5570 Tamberlane Cir #131 · Palm Beach Gardens, FL 33418

$199,000

2 bd · 2.0 ba · 1,162 sqft · Condo public records · 44 Days on market

Built 1968 $955/mo HOA · 27% of rent

---

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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this lowest-priced renovated first-floor condo in Tamberlane, complete with an enclosed patio and a dedicated covered parking space. The motivated owner has already paid the COA special assessment in full, offering added value and peace of mind. Step inside to an immaculate, move-in-ready interior featuring a spacious split floor plan. The living areas boast ceramic tile flooring, while the bedrooms feature warm laminate wood floors. Additional upgrades include crown molding, ceiling fans, and elegant plantation shutters throughout. The updated kitchen opens seamlessly to the living room and includes modern appliances and refreshed cabinetry—perfect for both everyday living

Key facts

• $955 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions (breed, number, size)
• HOA & community: Has association; Monthly association fee; Association amenities include laundry, picnic area, pool, and community room; Association fee includes cable TV, insurance, grounds maintenance, common areas, and recreation facility

Exterior

• Parking: Detached carport (1 covered space); Guest parking
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Resale; Entry-level living area; Faces northwest; 3 total stories
• Construction: Brick and CBS construction; Built-Up and mansard roof; Built in public-records era (living area 1,162)
• Exterior features: Covered patio; Patio

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Walk-in closet(s); Split bedroom layout; Plantation shutters
• 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 $426 ($5k/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: 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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 $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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y ago; this cycle's ask is 8552% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• 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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1968 — 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: 1.78% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 4.7

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-7,976
• Equity at exit: $29,672

10-year hold

• IRR: 4.3%
• Equity multiple: 1.30×
• Total profit: $16,502
• 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 33418

• Home prices YoY: -32.4%
• Rents YoY: 2.0%
• Active inventory: 532
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,545 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$293 /mo · $3,519/yr
• Insurance: −$83
• HOA: −$955
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $426

Break-even live

Break-even rent $3,006

Max offer price $199,000

Occupancy floor 83%

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 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5250 Woodland Lakes Dr #130 Palm Beach Gardens, FL	2.0	2.0	1287	$2,950	$2.29	24d	1	0.36mi
502 5th Ter Palm Beach Gardens, FL	2.0	2.5	1488	$3,250	$2.18	24d	1	0.64mi
4907 Midtown Ln #1211 Palm Beach Gardens, FL	3.0	2.0	1134	$3,350	$2.95	3d	1	0.80mi
227 2nd Ter Palm Beach Gardens, FL	2.0	2.5	1488	$2,750	$1.85	1d	1	0.83mi
1410 14th Ter #1410 Palm Beach Gardens, FL	2.0	2.5	1488	$3,000	$2.02	24d	1	0.86mi
118 1st Ter Palm Beach Gardens, FL	2.0	2.5	1488	$3,200	$2.15	24d	1	0.86mi
1424 14th Ter Unit 1424 Palm Beach Gardens, FL	3.0	2.5	1488	$3,000	$2.02	24d	1	0.87mi
1520 15th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$2,950	$1.98	10d	1	0.92mi
103 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,600	$2.41	13d	1	0.93mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	24d	1	0.95mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	20d	1	0.95mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	2d	1	0.95mi
265 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,400	$2.28	24d	1	0.98mi
204 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$4,100	$2.75	24d	1	0.98mi
135 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,000	$4.23	24d	1	0.99mi
4 Ironwood Way N Palm Beach Gardens, FL	3.0	2.0	1480	$3,500	$2.36	24d	1	0.99mi
150 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,999	$4.94	20d	1	1.02mi
36 Ironwood Way N Unit 36 Palm Beach Gardens, FL	3.0	2.0	1480	$6,500	$4.39	24d	1	1.02mi
112 Club Dr #112 Palm Beach Gardens, FL	2.0	2.0	1156	$2,850	$2.47	12d	1	1.21mi
112 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,800	$2.47	24d	1	1.21mi
4120 Union Square Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1035	$2,632	$2.54	1d	92	1.22mi
105 Club Dr #105 Palm Beach Gardens, FL	2.0	2.0	1135	$10,000	$8.81	22d	1	1.25mi
305 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,750	$2.42	24d	1	1.26mi
311 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$6,500	$5.73	24d	1	1.27mi
206 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$5,000	$4.41	24d	1	1.33mi
913 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,500	$3.08	24d	1	1.35mi
515 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$5,000	$4.41	24d	1	1.36mi
402 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,500	$6.61	24d	1	1.36mi
915 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$4,500	$3.96	24d	1	1.37mi
406 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,000	$6.17	24d	1	1.37mi
523 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,500	$3.08	20d	1	1.38mi
706 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,700	$2.38	5d	1	1.38mi
533 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,000	$2.64	22d	1	1.42mi
836 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$8,499	$7.49	13d	1	1.45mi
77 Spyglass Way Palm Beach Gardens, FL	3.0	2.5	1471	$3,500	$2.38	24d	1	1.45mi
615 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$6,000	$5.29	24d	1	1.45mi
811 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$9,000	$7.93	24d	1	1.47mi
830 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,500	$6.61	24d	1	1.49mi

HOA detail condo

• Monthly dues: $955 · $11,460/yr
• ⚠ Special-assessment mentions:

  …complete with an enclosed patio and a dedicated covered parking space. The motivated owner has already paid the COA special assessment in full, offering added value and peace of mind. Step inside to an immaculate, move-in-ready interior featuring a…

Listing history 40 events

1. 2026-06-18
   days on market $199,000 Active 44 DOM
2. 2026-06-17
   days on market $199,000 Active 43 DOM
3. 2026-06-16
   days on market $199,000 Active 42 DOM
4. 2026-06-15
   days on market $199,000 Active 41 DOM
5. 2026-06-13
   days on market $199,000 Active 39 DOM
6. 2026-06-09
   days on market $199,000 Active 35 DOM
7. 2026-06-08
   days on market $199,000 Active 34 DOM
8. 2026-06-07
   days on market $199,000 Active 33 DOM
9. 2026-06-04
   days on market $199,000 Active 30 DOM
10. 2026-06-03
    days on market $199,000 Active 29 DOM
11. 2026-06-02
    days on market $199,000 Active 28 DOM
12. 2026-06-01
    days on market $199,000 Active 27 DOM
13. 2026-05-31
    days on market $199,000 Active 26 DOM
14. 2026-05-06
    listed $2,300
15. 2026-05-05
    listed $199,000 Active
16. 2026-04-29
    historical
17. 2026-01-31
    listed $199,000 Active
18. 2026-01-09
    historical
19. 2025-07-30
    price $220,000
20. 2025-05-16
    listed $248,000 Active
21. 2020-10-31
    soldstatus $182,000
22. 2020-10-16
    soldstatus $182,000 Closed
23. 2020-09-30
    historical Contingent
24. 2020-09-25
    status Active
25. 2020-09-19
    historical Contingent
26. 2020-07-10
    price $187,400
27. 2020-06-16
    price $188,400
28. 2020-03-11
    price $189,900
29. 2020-01-20
    listed $194,900 Active
30. 2014-10-16
    historical
31. 2007-01-23
    soldstatus $168,000
32. 2007-01-19
    soldstatus $168,000
33. 2007-01-17
    historical
34. 2006-12-15
    listed $174,900
35. 2006-06-13
    listed $177,500
36. 2002-05-22
    soldstatus $79,900
37. 2002-05-17
    soldstatus $79,900
38. 2002-03-27
    historical
39. 2002-03-22
    listed $81,500
40. 1995-02-17
    soldstatus $64,500

ⓘ 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: $3,519 · $293/mo
• Projected year-2 tax: $3,519 · $293/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 · 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: $42,544
• − Mortgage interest: −$11,147
• − Property taxes: −$3,519
• − Insurance: −$995
• − Repairs & maintenance: −$3,404
• − Management: −$3,404
• − HOA: −$11,460
• − Depreciation: −$5,789
• Taxable income: $2,826
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $4,434/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

-96.4% since first listed

27 events — show timeline

• 2026-05-06 Listed for Rent $2,300 RMLSFL
• 2026-05-05 Listed $199,000 Beaches MLS
• 2026-04-29 Listing Removed — Beaches MLS
• 2026-01-31 Listed $199,000 Beaches MLS
• 2026-01-09 Listing Removed — Beaches MLS
• 2025-07-30 Price Changed $220,000 Beaches MLS
• 2025-05-16 Listed $248,000 Beaches MLS
• 2020-10-31 Sold (Public Records) $182,000 Public Records
• 2020-10-16 Sold (MLS) $182,000 Beaches MLS
• 2020-09-30 Contingent — Beaches MLS
• 2020-09-25 Relisted — Beaches MLS
• 2020-09-19 Contingent — Beaches MLS
• 2020-07-10 Price Changed $187,400 Beaches MLS
• 2020-06-16 Price Changed $188,400 Beaches MLS
• 2020-03-11 Price Changed $189,900 Beaches MLS
• 2020-01-20 Listed $194,900 Beaches MLS
• 2014-10-16 Listing Removed — Beaches MLS
• 2007-01-23 Sold (Public Records) $168,000 Public Records
• 2007-01-19 Sold (MLS) $168,000 Beaches MLS
• 2007-01-17 Listing Removed — Beaches MLS
• 2006-12-15 Listed $174,900 Beaches MLS
• 2006-06-13 Listed $177,500 Beaches MLS
• 2002-05-22 Sold (Public Records) $79,900 Public Records
• 2002-05-17 Sold (MLS) $79,900 Beaches MLS
• 2002-03-27 Listing Removed — Beaches MLS
• 2002-03-22 Listed $81,500 Beaches MLS
• 1995-02-17 Sold (Public Records) $64,500 Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,519 · -2.6% YoY. Source: county tax records.