1213 12th Ter #1213 · Palm Beach Gardens, FL 33418

$379,000

2 bd · 2.5 ba · 1,488 sqft · Townhouse · 115 Days on market

Built 1980 1,464 sqft lot $487/mo HOA · 13% of rent ↓ 10% since listing

---

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 +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully renovated 2-bedroom, 2.5-bath townhouse located in the desirable Glenwood community of PGA National. Thoughtfully updated throughout, this home offers the perfect blend of modern style and everyday comfort. The open-concept layout features a brand-new kitchen, new flooring, and new ceiling fans (2025), creating a fresh and contemporary feel. Both bathrooms have been tastefully updated, and the home showcases newer tile floors upstairs and down, fresh interior paint, and new siding for added curb appeal. Enjoy seamless indoor-outdoor living in the fully redone screened and fenced patio -- ideal for relaxing or entertaining. Additional upgrades include newer kitche

Key facts

• Renovated townhouse
• Brand new kitchen
• New flooring

Tags

• RENOVATED TOWNHOUSE
• BRAND NEW KITCHEN
• NEW FLOORING
• UPDATED BATHROOMS
• NEWER TILE FLOORS
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: Pets allowed with restrictions and limits
• HOA & community: Community amenities: jogging path, park, playground, pool, tennis courts, pickleball courts, sidewalks, street lights; HOA dues paid monthly

Exterior

• Parking: Assigned parking; Guest parking (2 open spaces)
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Townhouse; Multi/split levels (2 stories); Faces east; Resale property
• Construction: CBS construction; Mansard roof
• Exterior features: Covered patio; Screened porch; Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: No main-level bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Built-in features; Blinds
• Laundry & utility: Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $379k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $353k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $371k (2.2% below list).
• Recommended offer: $345k (9.0% 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); 542 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 115 days — a 9% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

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 $344,890 (9.0% 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 115 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 8.5

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: -20.9%
• Equity multiple: 0.28×
• Total profit: $-76,151
• Equity at exit: $56,510

10-year hold

• IRR: -16.9%
• Equity multiple: 0.11×
• Total profit: $-94,394
• Equity at exit: $32,769

Cash invested: $106,120 (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: 542
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,705 high
• Mortgage (P&I): −$1,988
• Tax est. 1.5%: −$474 /mo · $5,685/yr
• Insurance: −$158
• HOA: −$487
• Vacancy / Maint / Mgmt: −$778
• Net cashflow: $-179

Break-even live

Break-even rent $3,932

Max offer price $353,099

Occupancy floor 100%

Sensitivity live

Price	-10% $83	-5% $-48	+0% $-179	+5% $-310	+10% $-441
Rent	-10% $-472	-5% $-325	+0% $-179	+5% $-33	+10% $114
Rate	-1.0pp $12	-0.5pp $-83	base $-179	+0.5pp $-277	+1.0pp $-377

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 14th Ter #1410 Palm Beach Gardens, FL	2.0	2.5	1488	$3,000	$2.02	26d	1	0.05mi
1424 14th Ter Unit 1424 Palm Beach Gardens, FL	3.0	2.5	1488	$3,000	$2.02	26d	1	0.05mi
227 2nd Ter Palm Beach Gardens, FL	2.0	2.5	1488	$2,750	$1.85	3d	1	0.08mi
1520 15th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$2,950	$1.98	12d	1	0.11mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	3d	1	0.14mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	26d	1	0.14mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	1d	1	0.14mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	22d	1	0.14mi
118 1st Ter Palm Beach Gardens, FL	2.0	2.5	1488	$3,200	$2.15	26d	1	0.16mi
502 5th Ter Palm Beach Gardens, FL	2.0	2.5	1488	$3,250	$2.18	26d	1	0.18mi
107 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$11,000	$6.43	26d	1	0.23mi
401 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$9,600	$5.61	26d	1	0.28mi
103 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,600	$2.41	15d	1	0.31mi
229 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1694	$4,500	$2.66	26d	1	0.33mi
135 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,000	$4.23	26d	1	0.34mi
150 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,999	$4.94	22d	1	0.35mi
204 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$4,100	$2.75	26d	1	0.38mi
265 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,400	$2.28	26d	1	0.40mi
112 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,800	$2.47	26d	1	0.41mi
112 Club Dr #112 Palm Beach Gardens, FL	2.0	2.0	1156	$2,850	$2.47	14d	1	0.41mi
293 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1694	$6,000	$3.54	26d	1	0.41mi
105 Club Dr #105 Palm Beach Gardens, FL	2.0	2.0	1135	$10,000	$8.81	23d	1	0.45mi
305 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,750	$2.42	26d	1	0.45mi
311 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$6,500	$5.73	26d	1	0.46mi
206 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$5,000	$4.41	26d	1	0.52mi
26 Via Aurelia Palm Beach Gardens, FL	3.0	2.5	1830	$8,500	$4.64	26d	1	0.52mi
116 Coral Cay Dr Palm Beach Gardens, FL	2.0	2.0	1752	$7,000	$4.00	26d	1	0.54mi
515 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$5,000	$4.41	26d	1	0.54mi
402 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,500	$6.61	26d	1	0.55mi
913 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,500	$3.08	26d	1	0.55mi
915 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$4,500	$3.96	26d	1	0.56mi
406 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,000	$6.17	26d	1	0.56mi
523 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,500	$3.08	22d	1	0.57mi
706 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,700	$2.38	7d	1	0.58mi
533 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,000	$2.64	23d	1	0.60mi
615 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$6,000	$5.29	26d	1	0.64mi
11 Ironwood Way N Palm Beach Gardens, FL	3.0	2.0	1573	$4,800	$3.05	26d	1	0.64mi
836 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$8,450	$7.44	1d	1	0.65mi
811 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$9,000	$7.93	26d	1	0.66mi
36 Ironwood Way N Unit 36 Palm Beach Gardens, FL	3.0	2.0	1480	$6,500	$4.39	26d	1	0.67mi

HOA detail

• Monthly dues: $487 · $5,844/yr

Listing history 18 events

1. 2026-06-21
   days on market $379,000 Active 115 DOM
2. 2026-06-18
   days on market $379,000 Active 112 DOM
3. 2026-06-17
   days on market $379,000 Active 111 DOM
4. 2026-06-16
   days on market $379,000 Active 110 DOM
5. 2026-06-15
   days on market $379,000 Active 109 DOM
6. 2026-06-13
   days on market $379,000 Active 107 DOM
7. 2026-06-09
   days on market $379,000 Active 103 DOM
8. 2026-06-08
   days on market $379,000 Active 102 DOM
9. 2026-06-07
   days on market $379,000 Active 101 DOM
10. 2026-06-04
    days on market $379,000 Active 98 DOM
11. 2026-06-03
    days on market $379,000 Active 97 DOM
12. 2026-06-02
    days on market $379,000 Active 96 DOM
13. 2026-06-01
    days on market $379,000 Active 95 DOM
14. 2026-05-31
    days on market $379,000 Active 94 DOM
15. 2026-02-23
    listed $379,000 Active
16. 2024-02-07
    historical
17. 2024-01-24
    price $404,000
18. 2024-01-04
    listed $419,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,464
• − Mortgage interest: −$21,230
• − Property taxes: −$5,685
• − Insurance: −$1,895
• − Repairs & maintenance: −$3,557
• − Management: −$3,557
• − HOA: −$5,844
• − Depreciation: −$11,025
• Taxable loss: −$8,330
• Est. tax savings @ 24.0%: +$1,999
• After-tax cash flow: $-149/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

-9.5% since first listed

4 events — show timeline

• 2026-02-23 Listed $379,000 Beaches MLS
• 2024-02-07 Listing Removed — Beaches MLS
• 2024-01-24 Price Changed $404,000 Beaches MLS
• 2024-01-04 Listed $419,000 Beaches MLS