
• Est. tax savings @ 24.0%: +$1,048
• After-tax cash flow: $2,505/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

+326.9% since first listed

33 events — show timeline

• 2026-04-11 Price Changed $362,900 Beaches MLS
• 2026-03-21 Price Changed $372,900 Beaches MLS
• 2026-02-15 Listed $374,900 Beaches MLS
• 2024-10-20 Listing Removed — Beaches MLS
• 2024-08-18 Price Changed $379,000 Beaches MLS
• 2024-06-13 Price Changed $379,900 Beaches MLS
• 2024-05-21 Listed $385,000 Beaches MLS
• 2024-05-10 Listing Removed — MARMLS
• 2024-04-30 Price Changed $398,900 MARMLS
• 2024-04-12 Price Changed $399,999 MARMLS
• 2024-03-25 Listed $429,900 MARMLS
• 2018-06-06 Pending — Beaches MLS
• 2018-05-23 Listing Removed — Beaches MLS
• 2018-04-29 Listed $239,000 Beaches MLS
• 2014-06-17 Listing Removed — Beaches MLS
• 2013-09-06 Pending — Beaches MLS
• 2013-06-22 Sold (MLS) $160,000 Beaches MLS
• 2013-06-20 Sold (Public Records) $160,000 Public Records
• 2013-06-17 Sold (MLS) $160,000 Beaches MLS
• 2013-06-06 Contingent — Beaches MLS
• 2013-06-05 Price Changed $115,000 Beaches MLS
• 2013-06-01 Listed $95,000 Beaches MLS
• 2013-05-06 Contingent — Beaches MLS
• 2013-03-27 Listed $174,900 Beaches MLS
• 2013-03-20 Listing Removed — Beaches MLS
• 2013-01-22 Listed $169,900 Beaches MLS
• 2009-06-30 Listing Removed — Beaches MLS
• 2008-06-30 Listed $234,000 Beaches MLS
• 2006-10-20 Sold (Public Records) $235,000 Public Records
• 2006-10-18 Sold (MLS) $235,000 Beaches MLS
• 2006-10-04 Listing Removed — Beaches MLS
• 2006-07-19 Listed $264,500 Beaches MLS
• 1991-07-08 Sold (Public Records) $85,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,229 · +3.0% YoY. Source: county tax records.