10330 N Military Trl Unit 7a · Palm Beach Gardens, FL 33410

$199,000

2 bd · 2.0 ba · 1,025 sqft · Condo public records · 50 Days on market

Built 1971 $526/mo HOA · 15% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large, updated & modern two bedroom, two bath CBS condo. Open concept floor plan. Kitchen has new garbage disposal, lots of cabinets and opens to dining area. Split bedroom plan. New wood look vinyl plank flooring throughout. Large great room also accesses 15 x 6 covered, screened porch. Master bedroom has nice walk in closet, private bathroom with big shower. Closet outside guest bath is perfect for stackable washer/dryer if desired! Manson condo offers its own pool plus multiple coin operated washers & dryers. Pet friendly condo allows 1 pet under 20 lb. Steps to PBG community center with exercise walking trail, pools, playgrounds, kids water splash play area, basketball, baseball, classes, camps & activities for every age group! Easy access to I-95 or the turnpike.

Key facts

• Newer roof
• Newer a/c
• Screened porch

Tags

• SCREENED PORCH
• IMPACT WINDOWS
• NEWER ROOF
• NEWER A/C
• UPDATED FLOORING
• UPDATED BATHROOMS

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: Community pool; On-site laundry; HOA/association dues charged quarterly; Association fee includes cable TV, insurance, grounds maintenance, pest control, sewer, trash, water, common areas and common real estate tax

Exterior

• Parking: Assigned parking; Guest parking; 1 open/assigned parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Condominium; One level (entry level living area); East-facing
• Construction: Built with CBS construction; Flat and shingle roof; 2 total stories (building)
• Exterior features: Screened porch; Porch

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Smoke detectors
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $199k).
• Recommended offer: $193k (3.0% 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: Palm Beach Gardens Elementary School (math 67% / reading 66%, grade B+, #473 of 2,144 statewide, top 23%, 652 students, 49% 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) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 303 active listings in the ZIP; 22 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 $3,584/mo this rent would consume 46% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $159k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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.
8. 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.
9. 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: 1.80% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.24%
• DSCR: 1.94
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.52×
• Total profit: $29,067
• Equity at exit: $29,672

10-year hold

• IRR: 21.6%
• Equity multiple: 2.80×
• Total profit: $100,138
• Equity at exit: $17,206

Cash invested: $55,720 (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: 4.6×

Monthly cashflow live

• Estimated rent: $3,584 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$83
• HOA: −$526
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $986

Break-even live

Break-even rent $2,336

Max offer price $199,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,099	-5% $1,042	+0% $986	+5% $930	+10% $873
Rent	-10% $703	-5% $844	+0% $986	+5% $1,128	+10% $1,269
Rate	-1.0pp $1,086	-0.5pp $1,037	base $986	+0.5pp $934	+1.0pp $882

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 Union Square Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1035	$2,632	$2.54	0d	100	0.55mi
9507 Bellewood St Palm Beach Gardens, FL	3.0	2.0	1200	$5,000	$4.17	20d	1	0.84mi
4295 Crestdale St Palm Beach Gardens, FL	3.0	2.0	1366	$4,500	$3.29	25d	1	0.88mi
4907 Midtown Ln #1211 Palm Beach Gardens, FL	3.0	2.0	1134	$3,350	$2.95	4d	1	0.92mi
4358 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$5,000	$4.06	25d	1	0.95mi
9446 Birmingham Dr Palm Beach Gardens, FL	3.0	2.0	1092	$3,250	$2.98	5d	1	0.96mi
4292 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$3,800	$3.08	25d	1	0.96mi
2750 Rio Vista Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	925	$2,999	$3.24	3d	27	0.97mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$3,517	$3.53	0d	23	1.00mi
5250 Woodland Lakes Dr #130 Palm Beach Gardens, FL	2.0	2.0	1287	$2,950	$2.29	25d	1	1.03mi
4538 Arthur St Palm Beach Gardens, FL	3.0	2.0	1336	$2,900	$2.17	25d	1	1.05mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	25d	1	1.07mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	2d	30	1.07mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	25d	1	1.09mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,200	$2.78	8d	1	1.13mi
9147 Reed Dr Unit A Palm Beach Gardens, FL	3.0	2.0	1400	$3,400	$2.43	5d	1	1.18mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	25d	1	1.19mi
9130 E Highland Pines Blvd Unit 1326852P Palm Beach Gardens, FL	2.0–4.0	2.0–4.0	1721	$3,746	$2.18	0d	2	1.21mi
9126 E Highland Pines Blvd Unit 1326848P Palm Beach Gardens, FL	2.0	2.0	1496	$4,966	$3.32	0d	1	1.22mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	25d	1	1.26mi
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	25d	1	1.26mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	25d	1	1.28mi

HOA detail condo

• Monthly dues: $526 · $6,312/yr
• Likely covers: watertrashlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-04
   status $199,000 Pending 50 DOM
2. 2026-06-03
   days on market $199,000 Active Under Contract 50 DOM
3. 2026-06-02
   days on market $199,000 Active Under Contract 49 DOM
4. 2026-06-01
   days on market $199,000 Active Under Contract 48 DOM
5. 2026-05-31
   days on market $199,000 Active Under Contract 47 DOM
6. 2026-05-22
   price $199,000
7. 2026-05-09
   price $209,000
8. 2026-04-14
   listed $212,000 Active
9. 2021-01-06
   soldstatus $159,000
10. 2020-12-22
    soldstatus $159,000 Closed 796-char remark

    Show marketing remark (796 chars)

    Large, updated & modern two bedroom, two bath CBS condo. Open concept floor plan. Kitchen has new garbage disposal, lots of cabinets and opens to dining area. Split bedroom plan. New wood look vinyl plank flooring throughout. Large great room also accesses 15 x 6 covered, screened porch. Master bedroom has nice walk in closet, private bathroom with big shower. Closet outside guest bath is perfect for stackable washer/dryer if desired! Manson condo offers its own pool plus multiple coin operated washers & dryers. Pet friendly condo allows 1 pet under 20 lb. Steps to PBG community center with exercise walking trail, pools, playgrounds, kids water splash play area, basketball, baseball, classes, camps & activities for every age group! Easy access to I-95 or the turnpike.

11. 2020-11-16
    historical Active Under Contract 796-char remark

    Show marketing remark (796 chars)

    Large, updated & modern two bedroom, two bath CBS condo. Open concept floor plan. Kitchen has new garbage disposal, lots of cabinets and opens to dining area. Split bedroom plan. New wood look vinyl plank flooring throughout. Large great room also accesses 15 x 6 covered, screened porch. Master bedroom has nice walk in closet, private bathroom with big shower. Closet outside guest bath is perfect for stackable washer/dryer if desired! Manson condo offers its own pool plus multiple coin operated washers & dryers. Pet friendly condo allows 1 pet under 20 lb. Steps to PBG community center with exercise walking trail, pools, playgrounds, kids water splash play area, basketball, baseball, classes, camps & activities for every age group! Easy access to I-95 or the turnpike.

12. 2020-10-23
    listed $164,000 Active 796-char remark

    Show marketing remark (796 chars)

    Large, updated & modern two bedroom, two bath CBS condo. Open concept floor plan. Kitchen has new garbage disposal, lots of cabinets and opens to dining area. Split bedroom plan. New wood look vinyl plank flooring throughout. Large great room also accesses 15 x 6 covered, screened porch. Master bedroom has nice walk in closet, private bathroom with big shower. Closet outside guest bath is perfect for stackable washer/dryer if desired! Manson condo offers its own pool plus multiple coin operated washers & dryers. Pet friendly condo allows 1 pet under 20 lb. Steps to PBG community center with exercise walking trail, pools, playgrounds, kids water splash play area, basketball, baseball, classes, camps & activities for every age group! Easy access to I-95 or the turnpike.

13. 2014-09-03
    historical 334-char remark

    Show marketing remark (334 chars)

    Two bedroom two bath condo completely remodeled kitchen and baths. Impact windows. This is a spectacular buy! This is your opportunity to own in Palm Beach Gardens for under $100,000. This one will sell quickly schedule an appointment to see it today. * Coin operated community laundry area across from the unit * * Community Pool *

14. 2014-09-02
    soldstatus $85,000
15. 2014-08-29
    soldstatus $85,000 Closed 334-char remark

    Show marketing remark (334 chars)

    Two bedroom two bath condo completely remodeled kitchen and baths. Impact windows. This is a spectacular buy! This is your opportunity to own in Palm Beach Gardens for under $100,000. This one will sell quickly schedule an appointment to see it today. * Coin operated community laundry area across from the unit * * Community Pool *

16. 2014-07-28
    historical Contingent 334-char remark

    Show marketing remark (334 chars)

    Two bedroom two bath condo completely remodeled kitchen and baths. Impact windows. This is a spectacular buy! This is your opportunity to own in Palm Beach Gardens for under $100,000. This one will sell quickly schedule an appointment to see it today. * Coin operated community laundry area across from the unit * * Community Pool *

17. 2014-07-11
    listed $89,900 Active 334-char remark

    Show marketing remark (334 chars)

    Two bedroom two bath condo completely remodeled kitchen and baths. Impact windows. This is a spectacular buy! This is your opportunity to own in Palm Beach Gardens for under $100,000. This one will sell quickly schedule an appointment to see it today. * Coin operated community laundry area across from the unit * * Community Pool *

18. 2011-09-22
    historical
19. 2010-10-17
    listed $87,900
20. 2000-05-08
    soldstatus $51,000
21. 1998-04-24
    soldstatus $51,500
22. 1989-05-19
    soldstatus $48,500
23. 1989-03-31
    soldstatus $40,000

ⓘ 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: $2,318 · $193/mo
• Projected year-2 tax: $2,318 · $193/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $43,013
• − Mortgage interest: −$11,147
• − Property taxes: −$2,318
• − Insurance: −$995
• − Repairs & maintenance: −$3,441
• − Management: −$3,441
• − HOA: −$6,312
• − Depreciation: −$5,789
• Taxable income: $9,570
• Est. tax owed @ 24.0%: −$2,297
• After-tax cash flow: $9,536/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): 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

+397.5% since first listed

18 events — show timeline

• 2026-05-22 Price Changed $199,000 Beaches MLS
• 2026-05-09 Price Changed $209,000 Beaches MLS
• 2026-04-14 Listed $212,000 Beaches MLS
• 2021-01-06 Sold (Public Records) $159,000 Public Records
• 2020-12-22 Sold (MLS) $159,000 Beaches MLS
• 2020-11-16 Contingent — Beaches MLS
• 2020-10-23 Listed $164,000 Beaches MLS
• 2014-09-03 Listing Removed — Beaches MLS
• 2014-09-02 Sold (Public Records) $85,000 Public Records
• 2014-08-29 Sold (MLS) $85,000 Beaches MLS
• 2014-07-28 Contingent — Beaches MLS
• 2014-07-11 Listed $89,900 Beaches MLS
• 2011-09-22 Listing Removed — Beaches MLS
• 2010-10-17 Listed $87,900 Beaches MLS
• 2000-05-08 Sold (Public Records) $51,000 Public Records
• 1998-04-24 Sold (Public Records) $51,500 Public Records
• 1989-05-19 Sold (Public Records) $48,500 Public Records
• 1989-03-31 Sold (Public Records) $40,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,318 · -0.1% YoY. Source: county tax records.