121 1st Ter · Palm Beach Gardens, FL 33418

$399,000

2 bd · 2.5 ba · 1,488 sqft · Townhouse public records · 18 Days on market

Built 1980 1,464 sqft lot $487/mo HOA · 13% of rent

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully RENOVATED 3br in waterfront building, only one unit from the largest lake in Glenwood. Fenced private courtyard entry. Kitchen with stainless steel appliances, granite countertops & stone backsplash. Luxury laminate flooring upstairs, tile downstairs, no carpet. Oversized primary bedroom with 2 closets, including a large walk-in. 1st fl bedroom/den/office has a closet. Updated bathrooms, with a brand new vanity in the primary bath. Accordion hurricane shutters for peace of mind during storms. Quiet location, set back from the parking lot & away from the Turnpike. 2 assigned parking spaces in front of the unit. PGA National 24/7 manned security gates & roving patrols. Glenwood features scenic nature trails, lakes, pool, playground, basketball, pickleball & tennis.

Key facts

• $487 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed (breed restrictions and possible pet restrictions); Community contains 396 units
• HOA & community: Homeowners association with monthly fee; HOA amenities include pool, tennis courts, basketball court, pickleball courts, playground, sidewalks, on-site manager and management; Monthly association fee

Exterior

• Parking: Assigned parking; One open/assigned parking space (total 1)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Townhouse; Two-story building; Entry-level living area present; One level listed for the unit; Resale condition; Faces east
• Construction: Brick and concrete construction (pre-cast concrete); Flat and mansard roof
• Exterior features: Open patio; Patio; Pergola; Fenced yard; Corner lot with sidewalks; Paved road frontage (west of US-1); Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Tile; Vinyl; Wood
• Bathrooms: Two full bathrooms and one half bathroom; One bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Upstairs living area; Blinds and sliding windows; Unfurnished
• Laundry & utility: Laundry room inside; Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $399k.

Deal economics

• At list price, monthly cash flow is $-402 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $364k (8.7% below list).
• Recommended offer: $328k (17.8% below list) — sets the bar for cash-flow.

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 35% 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 $12k 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 18 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y 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 $327,931 (17.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 9.1

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: -24.8%
• Equity multiple: 0.16×
• Total profit: $-93,531
• Equity at exit: $59,492

10-year hold

• IRR: -24.2%
• Equity multiple: -0.14×
• Total profit: $-127,503
• Equity at exit: $34,498

Cash invested: $111,720 (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: 541
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,641 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$533 /mo · $6,401/yr
• Insurance: −$166
• HOA: −$487
• Vacancy / Maint / Mgmt: −$765
• Net cashflow: $-402

Break-even live

Break-even rent $4,151

Max offer price $327,931

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-289	+0% $-402	+5% $-515	+10% $-628
Rent	-10% $-690	-5% $-546	+0% $-402	+5% $-258	+10% $-115
Rate	-1.0pp $-201	-0.5pp $-301	base $-402	+0.5pp $-506	+1.0pp $-611

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 1st Ter Palm Beach Gardens, FL	2.0	2.5	1488	$3,200	$2.15	25d	1	0.01mi
227 2nd Ter Palm Beach Gardens, FL	2.0	2.5	1488	$2,750	$1.85	2d	1	0.07mi
1410 14th Ter #1410 Palm Beach Gardens, FL	2.0	2.5	1488	$3,000	$2.02	25d	1	0.12mi
1520 15th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$2,950	$1.98	11d	1	0.14mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	0d	1	0.15mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	3d	1	0.15mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	21d	1	0.15mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	25d	1	0.15mi
1424 14th Ter Unit 1424 Palm Beach Gardens, FL	3.0	2.5	1488	$3,000	$2.02	25d	1	0.16mi
107 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$11,000	$6.43	25d	1	0.26mi
502 5th Ter Palm Beach Gardens, FL	2.0	2.5	1488	$3,250	$2.18	25d	1	0.28mi
401 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$9,600	$5.61	25d	1	0.33mi
112 Club Dr #112 Palm Beach Gardens, FL	2.0	2.0	1156	$2,850	$2.47	13d	1	0.35mi
112 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,800	$2.47	25d	1	0.35mi
105 Club Dr #105 Palm Beach Gardens, FL	2.0	2.0	1135	$10,000	$8.81	23d	1	0.39mi
305 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,750	$2.42	25d	1	0.42mi
311 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$6,500	$5.73	25d	1	0.43mi
103 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,600	$2.41	15d	1	0.45mi
135 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,000	$4.23	25d	1	0.47mi
229 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1694	$4,500	$2.66	25d	1	0.47mi
206 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$5,000	$4.41	25d	1	0.47mi
150 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,999	$4.94	21d	1	0.48mi
913 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,500	$3.08	25d	1	0.49mi
915 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$4,500	$3.96	25d	1	0.51mi
402 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,500	$6.61	25d	1	0.51mi
204 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$4,100	$2.75	25d	1	0.51mi
406 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,000	$6.17	25d	1	0.52mi
706 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,700	$2.38	6d	1	0.52mi
515 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$5,000	$4.41	25d	1	0.53mi
293 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1694	$6,000	$3.54	25d	1	0.54mi
265 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,400	$2.28	25d	1	0.54mi
523 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,500	$3.08	21d	1	0.55mi
533 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,000	$2.64	23d	1	0.57mi
116 Coral Cay Dr Palm Beach Gardens, FL	2.0	2.0	1752	$7,000	$4.00	25d	1	0.59mi
836 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$8,450	$7.44	0d	1	0.59mi
615 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$6,000	$5.29	25d	1	0.60mi
811 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$9,000	$7.93	25d	1	0.61mi
830 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,500	$6.61	25d	1	0.63mi
820 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,200	$2.82	25d	1	0.66mi
26 Via Aurelia Palm Beach Gardens, FL	3.0	2.5	1830	$8,500	$4.64	25d	1	0.66mi

HOA detail

• Monthly dues: $487 · $5,844/yr
• Likely covers: waterpoolsecurityparking

Listing history 11 events

1. 2026-06-21
   days on market $399,000 Active 18 DOM
2. 2026-06-18
   days on market $399,000 Active 15 DOM
3. 2026-06-17
   days on market $399,000 Active 14 DOM
4. 2026-06-16
   days on market $399,000 Active 13 DOM
5. 2026-06-15
   days on market $399,000 Active 12 DOM
6. 2026-06-13
   days on market $399,000 Active 10 DOM
7. 2026-06-09
   days on market $399,000 Active 6 DOM
8. 2026-06-08
   days on market $399,000 Active 5 DOM
9. 2026-06-07
   days on market $399,000 Active 4 DOM
10. 2026-06-04
    remarks 558-char remark
11. 2026-06-04
    listed $399,000 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: $6,401 · $533/mo
• Projected year-2 tax: $6,401 · $533/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 2/10 Low
• 🌡 Heat 9/10 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: $43,698
• − Mortgage interest: −$22,350
• − Property taxes: −$6,401
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,496
• − Management: −$3,496
• − HOA: −$5,844
• − Depreciation: −$11,607
• Taxable loss: −$11,491
• Est. tax savings @ 24.0%: +$2,758
• After-tax cash flow: $-2,070/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

+446.6% since first listed

24 events — show timeline

• 2026-06-01 Listed $399,000 Beaches MLS
• 2023-08-16 Sold (Public Records) $400,000 Public Records
• 2023-08-11 Sold (MLS) $400,000 Beaches MLS
• 2023-07-09 Contingent — Beaches MLS
• 2023-07-05 Listed $419,900 Beaches MLS
• 2020-07-16 Listing Removed — Beaches MLS
• 2020-07-08 Listed $279,000 Beaches MLS
• 2020-07-07 Coming Soon — Beaches MLS
• 2014-04-09 Sold (Public Records) $191,750 Public Records
• 2014-04-02 Sold (MLS) $191,750 Beaches MLS
• 2014-03-10 Contingent — Beaches MLS
• 2014-03-03 Listed $199,000 Beaches MLS
• 2014-03-03 Listing Removed — Beaches MLS
• 2014-02-07 Listed $209,000 Beaches MLS
• 2013-09-09 Listing Removed — Beaches MLS
• 2013-09-05 Listed $124,630 Beaches MLS
• 2010-01-10 Listing Removed — Beaches MLS
• 2009-01-10 Listed $199,900 Beaches MLS
• 2000-09-15 Listing Removed — Beaches MLS
• 1999-07-12 Sold (Public Records) $86,500 Public Records
• 1999-05-21 Listed $92,900 Beaches MLS
• 1995-05-18 Sold (Public Records) $83,500 Public Records
• 1993-03-25 Sold (Public Records) $83,500 Public Records
• 1987-12-01 Sold (Public Records) $73,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $6,401 · -5.1% YoY. Source: county tax records.