10 Garden St · Tequesta, FL 33469

$310,000

2 bd · 2.0 ba · 886 sqft · SingleFamily · 23 Days on market

Built 1970 Good condition Est $394k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated 2bedroom, 2 bathroom with walk in closet and washer/dryer. Located in the best building in Tequesta Garden super quiet with garden views. Comes fully furnished turn key just bring your clothes and you are enjoying everything Jupiter has to offer. Ride your bike to the beach!

Key facts

• Bike to the beach
• Garden views
• Walk in closet

Tags

• WALK IN CLOSET
• GARDEN VIEWS
• FULLY FURNISHED
• TURN KEY
• BIKE TO THE BEACH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-34 ($-409/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (13.9% below list).
• Recommended offer: $267k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.5% in Tequesta — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#764 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: schools F, amenities F, commute 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 (+3.9%/yr); 206 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 30% of the median local income ($106k/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 $2k of loan paydown is wiped out by about $9k 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 23 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

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 $266,870 (13.9% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $394,270
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19121 SE Barus Dr	0.61mi	3/1.0 (+1)	1,012 (+14%)	23mo	$450,000	$445	19

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 · 3.88% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-49,979
• Equity at exit: $46,222

10-year hold

• IRR: -6.2%
• Equity multiple: 0.58×
• Total profit: $-36,194
• Equity at exit: $26,803

Cash invested: $86,800 (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 33469

• Home prices YoY: -30.4%
• Rents YoY: 3.9%
• Active inventory: 206
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,669 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-34

Break-even live

Break-even rent $2,712

Max offer price $305,070

Occupancy floor 96%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Westwood Ave Unit 103A Jupiter, FL	2.0	2.0	886	$2,350	$2.65	24d	1	0.11mi
6 Garden St Unit 204P Jupiter, FL	2.0	2.0	886	$2,400	$2.71	24d	1	0.12mi
4 Westwood Ave Unit 204 Jupiter, FL	2.0	2.0	980	$2,000	$2.04	15d	1	0.19mi
284 Village Blvd Tequesta, FL	2.0–3.0	2.0	1182	$3,100	$2.62	11d	2	0.48mi
284 Village Blvd Tequesta, FL	1.0–3.0	1.0–2.0	1087	$2,600	$2.39	24d	3	0.48mi
284 Village Blvd Tequesta, FL	1.0–3.0	1.0–2.0	1087	$2,600	$2.39	10d	2	0.48mi
413 N Cypress Dr Jupiter, FL	2.0	1.5	1024	$2,450	$2.39	20d	1	0.48mi
331 Tequesta Dr Tequesta, FL	2.0	2.0	793	$2,150	$2.71	19d	2	0.49mi
331 Tequesta Dr Tequesta, FL	2.0	2.0	717	$2,250	$3.14	5d	2	0.49mi
331 Tequesta Dr #118 Jupiter, FL	2.0	2.0	717	$2,500	$3.49	5d	1	0.49mi
272 Village Blvd #7305 Tequesta, FL	2.0	2.0	991	$2,200	$2.22	5d	1	0.50mi
242 Village Blvd Tequesta, FL	2.0	2.0	991	$3,150	$3.18	20d	2	0.54mi
405 N Cypress Dr #3 Jupiter, FL	2.0	1.5	960	$1,950	$2.03	15d	1	0.54mi
91 Willow Rd #107 Jupiter, FL	2.0	1.0	864	$2,100	$2.43	24d	1	0.56mi
242 Village Blvd #2304 Tequesta, FL	2.0	2.0	991	$3,800	$3.83	24d	1	0.57mi
254 Village Blvd #4306 Tequesta, FL	2.0	2.0	991	$3,000	$3.03	24d	1	0.59mi
114 Lighthouse Cir Unit J Jupiter, FL	2.0	2.0	981	$2,350	$2.40	24d	1	0.65mi
1519 Treemont Ave Jupiter, FL	3.0	2.0	888	$3,200	$3.60	24d	1	0.75mi
150 Pineview Rd Jupiter, FL	1.0–2.0	1.0–2.0	982	$2,800	$2.85	3d	5	0.82mi
249 Center St Unit 2C Jupiter, FL	2.0	2.0	1040	$2,950	$2.84	24d	1	1.46mi

Listing history 12 events

1. 2026-06-18
   days on market $310,000 Active 23 DOM
2. 2026-06-17
   days on market $310,000 Active 22 DOM
3. 2026-06-16
   days on market $310,000 Active 21 DOM
4. 2026-06-15
   days on market $310,000 Active 20 DOM
5. 2026-06-13
   days on market $310,000 Active 18 DOM
6. 2026-06-09
   days on market $310,000 Active 14 DOM
7. 2026-06-07
   days on market $310,000 Active 12 DOM
8. 2026-06-04
   days on market $310,000 Active 9 DOM
9. 2026-06-03
   days on market $310,000 Active 8 DOM
10. 2026-06-01
    days on market $310,000 Active 6 DOM
11. 2026-05-31
    days on market $310,000 Active 5 DOM
12. 2026-05-26
    listed $310,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 2/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,024
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,562
• − Management: −$2,562
• − Depreciation: −$9,018
• Taxable loss: −$5,683
• Est. tax savings @ 24.0%: +$1,364
• After-tax cash flow: $955/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This property is in good condition with cosmetic updates needed. It offers a good investment opportunity with potential for both resale and rental value.

Value-add opportunities

• Both Paint the exterior and landscaping — Enhances curb appeal and property value
• Resale Replace the kitchen faucet — Improves functionality and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior and landscaping — Enhances curb appeal and property value ↑
• Resale Replace the kitchen faucet — Improves functionality and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Tequesta

• Score: 62/100
• State rank: #764
• US rank: #16907

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A Health & safety D- User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tequesta, FL
• County: Martin County · 165,223 people
• City population: 14,686
• Metro: Port St. Lucie, FL
• Population (ZIP): 14,686
• Household income: $106,265
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 404.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 6% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -183.36%
• Current HPI: 419.948
• Rent YoY: ▲ 3.88%
• Metro: Port St. Lucie, 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

1 event — show timeline

• 2026-05-26 Listed $310,000 FSBO.com