413 Brackenwood Ln S · Palm Beach Gardens, FL 33418

$432,000

2 bd · 2.0 ba · 1,366 sqft · Condo public records · 288 Days on market

Built 1985 $730/mo HOA · 18% of rent

---

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 +11.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2-bedroom 2-bathroom Golf Villa in PGA National. Premier Tennis Villa comes with additional square footage. Single level unit with no stairs and an AMAZING location right by one of the communities two swimming pools. Hurricane proof front door and shutters. Selling fully furnished. Short walk to the PGA National Resort amenities. A warm and comfortable setting throughout. Updated flooring, kitchen, and master bathroom. Adjustable kitchen island great for the avid cook. Additional washer/dryer room which only select few units have in the community. Spacious screened in porch with lush garden surroundings. HVAC and Hot Water Heater in great shape- both 2019. Annual PGA POA fee $942

Key facts

• Screened in porch
• Single level unit
• Washer dryer room

Tags

• SINGLE LEVEL UNIT
• HURRICANE PROOF FRONT DOOR
• WASHER DRYER ROOM
• SCREENED IN PORCH
• LUSH GARDEN SURROUNDINGS

Property features AI

Finance

• Other: Pets allowed (size limits apply)
• HOA & community: Monthly HOA dues; Community amenities: basketball court, jogging path, playground, pool, sidewalks, street lights; HOA covers cable TV, insurance, grounds maintenance, security, sewer, trash, water

Exterior

• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Condominium villa; Single-story; Faces north; Resale property
• Construction: Built with CBS construction; Flat roof
• Exterior features: Screened patio; Patio; Porch; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Walk-in closets; Blinds
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $432k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $403k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $413k (4.5% below list).
• Recommended offer: $380k (12.0% 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 39% 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

• It's been on market 288 days — a 12% lower offer ($380k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 4982% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $88k; list at $432k implies a 394% 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 $380,160 (12.0% 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 288 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 8.7

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-84,077
• Equity at exit: $64,413

10-year hold

• IRR: -15.6%
• Equity multiple: 0.16×
• Total profit: $-101,660
• Equity at exit: $37,351

Cash invested: $120,960 (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: 8.7×

Monthly cashflow live

• Estimated rent: $4,128 high
• Mortgage (P&I): −$2,265
• Tax from tax record: −$247 /mo · $2,964/yr
• Insurance: −$180
• HOA: −$730
• Vacancy / Maint / Mgmt: −$867
• Net cashflow: $-162

Break-even live

Break-even rent $4,332

Max offer price $403,452

Occupancy floor 99%

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: $108,000
• Closing costs: $12,960
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Brackenwood Pl Palm Beach Gardens, FL	2.0	2.0	1366	$4,000	$2.93	24d	1	0.06mi
438 Brackenwood Ln S Palm Beach Gardens, FL	2.0	2.0	1366	$3,000	$2.20	24d	1	0.06mi
428 Brackenwood Ln S Palm Beach Gardens, FL	2.0	2.0	1366	$2,500	$1.83	24d	1	0.07mi
563 Brackenwood Pl Palm Beach Gardens, FL	2.0	2.0	1366	$7,000	$5.12	3d	1	0.10mi
632 Brackenwood Cv Palm Beach Gardens, FL	2.0	2.0	1366	$3,000	$2.20	24d	1	0.11mi
334 Brackenwood Cir Palm Beach Gardens, FL	2.0	2.0	1366	$3,950	$2.89	24d	1	0.12mi
137 Brackenwood Rd Palm Beach Gardens, FL	2.0	2.0	1366	$4,500	$3.29	24d	1	0.14mi
316 Brackenwood Cir #316 Palm Beach Gardens, FL	2.0	2.0	1180	$3,150	$2.67	24d	1	0.14mi
616 Bracken Wood Cv Unit 616 Palm Beach Gardens, FL	2.0	2.0	1366	$7,000	$5.12	24d	1	0.15mi
523 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,500	$3.08	21d	1	0.17mi
515 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$5,000	$4.41	24d	1	0.17mi
533 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,000	$2.64	22d	1	0.18mi
615 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$6,000	$5.29	24d	1	0.20mi
611 Brackenwood Cv Palm Beach Gardens, FL	2.0	2.0	1366	$2,800	$2.05	2d	1	0.20mi
605 Brackenwood Cv Palm Beach Gardens, FL	2.0	2.0	1366	$7,000	$5.12	24d	1	0.20mi
820 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,200	$2.82	24d	1	0.22mi
821 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$9,950	$8.77	24d	1	0.22mi
402 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,500	$6.61	24d	1	0.22mi
811 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$9,000	$7.93	24d	1	0.23mi
406 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,000	$6.17	24d	1	0.23mi
825 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,850	$2.51	5d	1	0.25mi
830 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,500	$6.61	24d	1	0.26mi
836 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$8,499	$7.49	14d	1	0.27mi
706 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,700	$2.38	5d	1	0.27mi
915 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$4,500	$3.96	24d	1	0.28mi
311 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$6,500	$5.73	24d	1	0.28mi
206 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$5,000	$4.41	24d	1	0.28mi
913 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,500	$3.08	24d	1	0.29mi
305 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,750	$2.42	24d	1	0.30mi
105 Club Dr #105 Palm Beach Gardens, FL	2.0	2.0	1135	$10,000	$8.81	22d	1	0.36mi
112 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,800	$2.47	24d	1	0.37mi
112 Club Dr #112 Palm Beach Gardens, FL	2.0	2.0	1156	$2,850	$2.47	13d	1	0.37mi
401 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$9,600	$5.61	24d	1	0.44mi
107 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$11,000	$6.43	24d	1	0.48mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	2d	1	0.58mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	21d	1	0.58mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	24d	1	0.58mi
150 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,999	$4.94	21d	1	0.59mi
479 Prestwick Cir Palm Beach Gardens, FL	3.0	2.0	1818	$9,500	$5.23	24d	1	0.61mi
1520 15th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$2,950	$1.98	11d	1	0.61mi

HOA detail condo

• Monthly dues: $730 · $8,760/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $432,000 Active 288 DOM
2. 2026-06-17
   days on market $432,000 Active 287 DOM
3. 2026-06-16
   days on market $432,000 Active 286 DOM
4. 2026-06-15
   days on market $432,000 Active 285 DOM
5. 2026-06-13
   days on market $432,000 Active 283 DOM
6. 2026-06-09
   days on market $432,000 Active 279 DOM
7. 2026-06-07
   days on market $432,000 Active 277 DOM
8. 2026-06-04
   days on market $432,000 Active 274 DOM
9. 2026-06-03
   days on market $432,000 Active 273 DOM
10. 2026-06-01
    days on market $432,000 Active 271 DOM
11. 2026-05-31
    days on market $432,000 Active 270 DOM
12. 2026-05-19
    price $9,000
13. 2026-05-14
    price $432,000
14. 2026-05-04
    price $433,000
15. 2026-04-14
    price $434,000
16. 2026-04-02
    listed $8,500
17. 2026-04-01
    status Active
18. 2026-03-31
    historical $8,500
19. 2026-03-31
    historical
20. 2026-03-16
    price $435,000
21. 2026-02-23
    price $440,000
22. 2025-12-09
    price $449,000
23. 2025-11-14
    listed $8,500
24. 2025-11-13
    price $455,000
25. 2025-10-03
    price $465,000
26. 2025-09-02
    listed $475,000 Active
27. 1996-03-26
    soldstatus $87,500
28. 1993-03-16
    soldstatus $92,500

ⓘ 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: $2,964 · $247/mo
• Projected year-2 tax: $3,586 · $299/mo
• Expected delta: +$622/yr (+$52/mo · 21.0%)

ⓘ 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 4/10 Moderate
• 🌡 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: $49,532
• − Mortgage interest: −$24,199
• − Property taxes: −$2,964
• − Insurance: −$2,160
• − Repairs & maintenance: −$3,963
• − Management: −$3,963
• − HOA: −$8,760
• − Depreciation: −$12,567
• Taxable loss: −$9,043
• Est. tax savings @ 24.0%: +$2,170
• After-tax cash flow: $231/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

-90.3% since first listed

17 events — show timeline

• 2026-05-19 Price Changed $9,000 RMLSFL
• 2026-05-14 Price Changed $432,000 Beaches MLS
• 2026-05-04 Price Changed $433,000 Beaches MLS
• 2026-04-14 Price Changed $434,000 Beaches MLS
• 2026-04-02 Listed for Rent $8,500 RMLSFL
• 2026-04-01 Relisted — Beaches MLS
• 2026-03-31 Rental Removed $8,500 RMLSFL
• 2026-03-31 Listing Removed — Beaches MLS
• 2026-03-16 Price Changed $435,000 Beaches MLS
• 2026-02-23 Price Changed $440,000 Beaches MLS
• 2025-12-09 Price Changed $449,000 Beaches MLS
• 2025-11-14 Listed for Rent $8,500 RMLSFL
• 2025-11-13 Price Changed $455,000 Beaches MLS
• 2025-10-03 Price Changed $465,000 Beaches MLS
• 2025-09-02 Listed $475,000 Beaches MLS
• 1996-03-26 Sold (Public Records) $87,500 Public Records
• 1993-03-16 Sold (Public Records) $92,500 Public Records

Property tax history

-0.4%/yr

Latest (2025): $2,964 · +3.1% YoY. Source: county tax records.