2803 Sarento Pl · Palm Beach Gardens, FL 33410

$313,000

2 bd · 2.0 ba · 1,092 sqft · SingleFamily · 14 Days on market

Built 2003 Good condition ↓ 14% since listing

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2 bedroom with large walk in closets, screened in lanai, 2 bath, second floor, includes storage room. Features include impact windows, newly A/C and roof. Gated resort style community. Pet friendly. Two minutes walk to the oversized community pool and fitness centre, including spa, tennis, billiard, steam room and sauna. Two minutes drive to Downtown, Gardens mall, restaurants.

Key facts

• Community pool
• Walk in closets
• Fitness centre

Tags

• WALK IN CLOSETS
• SCREENED IN LANAI
• IMPACT WINDOWS
• GATED RESORT STYLE COMMUNITY
• COMMUNITY POOL
• FITNESS CENTRE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $313k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $313k).

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 (+2.5%/yr); 309 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% of the median local income ($95k/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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $313,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 8.2

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-29,720
• Equity at exit: $46,669

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-3,220
• Equity at exit: $27,063

Cash invested: $87,640 (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: 309
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,187 high
• Mortgage (P&I): −$1,641
• Tax est. 1.5%: −$391 /mo · $4,695/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $354

Break-even live

Break-even rent $2,738

Max offer price $313,000

Occupancy floor 84%

Sensitivity live

Price	-10% $571	-5% $463	+0% $354	+5% $246	+10% $138
Rent	-10% $103	-5% $229	+0% $354	+5% $480	+10% $606
Rate	-1.0pp $512	-0.5pp $434	base $354	+0.5pp $273	+1.0pp $191

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: $78,250
• Closing costs: $9,390
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2802 Sarento Pl #204 Palm Beach Gardens, FL	2.0	2.0	1092	$3,500	$3.21	25d	1	0.08mi
2813 Grande Pkwy #109 Palm Beach Gardens, FL	3.0	2.0	1278	$2,818	$2.21	25d	1	0.10mi
3019 Alcazar Pl #107 Palm Beach Gardens, FL	1.0	1.0	1000	$3,000	$3.00	23d	1	0.12mi
3019 Alcazar Pl #107 Palm Beach Gardens, FL	1.0	1.0	1000	$2,900	$2.90	25d	1	0.12mi
2805 Veronia Dr Palm Beach Gardens, FL	3.0	2.0	1361	$3,000	$2.20	25d	1	0.14mi
2916 Tuscany Ct Palm Beach Gardens, FL	3.0	2.0	1278	$2,818	$2.21	25d	1	0.17mi
2916 Tuscany Ct #201 Palm Beach Gardens, FL	2.0	2.0	1149	$3,200	$2.79	4d	1	0.17mi
2727 Anzio Ct #106 Palm Beach Gardens, FL	3.0	2.0	1316	$3,000	$2.28	25d	1	0.20mi
3270 Grove Rd Unit 1326860P Palm Beach Gardens, FL	3.0	2.0	1496	$5,492	$3.67	0d	1	0.41mi
2388 S Wallen Dr West Palm Beach, FL	3.0	2.0	1296	$4,500	$3.47	25d	1	0.53mi
2395 Idlewild Rd Palm Beach Gardens, FL	3.0	2.0	1476	$4,500	$3.05	23d	1	0.59mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	23d	1	0.60mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	25d	1	0.60mi
3640 Gull Rd Palm Beach Gardens, FL	3.0	2.0	1382	$2,975	$2.15	9d	1	0.80mi
11900 Valencia Gardens Ave Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	980	$2,606	$2.66	0d	18	0.84mi
2396 Easy St Unit A Palm Beach Gardens, FL	2.0	1.0	948	$3,500	$3.69	25d	1	0.87mi
827 Oak Harbour Dr Juno Beach, FL	2.0	2.0	1301	$4,200	$3.23	25d	1	0.98mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	25d	1	1.03mi
49 Uno Lago Dr Juno Beach, FL	2.0	2.5	1494	$5,500	$3.68	25d	1	1.05mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	25d	1	1.05mi
1869 Circle Dr North Palm Beach, FL	2.0	2.0	1216	$3,400	$2.80	14d	1	1.09mi
300 Uno Lago Dr Juno Beach, FL	2.0–3.0	2.0	1319	$3,000	$2.27	4d	1	1.12mi
800 Uno Lago Dr #305 Juno Beach, FL	3.0	2.0	1446	$5,000	$3.46	25d	1	1.12mi
2100 PGA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	983	$3,118	$3.17	0d	9	1.13mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	25d	1	1.15mi
1718 Ridge Rd North Palm Beach, FL	2.0	2.0	900	$2,950	$3.28	25d	1	1.17mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	25d	1	1.22mi
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	25d	1	1.23mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	25d	1	1.23mi
12155 US Highway 1 North Palm Beach, FL	1.0–3.0	1.0–2.0	1297	$3,566	$2.75	0d	23	1.24mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	2d	30	1.26mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,200	$2.78	9d	1	1.29mi
700 Sanctuary Cove Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1120	$2,584	$2.31	0d	55	1.31mi
13074 23rd Ave N West Palm Beach, FL	3.0	2.0	1456	$5,500	$3.78	16d	1	1.31mi
11521 Landing Pl Unit E1 North Palm Beach, FL	2.0	2.0	1130	$7,000	$6.19	25d	1	1.34mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$3,517	$3.53	0d	22	1.35mi
1660 Twelve Oaks Way #203 North Palm Beach, FL	2.0	2.0	1492	$7,500	$5.03	21d	1	1.42mi

Listing history 13 events

1. 2026-05-12
   listed $313,000 Active
2. 2025-06-09
   historical $2,575
3. 2025-05-01
   listed $2,575
4. 2025-01-18
   historical $2,950
5. 2025-01-10
   listed $2,950
6. 2024-07-31
   historical $3,100
7. 2024-07-14
   listed $3,100
8. 2024-07-12
   historical $3,100
9. 2024-04-27
   listed $3,100
10. 2023-10-01
    historical $3,250
11. 2023-10-01
    listed $3,250
12. 2016-08-04
    historical
13. 2006-08-10
    listed $365,000

ⓘ 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 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,242
• − Mortgage interest: −$17,533
• − Property taxes: −$4,695
• − Insurance: −$1,565
• − Repairs & maintenance: −$3,059
• − Management: −$3,059
• − Depreciation: −$9,105
• Taxable loss: −$775
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $4,440/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 single-family home is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for both resale and rental value through cosmetic updates.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Both Updating the flooring — New flooring can improve the home's appearance and increase its value
• Both Updating the kitchen appliances — Modern appliances can attract more buyers and renters
• Both Upgrading the bathroom fixtures — New fixtures can make the bathrooms more appealing and functional

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both Updating the flooring — New flooring can improve the home's appearance and increase its value ↑
• Both Updating the kitchen appliances — Modern appliances can attract more buyers and renters ↑
• Both Upgrading the bathroom fixtures — New fixtures can make the bathrooms more appealing and functional ↑

ⓘ 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 — 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

-14.2% since first listed

13 events — show timeline

• 2026-05-12 Listed $313,000 FSBO.com
• 2025-06-09 Rental Removed $2,575 TURBOTENANT
• 2025-05-01 Listed for Rent $2,575 TURBOTENANT
• 2025-01-18 Rental Removed $2,950 LISTANZA
• 2025-01-10 Listed for Rent $2,950 LISTANZA
• 2024-07-31 Rental Removed $3,100 Avail
• 2024-07-14 Listed for Rent $3,100 Avail
• 2024-07-12 Rental Removed $3,100 RMLSFL
• 2024-04-27 Listed for Rent $3,100 RMLSFL
• 2023-10-01 Rental Removed $3,250 RMLSFL
• 2023-10-01 Listed for Rent $3,250 RMLSFL
• 2016-08-04 Listing Removed — Beaches MLS
• 2006-08-10 Listed $365,000 Beaches MLS