504 Vision Ct · Palm Beach Gardens, FL 33418

$380,000

3 bd · 2.5 ba · 1,848 sqft · Townhouse public records · 12 Days on market

Built 1980 1,738 sqft lot Est $347k · 9% over $645/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 +18.8/30.0
• 1% rule +6.2/10.0
• DSCR +5.9/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• ARV discount +3.3/15.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A DROP DEAD GORGEOUS UNIT OVER LOOKING BALLENISLES GOLF COURSE. AN ABSOLUTE MUST SEE! XTRAS TOO NUMEROUS TO MENTION. SEPARATE FEATURE LIST IS AVAILABLE IN THIS UNIT.

Key facts

• Screened patio
• Desirable amenities
• Major highways

Tags

• SCREENED PATIO
• MAJOR HIGHWAYS
• PREMIER SHOPPING CENTERS
• DESIRABLE AMENITIES

Property features AI

Finance

• Financial info: Pets allowed (contact for details)
• HOA & community: Homeowners association with monthly fee; HOA fee approximately $645 per month; HOA covers structure maintenance and roof repairs; Association provides parking

Exterior

• Parking: 2 parking spaces; Guest parking available
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Townhouse; Single-story; Faces east; Resale condition
• Construction: CBS construction
• Exterior features: Not waterfront; Shingle roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms, 1 half bathroom; One full or half bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Accessible approach with ramp; Dishwasher, Refrigerator
• Laundry & utility: In-unit laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $380k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).

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); 541 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 41% 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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.
• Current owner paid $106k; list at $380k implies a 257% 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 $380,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $347,424
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Vision Ct	0.05mi	3/2.5	1,848 (0%)	11mo	$347,500	$188	88

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-40,966
• Equity at exit: $56,659

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-19,926
• Equity at exit: $32,855

Cash invested: $106,400 (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: 541
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $4,239 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$167 /mo · $2,005/yr
• Insurance: −$158
• HOA: −$645
• Vacancy / Maint / Mgmt: −$890
• Net cashflow: $386

Break-even live

Break-even rent $3,751

Max offer price $380,000

Occupancy floor 86%

Sensitivity live

Price	-10% $601	-5% $493	+0% $386	+5% $278	+10% $171
Rent	-10% $51	-5% $218	+0% $386	+5% $553	+10% $721
Rate	-1.0pp $577	-0.5pp $482	base $386	+0.5pp $287	+1.0pp $187

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	$3,282	$3.17	0d	100	0.39mi
4317 Honeysuckle Ave Palm Beach Gardens, FL	4.0	2.0	1885	$3,291	$1.75	15d	1	0.60mi
4193 Hyacinth Cir N Palm Beach Gardens, FL	4.0	2.0	1640	$7,500	$4.57	25d	1	0.70mi
11401 Pointe Midtown Dr Palm Beach Gardens, FL	4.0	3.5	2558	$6,000	$2.35	23d	1	0.71mi
4952 Pointe Midtown Way Palm Beach Gardens, FL	4.0	3.5	2558	$8,000	$3.13	25d	1	0.72mi
10044 Dasheen Ave Palm Beach Gardens, FL	4.0	2.0	1642	$4,500	$2.74	25d	1	0.81mi
2407 24th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,900	$1.82	25d	1	0.83mi
2407 24th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,900	$1.82	16d	1	0.83mi
5250 Woodland Lakes Dr #130 Palm Beach Gardens, FL	2.0	2.0	1287	$2,950	$2.29	25d	1	0.85mi
2410 24th Ln Palm Beach Gardens, FL	2.0	2.5	1596	$3,000	$1.88	6d	1	0.85mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$4,108	$4.12	0d	23	0.87mi
9627 Althea Way Palm Beach Gardens, FL	3.0	2.0	1540	$6,200	$4.03	25d	1	0.88mi
403 4th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,950	$1.85	25d	1	0.94mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	25d	1	1.00mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	25d	1	1.02mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	2d	30	1.03mi
418 Capistrano Dr Palm Beach Gardens, FL	3.0	2.5	1570	$3,600	$2.29	25d	1	1.05mi
11556 Winchester Dr Unit 29c Palm Beach Gardens, FL	3.0	2.5	1562	$2,950	$1.89	25d	1	1.09mi
4295 Crestdale St Palm Beach Gardens, FL	3.0	2.0	1366	$4,500	$3.29	25d	1	1.10mi
9519 Birmingham Dr Palm Beach Gardens, FL	4.0	2.0	1355	$3,195	$2.36	6d	1	1.10mi
4348 Hazel Ave Palm Beach Gardens, FL	3.0	2.5	1740	$4,200	$2.41	25d	1	1.12mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	25d	1	1.14mi
4358 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$5,000	$4.06	25d	1	1.16mi
4137 Darlington St Palm Beach Gardens, FL	3.0	2.5	2004	$3,900	$1.95	18d	1	1.17mi
4137 Darlington St Palm Beach Gardens, FL	3.0	2.5	2004	$3,900	$1.95	25d	1	1.17mi
4292 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$3,800	$3.08	25d	1	1.18mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	25d	1	1.18mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	25d	1	1.20mi
4538 Arthur St Palm Beach Gardens, FL	3.0	2.0	1336	$2,900	$2.17	25d	1	1.25mi
116 Coral Cay Dr Palm Beach Gardens, FL	2.0	2.0	1752	$7,000	$4.00	25d	1	1.29mi
3836 Dove Landing Rd West Palm Beach, FL	4.0	2.0	1790	$3,400	$1.90	25d	1	1.30mi
3836 Dove Landing Rd West Palm Beach, FL	4.0	2.0	1790	$3,400	$1.90	8d	1	1.30mi
337 Balsam St Palm Beach Gardens, FL	4.0	2.0	1426	$5,500	$3.86	19d	1	1.36mi
343 Balsam St Palm Beach Gardens, FL	4.0	2.0	1414	$4,000	$2.83	25d	1	1.36mi
9147 Reed Dr Unit A Palm Beach Gardens, FL	3.0	2.0	1400	$3,400	$2.43	6d	1	1.39mi
9130 E Highland Pines Blvd Unit 1326852P Palm Beach Gardens, FL	2.0–4.0	2.0–4.0	1721	$5,572	$3.24	0d	2	1.40mi
9121 E Highland Pines Dr Palm Beach Gardens, FL	3.0	2.0	1540	$2,950	$1.92	19d	1	1.40mi
9126 E Highland Pines Blvd Unit 1326848P Palm Beach Gardens, FL	2.0	2.0	1496	$4,969	$3.32	0d	1	1.41mi
4128 Chestnut Ave Palm Beach Gardens, FL	3.0	2.0	1646	$3,900	$2.37	25d	1	1.41mi
4128 Chestnut Ave Palm Beach Gardens, FL	3.0	2.0	1646	$3,900	$2.37	6d	1	1.41mi

HOA detail

• Monthly dues: $645 · $7,740/yr

Listing history 8 events

1. 2026-06-21
   days on market $380,000 Active 12 DOM
2. 2026-06-18
   days on market $380,000 Active 9 DOM
3. 2026-06-17
   days on market $380,000 Active 8 DOM
4. 2026-06-16
   days on market $380,000 Active 7 DOM
5. 2026-06-15
   days on market $380,000 Active 6 DOM
6. 2026-06-13
   days on market $380,000 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $380,000 Active 1 DOM

ⓘ 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: $2,005 · $167/mo
• Projected year-2 tax: $3,154 · $263/mo
• Expected delta: +$1,149/yr (+$96/mo · 57.3%)

ⓘ 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: $50,868
• − Mortgage interest: −$21,286
• − Property taxes: −$2,005
• − Insurance: −$1,900
• − Repairs & maintenance: −$4,069
• − Management: −$4,069
• − HOA: −$7,740
• − Depreciation: −$11,055
• Taxable loss: −$1,256
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $4,929/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

+317.6% since first listed

6 events — show timeline

• 2026-06-09 Listed $380,000 Beaches MLS
• 1998-11-05 Sold (Public Records) $106,500 Public Records
• 1998-11-02 Sold (MLS) $106,500 Beaches MLS
• 1998-09-14 Listing Removed — Beaches MLS
• 1998-06-29 Listed $115,000 Beaches MLS
• 1985-03-01 Sold (Public Records) $91,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,005 · +3.7% YoY. Source: county tax records.