6057 Brandon St · Palm Beach Gardens, FL 33418

$429,000

2 bd · 2.0 ba · 1,707 sqft · SingleFamily public records · 10 Days on market

Built 1984 4,160 sqft lot $355/mo HOA · 9% 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 +13.5/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open and bright with lake views. A den, an air conditioned Florida room, accordian hurricane shutters, and a screened porch. Wonderful feel and immaculate.

Key facts

• Cul d' sac location
• Eat in kitchen
• 4,160 sq ft lot

Tags

• EAT IN KITCHEN
• CUL D' SAC LOCATION

Property features AI

Finance

• Other: Pets allowed (with number limit); Community of approximately 950 units
• HOA & community: Community association with monthly HOA fee ($355/month); Association amenities include basketball court and recreation facilities; HOA covers cable TV, grounds maintenance, security, common areas, reserve funds, recreation facility

Exterior

• Parking: Attached garage (1.5 spaces; total 2 parking spaces, covered)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family residence; One story; Resale property; Faces west
• Construction: Frame, stucco, and wood siding construction; Shingle roof
• Exterior features: Screened patio; Patio; Property on a cul-de-sac; County road frontage (asphalt, publicly maintained); Waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range / electric cooktop; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wet bar; Walk-in closets; Split bedroom layout; Roman tub; Shutters on windows
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $429k.

Deal economics

• At list price, monthly cash flow is $18 ($219/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 $382k (11.0% below list).
• Recommended offer: $382k (11.0% 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: 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); 541 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 37% 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 $13k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 23y 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 $100k; list at $429k implies a 329% 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 $381,984 (11.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 9.4

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-72,081
• Equity at exit: $63,965

10-year hold

• IRR: -11.0%
• Equity multiple: 0.37×
• Total profit: $-76,255
• Equity at exit: $37,092

Cash invested: $120,120 (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: 541
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,820 high
• Mortgage (P&I): −$2,250
• Tax from tax record: −$216 /mo · $2,592/yr
• Insurance: −$179
• HOA: −$355
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $18

Break-even live

Break-even rent $3,797

Max offer price $429,000

Occupancy floor 95%

Sensitivity live

Price	-10% $261	-5% $140	+0% $18	+5% $-103	+10% $-225
Rent	-10% $-284	-5% $-133	+0% $18	+5% $169	+10% $320
Rate	-1.0pp $234	-0.5pp $127	base $18	+0.5pp $-93	+1.0pp $-206

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12921 Trevi Isle Dr Palm Beach Gardens, FL	3.0	2.5	1930	$4,500	$2.33	25d	1	0.08mi
12885 Trevi Isle Dr Palm Beach Gardens, FL	3.0	2.5	1832	$4,100	$2.24	14d	1	0.13mi
6198 Brandon St Unit 6198 West Palm Beach, FL	3.0	2.0	1905	$3,800	$1.99	13d	1	0.19mi
6198 Brandon St West Palm Beach, FL	3.0	2.0	1905	$5,000	$2.62	25d	1	0.19mi
12751 Touchstone Pl Palm Beach Gardens, FL	2.0	2.0	1741	$3,550	$2.04	25d	1	0.34mi
6403 Eastpointe Pines St Palm Beach Gardens, FL	2.0	2.0	1656	$4,500	$2.72	25d	1	0.43mi
6403 Eastpointe Pines St Palm Beach Gardens, FL	2.0	2.0	1656	$4,500	$2.72	3d	1	0.43mi
5653 Golden Eagle Cir Palm Beach Gardens, FL	3.0	2.0	1276	$3,200	$2.51	13d	1	0.58mi
6672 S Pine Ct Palm Beach Gardens, FL	2.0	2.0	1778	$6,900	$3.88	21d	1	0.62mi
12870 Briarlake Dr #205 Palm Beach Gardens, FL	2.0	2.0	1400	$3,000	$2.14	25d	1	0.64mi
12926 Briarlake Dr #201 Palm Beach Gardens, FL	2.0	2.0	1300	$2,850	$2.19	15d	1	0.67mi
13289 Touchstone Pl Palm Beach Gardens, FL	2.0	2.0	1328	$4,000	$3.01	25d	1	0.76mi
5457 Eagle Lake Dr Palm Beach Gardens, FL	2.0	2.0	1276	$2,800	$2.19	25d	1	0.79mi
13403 Touchstone Pl Unit A-102 West Palm Beach, FL	2.0	2.0	1245	$3,000	$2.41	8d	1	0.86mi
100 Portofino Dr Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1183	$2,667	$2.25	0d	51	0.91mi
246 Barbados Dr Jupiter, FL	3.0	2.0	2020	$6,500	$3.22	18d	1	1.15mi
3333 Central Gardens Cir Palm Beach Gardens, FL	2.0–3.0	2.0	1597	$3,200	$2.00	3d	5	1.23mi
3319 Central Gardens Cir Unit Elite Palm Beach Gardens, FL	2.0	2.0	1415	$3,201	$2.26	11d	1	1.29mi
3319 Central Gardens Cir Unit Elite Palm Beach Gardens, FL	2.0	2.0	1415	$3,469	$2.45	6d	1	1.29mi
4045 Central Gardens Way Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1175	$3,071	$2.61	0d	19	1.32mi
6088 Heather St Jupiter, FL	2.0	2.0	1080	$2,500	$2.31	23d	1	1.36mi
6088 Heather St Jupiter, FL	2.0	2.0	1080	$2,500	$2.31	25d	1	1.36mi
4891 Bonsai Cir #101 Palm Beach Gardens, FL	3.0	2.0	1222	$3,000	$2.45	4d	1	1.36mi
4930 Bonsai Cir #208 Palm Beach Gardens, FL	2.0	2.0	1077	$2,800	$2.60	25d	1	1.37mi
4870 Bonsai Cir #200 Palm Beach Gardens, FL	2.0	2.0	1421	$3,000	$2.11	25d	1	1.40mi
5009 Dulce Ct Palm Beach Gardens, FL	3.0	2.5	1855	$5,500	$2.96	3d	1	1.42mi
4861 Bonsai Cir #101 Palm Beach Gardens, FL	3.0	2.0	1222	$3,000	$2.45	17d	1	1.43mi
4861 Bonsai Cir #105 Palm Beach Gardens, FL	3.0	2.5	1741	$3,000	$1.72	19d	1	1.43mi
4861 Bonsai Cir Palm Beach Gardens, FL	3.0	2.0	1222	$3,000	$2.45	6d	1	1.43mi
6051 Kendrick St Jupiter, FL	3.0	2.0	1572	$4,450	$2.83	17d	1	1.44mi
6051 Kendrick St Jupiter, FL	3.0	2.0	1572	$4,450	$2.83	11d	1	1.44mi
4851 Bonsai Cir Palm Beach Gardens, FL	2.0–3.0	2.0	1149	$3,000	$2.61	12d	2	1.45mi
4851 Bonsai Cir Palm Beach Gardens, FL	2.0–3.0	2.0	1149	$2,725	$2.37	21d	3	1.45mi
4851 Bonsai Cir Palm Beach Gardens, FL	2.0	2.0	1149	$2,862	$2.49	5d	2	1.45mi
4991 Bonsai Cir #111 Palm Beach Gardens, FL	3.0	2.5	1851	$4,000	$2.16	25d	1	1.47mi
4991 Bonsai Cir #111 Palm Beach Gardens, FL	3.0	2.5	1851	$4,000	$2.16	23d	1	1.47mi
1101 Myrtlewood Cir E Unit 101 Palm Beach Gardens, FL	2.0	2.0	1213	$2,150	$1.77	25d	1	1.48mi
1201 Myrtlewood Cir E Palm Beach Gardens, FL	2.0	2.0	1213	$2,600	$2.14	25d	1	1.48mi
5203 Myrtlewood Cir E Palm Beach Gardens, FL	2.0	2.0	1202	$2,600	$2.16	25d	1	1.48mi
7302 Myrtlewood Cir W Palm Beach Gardens, FL	3.0	2.0	1193	$3,200	$2.68	25d	1	1.48mi

HOA detail

• Monthly dues: $355 · $4,260/yr

Listing history 7 events

1. 2026-06-21
   days on market $429,000 Active 10 DOM
2. 2026-06-18
   days on market $429,000 Active 7 DOM
3. 2026-06-17
   days on market $429,000 Active 6 DOM
4. 2026-06-16
   days on market $429,000 Active 5 DOM
5. 2026-06-15
   days on market $429,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $429,000 Active 2 DOM

ⓘ 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: $2,592 · $216/mo
• Projected year-2 tax: $3,561 · $297/mo
• Expected delta: +$969/yr (+$81/mo · 37.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 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: $45,838
• − Mortgage interest: −$24,031
• − Property taxes: −$2,592
• − Insurance: −$2,145
• − Repairs & maintenance: −$3,667
• − Management: −$3,667
• − HOA: −$4,260
• − Depreciation: −$12,480
• Taxable loss: −$7,003
• Est. tax savings @ 24.0%: +$1,681
• After-tax cash flow: $1,900/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

+146.6% since first listed

20 events — show timeline

• 2026-06-11 Listed $429,000 Beaches MLS
• 2012-07-16 Sold (MLS) $100,000 Beaches MLS
• 2012-05-23 Listing Removed — Beaches MLS
• 2012-05-04 Listed $100,000 Beaches MLS
• 2012-04-30 Listing Removed — Beaches MLS
• 2012-01-16 Listed $129,900 Beaches MLS
• 2012-01-13 Listing Removed — Beaches MLS
• 2011-04-25 Listed $144,900 Beaches MLS
• 2010-05-04 Listing Removed — Beaches MLS
• 2009-05-01 Listed $199,000 Beaches MLS
• 2008-12-31 Listing Removed — Beaches MLS
• 2008-01-28 Listed $189,900 Beaches MLS
• 2005-03-30 Sold (Public Records) $259,900 Public Records
• 2004-10-18 Sold (Public Records) $162,000 Public Records
• 2004-03-12 Sold (Public Records) $147,000 Public Records
• 2004-03-10 Sold (MLS) $147,000 Beaches MLS
• 2004-03-09 Listing Removed — Beaches MLS
• 2003-09-26 Listed $165,000 Beaches MLS
• 2003-09-25 Listing Removed — Beaches MLS
• 2003-06-24 Listed $174,000 Beaches MLS

Property tax history

-0.6%/yr

Latest (2025): $2,592 · +3.5% YoY. Source: county tax records.