3664 Everglades Rd · Cabana Colony, FL 33410

$373,500

3 bd · 1.5 ba · 1,340 sqft · SingleFamily public records · 5 Days on market

Built 1962 6,248 sqft lot Est $488k · 23% under

---

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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this excellent property in Palm Beach Gardens! Property has 3 bedrooms and 1 full bathroom. Home also has a large storage room with A/C - can be converted into an in-law suite, home office, etc. Roof is approximately 10 years old, the central A/C is 1–2 years old, and the water heater is tankless at 8–10 years old. Washer and dryer were in good condition. Property also includes a pool and yard. Home is clean and well-maintained. PLEASE NOTE - I AM NOT AVILABLE ON THE SABBATH/SATURDAY'S.

Key facts

• In-law suite
• Yard
• Large storage room

Tags

• LARGE STORAGE ROOM
• IN-LAW SUITE
• HOME OFFICE
• TANKLESS WATER HEATER
• POOL
• YARD

Property features AI

Exterior

• Parking: Driveway
• Security: Storm/security shutters
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces north; Residential multi-family zoning (RM)
• Construction: Block construction; Shingle roof; Effective year built
• Exterior features: Fenced yard; Outdoor lighting; Patio; Storm/security shutters; In-ground pool

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $374k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/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 $358k (4.2% below list).
• Recommended offer: $358k (4.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#346 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: schools D, amenities F, commute 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.
• Market conditions: Rents rising (+2.5%/yr); 303 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); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,579/mo this rent would consume 45% 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $78k; list at $374k implies a 379% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $357,894 (4.2% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $487,760
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12108 Colony Ave	0.21mi	3/2.0	1,278 (-5%)	6mo	$465,000	$364	75
3773 Bahama Rd	0.16mi	3/1.5	1,200 (-10%)	12mo	$411,250	$343	65

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-26,339
• Equity at exit: $55,690

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $15,616
• Equity at exit: $32,293

Cash invested: $104,580 (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: 303
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,579 high
• Mortgage (P&I): −$1,959
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $568

Break-even live

Break-even rent $2,860

Max offer price $373,500

Occupancy floor 79%

Sensitivity live

Price	-10% $779	-5% $673	+0% $568	+5% $462	+10% $356
Rent	-10% $285	-5% $426	+0% $568	+5% $709	+10% $850
Rate	-1.0pp $756	-0.5pp $663	base $568	+0.5pp $471	+1.0pp $372

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: $93,375
• Closing costs: $11,205
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3640 Gull Rd Palm Beach Gardens, FL	3.0	2.0	1382	$2,975	$2.15	8d	1	0.10mi
3818 Everglades Rd Palm Beach Gardens, FL	4.0	1.5	1381	$3,000	$2.17	25d	1	0.15mi
3745 Atlantic Rd Unit 3745 Palm Beach Gardens, FL	4.0	2.0	1119	$2,900	$2.59	25d	1	0.19mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	22d	1	0.23mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	25d	1	0.23mi
11900 Valencia Gardens Ave Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	980	$3,032	$3.09	0d	19	0.27mi
3270 Grove Rd Unit 1326860P Palm Beach Gardens, FL	3.0	2.0	1496	$5,047	$3.37	8d	1	0.42mi
3252 Florida Blvd Unit 1326857P Palm Beach Gardens, FL	4.0	3.0	1593	$6,941	$4.36	0d	1	0.42mi
3630 Gardens Pkwy Unit 1004C Palm Beach Gardens, FL	2.0	2.5	1831	$5,000	$2.73	25d	1	0.44mi
3630 Gardens Pkwy Unit 1104C Palm Beach Gardens, FL	2.0	2.5	1831	$5,250	$2.87	19d	1	0.44mi
3610 Gardens Pkwy Unit 402A Palm Beach Gardens, FL	2.0	2.5	1831	$5,500	$3.00	25d	1	0.45mi
4128 Chestnut Ave Palm Beach Gardens, FL	3.0	2.0	1646	$3,900	$2.37	21d	1	0.61mi
4128 Chestnut Ave Palm Beach Gardens, FL	3.0	2.0	1646	$3,900	$2.37	25d	1	0.61mi
4128 Chestnut Ave Palm Beach Gardens, FL	3.0	2.0	1646	$3,900	$2.37	6d	1	0.61mi
2916 Tuscany Ct #201 Palm Beach Gardens, FL	2.0	2.0	1149	$3,200	$2.79	4d	1	0.70mi
2916 Tuscany Ct Palm Beach Gardens, FL	3.0	2.0	1278	$2,818	$2.21	25d	1	0.70mi
2813 Grande Pkwy #109 Palm Beach Gardens, FL	3.0	2.0	1278	$2,818	$2.21	25d	1	0.85mi
113 Evergrene Pkwy Palm Beach Gardens, FL	2.0	2.0	1144	$3,700	$3.23	4d	1	0.85mi
2802 Sarento Pl #204 Palm Beach Gardens, FL	2.0	2.0	1092	$3,500	$3.21	25d	1	0.86mi
2727 Anzio Ct #106 Palm Beach Gardens, FL	3.0	2.0	1316	$3,000	$2.28	25d	1	0.89mi
2805 Veronia Dr Palm Beach Gardens, FL	3.0	2.0	1361	$3,000	$2.20	25d	1	0.91mi
4348 Hazel Ave Palm Beach Gardens, FL	3.0	2.5	1740	$4,200	$2.41	25d	1	0.94mi
354 November St Palm Beach Gardens, FL	3.0	2.5	1609	$3,950	$2.45	25d	1	0.97mi
801 Sabal Ridge Cir Unit H Palm Beach Gardens, FL	2.0	2.0	1400	$2,900	$2.07	25d	1	0.98mi
11556 Winchester Dr Unit 29c Palm Beach Gardens, FL	3.0	2.5	1562	$2,950	$1.89	25d	1	1.02mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	25d	1	1.05mi
455 Pumpkin Dr Palm Beach Gardens, FL	3.0	2.5	1609	$3,650	$2.27	0d	1	1.06mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	25d	1	1.09mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$4,108	$4.12	0d	23	1.12mi
233 Evergrene Pkwy Palm Beach Gardens, FL	2.0	2.0	1144	$3,250	$2.84	22d	1	1.13mi
113 Evergrene Pkwy Unit 3-A Palm Beach Gardens, FL	2.0	2.0	1144	$3,700	$3.23	25d	1	1.13mi
5009 Dulce Ct Palm Beach Gardens, FL	3.0	2.5	1855	$5,500	$2.96	3d	1	1.18mi
546 Tomahawk Ct Palm Beach Gardens, FL	3.0	2.5	1563	$4,750	$3.04	25d	1	1.19mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	25d	1	1.20mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	25d	1	1.20mi
564 Tomahawk Ct Palm Beach Gardens, FL	3.0	2.5	1741	$4,500	$2.58	25d	1	1.22mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	25d	1	1.24mi
403 4th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,950	$1.85	25d	1	1.24mi
4045 Central Gardens Way Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1175	$3,772	$3.21	0d	19	1.27mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	2d	30	1.31mi

Listing history 5 events

1. 2026-05-12
   status Pending
2. 2026-05-07
   price $373,500
3. 2026-05-07
   listed $273,500 Active
4. 1995-09-15
   soldstatus $78,000
5. 1989-06-27
   soldstatus $69,000

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $3,100 · $258/mo
• Expected delta: +$1,355/yr (+$113/mo · 77.7%)

ⓘ 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 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $42,947
• − Mortgage interest: −$20,922
• − Property taxes: −$1,745
• − Insurance: −$1,868
• − Repairs & maintenance: −$3,436
• − Management: −$3,436
• − Depreciation: −$10,865
• Taxable income: $676
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $6,650/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 — Cabana Colony

• Score: 72/100
• State rank: #346
• US rank: #5999

Category grades

Amenities F Commute F Cost of living B- 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: Cabana Colony, FL
• County: Palm Beach County · 1,438,312 people
• 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

+441.3% since first listed

5 events — show timeline

• 2026-05-12 Pending — MARMLS
• 2026-05-07 Price Changed $373,500 MARMLS
• 2026-05-07 Listed $273,500 MARMLS
• 1995-09-15 Sold (Public Records) $78,000 Public Records
• 1989-06-27 Sold (Public Records) $69,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,745 · +3.6% YoY. Source: county tax records.