102 Sun Terrace Ct · Palm Beach Gardens, FL 33403

$375,000

2 bd · 2.0 ba · 1,152 sqft · Townhouse public records · 71 Days on market

Built 1990 $515/mo HOA · 15% 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 +11.6/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Lake Catherine! This exquisite single story townhome is located in the heart of Palm Beach Gardens. Nicely renovated with IMPACT Sliding Doors, vaulted ceilings, ceramic wood-look floors throughout, master bathroom features a double sink vanity. Split floor plan with extra closet space. Both bedrooms have custom California Closets. Stainless appliances in the kitchen, full size washer/dryer and a pantry. Lake Catherine is a pet friendly community close to dining, shops, Costco, parks, and entertainment. Only 10 miles to Palm Beach International Airport!

Key facts

• 2 parking spots
• Community pool
• Built 1990

Property features AI

Finance

• Other: Association-managed pool
• Financial info: Pets allowed with restrictions (conditional)
• HOA & community: Monthly association fee; Association fee includes common area maintenance, structure maintenance, parking and pool access; Community pool

Exterior

• Parking: Guest parking available; Two or more parking spaces
• Utilities: Cable available
• Home design: Single-story home; Resale property; Attached property; Entry on level 1
• Construction: Brick and block construction
• Exterior features: Enclosed porch; Patio; Screened porch

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Primary bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Main-level primary bedroom; Split bedroom floor plan; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $375k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $354k (5.5% below list).
• Recommended offer: $352k (6.0% 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.
• Market conditions: Rents rising fast (+6.0%/yr); 134 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,544/mo this rent would consume 60% of the median local household income ($71k/yr) (locally 903% 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 $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 71 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $352,500 (6.0% 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 71 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.95% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.97% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.46×
• Total profit: $-56,922
• Equity at exit: $55,914

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-10,397
• Equity at exit: $32,423

Cash invested: $105,000 (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 33403

• Home prices YoY: -19.6%
• Rents YoY: 6.0%
• Active inventory: 134
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,544 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$277 /mo · $3,320/yr
• Insurance: −$156
• HOA: −$515
• Vacancy / Maint / Mgmt: −$744
• Net cashflow: $-115

Break-even live

Break-even rent $3,689

Max offer price $354,718

Occupancy floor 98%

Sensitivity live

Price	-10% $97	-5% $-9	+0% $-115	+5% $-221	+10% $-327
Rent	-10% $-395	-5% $-255	+0% $-115	+5% $25	+10% $165
Rate	-1.0pp $74	-0.5pp $-19	base $-115	+0.5pp $-212	+1.0pp $-311

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8731 Uranus Ter West Palm Beach, FL	2.0	1.0	900	$3,200	$3.56	25d	1	0.44mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	25d	1	0.68mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	11d	1	0.68mi
9446 Birmingham Dr Palm Beach Gardens, FL	3.0	2.0	1092	$3,250	$2.98	5d	1	0.75mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	25d	1	0.84mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	25d	1	0.85mi
908 Lighthouse Dr North Palm Beach, FL	3.0	2.0	1478	$4,250	$2.88	25d	1	0.86mi
9147 Reed Dr Unit A Palm Beach Gardens, FL	3.0	2.0	1400	$3,400	$2.43	5d	1	0.92mi
9507 Bellewood St Palm Beach Gardens, FL	3.0	2.0	1200	$5,000	$4.17	20d	1	0.95mi
4292 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$3,800	$3.08	25d	1	0.96mi
4289 S Mary Cir Palm Beach Gardens, FL	2.0	2.0	1246	$2,850	$2.29	25d	1	0.97mi
4295 Crestdale St Palm Beach Gardens, FL	3.0	2.0	1366	$4,500	$3.29	25d	1	0.99mi
4358 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$5,000	$4.06	25d	1	1.02mi
4538 Arthur St Palm Beach Gardens, FL	3.0	2.0	1336	$2,900	$2.17	25d	1	1.18mi
624 Southwind Cir Unit 3 North Palm Beach, FL	3.0	3.0	1316	$5,500	$4.18	25d	1	1.29mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	25d	1	1.29mi
624 Southwind Cir Apt 4 North Palm Beach, FL	3.0	2.0	1134	$4,750	$4.19	25d	1	1.29mi
2750 Rio Vista Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	925	$2,999	$3.24	3d	27	1.30mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	25d	1	1.30mi
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	25d	1	1.37mi
9130 E Highland Pines Blvd Unit 1326856P Palm Beach Gardens, FL	2.0–4.0	2.0–4.0	1721	$3,696	$2.15	3d	2	1.39mi
9126 E Highland Pines Blvd Unit 1326848P Palm Beach Gardens, FL	2.0	2.0	1496	$5,292	$3.54	3d	1	1.39mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	25d	1	1.44mi

HOA detail

• Monthly dues: $515 · $6,180/yr

Listing history 26 events

1. 2026-06-18
   days on market $375,000 Active 71 DOM
2. 2026-06-17
   days on market $375,000 Active 70 DOM
3. 2026-06-16
   days on market $375,000 Active 69 DOM
4. 2026-06-15
   days on market $375,000 Active 68 DOM
5. 2026-06-13
   days on market $375,000 Active 66 DOM
6. 2026-06-09
   days on market $375,000 Active 62 DOM
7. 2026-06-08
   days on market $375,000 Active 61 DOM
8. 2026-06-07
   days on market $375,000 Active 60 DOM
9. 2026-06-04
   days on market $375,000 Active 57 DOM
10. 2026-06-03
    days on market $375,000 Active 56 DOM
11. 2026-06-02
    days on market $375,000 Active 55 DOM
12. 2026-06-01
    days on market $375,000 Active 54 DOM
13. 2026-05-31
    days on market $375,000 Active 53 DOM
14. 2026-04-09
    listed $375,000 Active
15. 2025-02-04
    soldstatus $364,000
16. 2025-01-31
    soldstatus $364,000 Closed 570-char remark

    Show marketing remark (570 chars)

    Welcome to Lake Catherine! This exquisite single story townhome is located in the heart of Palm Beach Gardens. Nicely renovated with IMPACT Sliding Doors, vaulted ceilings, ceramic wood-look floors throughout, master bathroom features a double sink vanity. Split floor plan with extra closet space. Both bedrooms have custom California Closets. Stainless appliances in the kitchen, full size washer/dryer and a pantry. Lake Catherine is a pet friendly community close to dining, shops, Costco, parks, and entertainment. Only 10 miles to Palm Beach International Airport!

17. 2025-01-09
    status Pending 570-char remark

    Show marketing remark (570 chars)

    Welcome to Lake Catherine! This exquisite single story townhome is located in the heart of Palm Beach Gardens. Nicely renovated with IMPACT Sliding Doors, vaulted ceilings, ceramic wood-look floors throughout, master bathroom features a double sink vanity. Split floor plan with extra closet space. Both bedrooms have custom California Closets. Stainless appliances in the kitchen, full size washer/dryer and a pantry. Lake Catherine is a pet friendly community close to dining, shops, Costco, parks, and entertainment. Only 10 miles to Palm Beach International Airport!

18. 2024-12-02
    historical Active Under Contract 570-char remark

    Show marketing remark (570 chars)

    Welcome to Lake Catherine! This exquisite single story townhome is located in the heart of Palm Beach Gardens. Nicely renovated with IMPACT Sliding Doors, vaulted ceilings, ceramic wood-look floors throughout, master bathroom features a double sink vanity. Split floor plan with extra closet space. Both bedrooms have custom California Closets. Stainless appliances in the kitchen, full size washer/dryer and a pantry. Lake Catherine is a pet friendly community close to dining, shops, Costco, parks, and entertainment. Only 10 miles to Palm Beach International Airport!

19. 2024-10-24
    listed $369,000 Active 570-char remark

    Show marketing remark (570 chars)

    Welcome to Lake Catherine! This exquisite single story townhome is located in the heart of Palm Beach Gardens. Nicely renovated with IMPACT Sliding Doors, vaulted ceilings, ceramic wood-look floors throughout, master bathroom features a double sink vanity. Split floor plan with extra closet space. Both bedrooms have custom California Closets. Stainless appliances in the kitchen, full size washer/dryer and a pantry. Lake Catherine is a pet friendly community close to dining, shops, Costco, parks, and entertainment. Only 10 miles to Palm Beach International Airport!

20. 2020-03-18
    soldstatus $235,000
21. 2020-03-10
    soldstatus $235,000 Closed 1255-char remark

    Show marketing remark (1255 chars)

    Lake Catherine in The Gardens is a hidden gem just off Northlake, close to everything, in a tranquil setting nestled beneath mature oak trees. A-rated schools, no age restrictions, pets allowed with restrictions. Nicely renovated unit with vaulted ceilings, new ceramic wood-look floors throughout, new light fixtures inside and out, all new outlets and switches, new vertical blinds, new oil rubbed bronze door hardware on all doors and kitchen and bathroom cabinets, new master bathroom double sink vanity, toilet and glass shower door. Split floor plan. Both bedrooms have new custom California Closet systems at a cost of $12,000. The kitchen has a new glass subway tile backsplash and all new appliances. If you like to work in the kitchen you'll love all of the new stainless LG appliances: 10-year warranty inverter direct drive motor dishwasher, side by side refrigerator, LG Pro Bake convection slide-in range with blue ceramic insulated technology, and LG microwave. New side by side GE washer with 14 settings and dryer with 11 settings. Sliding glass doors from every room catch the cross breezes from the very private large screened courtyard/patio. Freshly painted and move-in ready. Close to I-95, shops, dining and entertainment.

22. 2020-01-14
    status Pending 1255-char remark

    Show marketing remark (1255 chars)

    Lake Catherine in The Gardens is a hidden gem just off Northlake, close to everything, in a tranquil setting nestled beneath mature oak trees. A-rated schools, no age restrictions, pets allowed with restrictions. Nicely renovated unit with vaulted ceilings, new ceramic wood-look floors throughout, new light fixtures inside and out, all new outlets and switches, new vertical blinds, new oil rubbed bronze door hardware on all doors and kitchen and bathroom cabinets, new master bathroom double sink vanity, toilet and glass shower door. Split floor plan. Both bedrooms have new custom California Closet systems at a cost of $12,000. The kitchen has a new glass subway tile backsplash and all new appliances. If you like to work in the kitchen you'll love all of the new stainless LG appliances: 10-year warranty inverter direct drive motor dishwasher, side by side refrigerator, LG Pro Bake convection slide-in range with blue ceramic insulated technology, and LG microwave. New side by side GE washer with 14 settings and dryer with 11 settings. Sliding glass doors from every room catch the cross breezes from the very private large screened courtyard/patio. Freshly painted and move-in ready. Close to I-95, shops, dining and entertainment.

23. 2020-01-05
    listed $244,000 Active 1255-char remark

    Show marketing remark (1255 chars)

    Lake Catherine in The Gardens is a hidden gem just off Northlake, close to everything, in a tranquil setting nestled beneath mature oak trees. A-rated schools, no age restrictions, pets allowed with restrictions. Nicely renovated unit with vaulted ceilings, new ceramic wood-look floors throughout, new light fixtures inside and out, all new outlets and switches, new vertical blinds, new oil rubbed bronze door hardware on all doors and kitchen and bathroom cabinets, new master bathroom double sink vanity, toilet and glass shower door. Split floor plan. Both bedrooms have new custom California Closet systems at a cost of $12,000. The kitchen has a new glass subway tile backsplash and all new appliances. If you like to work in the kitchen you'll love all of the new stainless LG appliances: 10-year warranty inverter direct drive motor dishwasher, side by side refrigerator, LG Pro Bake convection slide-in range with blue ceramic insulated technology, and LG microwave. New side by side GE washer with 14 settings and dryer with 11 settings. Sliding glass doors from every room catch the cross breezes from the very private large screened courtyard/patio. Freshly painted and move-in ready. Close to I-95, shops, dining and entertainment.

24. 2019-09-27
    soldstatus $162,500
25. 1996-04-23
    soldstatus $84,000
26. 1990-10-31
    soldstatus $82,900

ⓘ 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: $3,320 · $277/mo
• Projected year-2 tax: $3,320 · $277/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 · 23 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: $42,526
• − Mortgage interest: −$21,006
• − Property taxes: −$3,320
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,402
• − Management: −$3,402
• − HOA: −$6,180
• − Depreciation: −$10,909
• Taxable loss: −$7,568
• Est. tax savings @ 24.0%: +$1,816
• After-tax cash flow: $439/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): 14,370
• Household income: $70,646
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 903.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 46% White 31% Hispanic / Latino 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 5%
• Common ancestry: Hispanic 15% Italian 2% Romanian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 17% Spanish 12% Chinese 1%

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: ▼ -112.30%
• Current HPI: 461.4045
• Rent YoY: ▲ 5.97%
• 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

+352.4% since first listed

13 events — show timeline

• 2026-04-09 Listed $375,000 MARMLS
• 2025-02-04 Sold (Public Records) $364,000 Public Records
• 2025-01-31 Sold (MLS) $364,000 Beaches MLS
• 2025-01-09 Pending — Beaches MLS
• 2024-12-02 Contingent — Beaches MLS
• 2024-10-24 Listed $369,000 Beaches MLS
• 2020-03-18 Sold (Public Records) $235,000 Public Records
• 2020-03-10 Sold (MLS) $235,000 Beaches MLS
• 2020-01-14 Pending — Beaches MLS
• 2020-01-05 Listed $244,000 Beaches MLS
• 2019-09-27 Sold (Public Records) $162,500 Public Records
• 1996-04-23 Sold (Public Records) $84,000 Public Records
• 1990-10-31 Sold (Public Records) $82,900 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,320 · +3.4% YoY. Source: county tax records.