15 Via Carrara · Palm Beach Gardens, FL 33418

$499,900

3 bd · 2.0 ba · 1,438 sqft · SingleFamily public records · 21 Days on market

Built 1992 3,049 sqft lot Est $634k · 21% under $365/mo HOA · 8% 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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic location on the Piazza! Exquisit show. Porcelain tile on diagonal, crown molding completely bright, open & sunny. Hurricane shutters, new garage door, updated alarm. Oversized courtyard w/ Boganvilla blooms, awning & real privacy. Feels like Greece

Key facts

• Impact glass sliders
• New roof
• 3,049 sq ft lot

Tags

• NEW ROOF
• IMPACT GLASS SLIDERS
• PRIVATE PAVED REAR YARD

Property features AI

Finance

• Other: Road frontage: city street; No waterfront
• HOA & community: Community: Villa D Este; HOA with amenities: golf course, jogging path, picnic area, pool, tennis courts, sidewalks; HOA dues: $365 monthly (with additional quarterly fee listed); HOA covers grounds maintenance, security, and common areas; Pets allowed (pet restrictions possible)

Exterior

• Parking: Attached garage (1 space); Covered parking (1); Driveway parking; 2 total parking spaces
• Security: Gated community with guard; Leased security system; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Electricity connected; Natural gas connected; Sewer connected; Underground utilities; Water connected
• Home design: Single family residence; One story; Resale property; Faces east; Model: Bianca
• Construction: Concrete/Stucco/CBS construction; Tile (barrel) roof; Block and slab foundation; Built as part of a community of 202 units
• Exterior features: Open patio and open porch; Patio; Porch; Pergola; Back yard fencing; Interior lot; Asphalt road frontage (public maintained)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Garbage disposal; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Tile; Wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Entrance foyer; High ceilings; Vaulted ceilings; Walk-in closets; Split bedroom layout; Pull-down attic stairs
• Laundry & utility: Laundry room with washer hookup; Inside laundry; laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-67 ($-802/yr) — negative.
• To cash-flow at today's rent, offer at most $488k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $450k (9.9% below list).
• Recommended offer: $450k (9.9% below list) — sets the bar for 1% rule.

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); 542 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% 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 $15k 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 21 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $300k; list at $500k implies a 67% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $450,443 (9.9% 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. 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: 0.90% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $634,158
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Ironwood Way N	0.35mi	3/2.0	1,480 (+3%)	6mo	$610,000	$412	74
69 Ironwood Way	0.42mi	3/2.0	1,320 (-8%)	15mo	$582,500	$441	54

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: -18.4%
• Equity multiple: 0.36×
• Total profit: $-89,575
• Equity at exit: $74,537

10-year hold

• IRR: -12.8%
• Equity multiple: 0.28×
• Total profit: $-100,826
• Equity at exit: $43,222

Cash invested: $139,972 (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: 542
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $4,504 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$430 /mo · $5,166/yr
• Insurance: −$208
• HOA: −$365
• Vacancy / Maint / Mgmt: −$946
• Net cashflow: $-67

Break-even live

Break-even rent $4,589

Max offer price $488,098

Occupancy floor 96%

Sensitivity live

Price	-10% $216	-5% $75	+0% $-67	+5% $-208	+10% $-350
Rent	-10% $-423	-5% $-245	+0% $-67	+5% $111	+10% $289
Rate	-1.0pp $185	-0.5pp $60	base $-67	+0.5pp $-196	+1.0pp $-328

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Via Aurelia Palm Beach Gardens, FL	3.0	2.5	1830	$8,500	$4.64	26d	1	0.07mi
293 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1694	$6,000	$3.54	26d	1	0.16mi
265 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,400	$2.28	26d	1	0.18mi
204 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$4,100	$2.75	26d	1	0.20mi
150 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,999	$4.94	22d	1	0.22mi
135 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,000	$4.23	26d	1	0.23mi
103 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,600	$2.41	15d	1	0.27mi
229 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1694	$4,500	$2.66	26d	1	0.27mi
717 Windermere Way Palm Beach Gardens, FL	3.0	2.5	1869	$3,100	$1.66	4d	1	0.29mi
36 Ironwood Way N Unit 36 Palm Beach Gardens, FL	3.0	2.0	1480	$6,500	$4.39	26d	1	0.30mi
77 Spyglass Way Palm Beach Gardens, FL	3.0	2.5	1471	$3,500	$2.38	26d	1	0.32mi
11 Ironwood Way N Palm Beach Gardens, FL	3.0	2.0	1573	$4,800	$3.05	26d	1	0.35mi
4 Ironwood Way N Palm Beach Gardens, FL	3.0	2.0	1480	$3,500	$2.36	26d	1	0.36mi
401 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$9,600	$5.61	26d	1	0.43mi
107 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$11,000	$6.43	26d	1	0.49mi
605 Masters Way Palm Beach Gardens, FL	3.0	3.0	1738	$17,500	$10.07	26d	1	0.50mi
7 Wyndham Ln Palm Beach Gardens, FL	3.0	2.0	1571	$7,500	$4.77	26d	1	0.52mi
1424 14th Ter Unit 1424 Palm Beach Gardens, FL	3.0	2.5	1488	$3,000	$2.02	26d	1	0.54mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	26d	1	0.55mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	22d	1	0.55mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	1d	1	0.55mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	3d	1	0.55mi
1520 15th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$2,950	$1.98	12d	1	0.56mi
1410 14th Ter #1410 Palm Beach Gardens, FL	2.0	2.5	1488	$3,000	$2.02	26d	1	0.58mi
515 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$5,000	$4.41	26d	1	0.59mi
438 Brackenwood Ln S Palm Beach Gardens, FL	2.0	2.0	1366	$3,000	$2.20	26d	1	0.60mi
39 Dorchester Cir Palm Beach Gardens, FL	3.0	2.0	1571	$11,500	$7.32	26d	1	0.61mi
428 Brackenwood Ln S Palm Beach Gardens, FL	2.0	2.0	1366	$2,500	$1.83	26d	1	0.61mi
311 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$6,500	$5.73	26d	1	0.62mi
502 5th Ter Palm Beach Gardens, FL	2.0	2.5	1488	$3,250	$2.18	26d	1	0.63mi
227 2nd Ter Palm Beach Gardens, FL	2.0	2.5	1488	$2,750	$1.85	3d	1	0.63mi
305 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,750	$2.42	26d	1	0.63mi
523 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,500	$3.08	22d	1	0.64mi
112 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,800	$2.47	26d	1	0.66mi
112 Club Dr #112 Palm Beach Gardens, FL	2.0	2.0	1156	$2,850	$2.47	14d	1	0.66mi
402 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,500	$6.61	26d	1	0.68mi
23 Lexington Ln W Unit C Palm Beach Gardens, FL	2.0	2.0	1275	$2,895	$2.27	26d	1	0.68mi
105 Club Dr #105 Palm Beach Gardens, FL	2.0	2.0	1135	$10,000	$8.81	23d	1	0.69mi
334 Brackenwood Cir Palm Beach Gardens, FL	2.0	2.0	1366	$3,950	$2.89	26d	1	0.69mi
533 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,000	$2.64	23d	1	0.69mi

HOA detail

• Monthly dues: $365 · $4,380/yr

Listing history 12 events

1. 2026-05-13
   status Pending
2. 2026-04-22
   listed $499,900 Active
3. 2013-08-27
   soldstatus $300,000
4. 2013-08-16
   soldstatus $300,000 Closed 270-char remark

   Show marketing remark (270 chars)

   Fantastic location on the Piazza! Exquisit show. Porcelain tile on diagonal, crown molding completely bright, open & sunny. Hurricane shutters, new garage door, updated alarm. Oversized courtyard w/ Boganvilla blooms, awning & real privacy. Feels like Greece

5. 2013-07-02
   historical Contingent 270-char remark

   Show marketing remark (270 chars)

   Fantastic location on the Piazza! Exquisit show. Porcelain tile on diagonal, crown molding completely bright, open & sunny. Hurricane shutters, new garage door, updated alarm. Oversized courtyard w/ Boganvilla blooms, awning & real privacy. Feels like Greece

6. 2013-06-05
   price $320,000 Price Change 270-char remark

   Show marketing remark (270 chars)

   Fantastic location on the Piazza! Exquisit show. Porcelain tile on diagonal, crown molding completely bright, open & sunny. Hurricane shutters, new garage door, updated alarm. Oversized courtyard w/ Boganvilla blooms, awning & real privacy. Feels like Greece

7. 2013-03-29
   listed $325,000 Active 270-char remark

   Show marketing remark (270 chars)

   Fantastic location on the Piazza! Exquisit show. Porcelain tile on diagonal, crown molding completely bright, open & sunny. Hurricane shutters, new garage door, updated alarm. Oversized courtyard w/ Boganvilla blooms, awning & real privacy. Feels like Greece

8. 2005-04-14
   soldstatus $345,000
9. 2005-04-13
   soldstatus $345,000 242-char remark

   Show marketing remark (242 chars)

   CHARMING 1-LEVEL 3BD VILLA. CATH CEILS, PLUSH CRPT. OPEN & BRIGHT W/ SLIDERS FROM GRT RM & MSTR BDRM TO PRIV. CRTYARD PATIO. NEWER A/C COMPRESSOR & WATER FILTRATION SYST. BEAUTIFUL COMMUNITY POOL & COBBLESTONE STREETS.

10. 2005-03-25
    historical 242-char remark

    Show marketing remark (242 chars)

    CHARMING 1-LEVEL 3BD VILLA. CATH CEILS, PLUSH CRPT. OPEN & BRIGHT W/ SLIDERS FROM GRT RM & MSTR BDRM TO PRIV. CRTYARD PATIO. NEWER A/C COMPRESSOR & WATER FILTRATION SYST. BEAUTIFUL COMMUNITY POOL & COBBLESTONE STREETS.

11. 2005-01-26
    listed $359,000 242-char remark

    Show marketing remark (242 chars)

    CHARMING 1-LEVEL 3BD VILLA. CATH CEILS, PLUSH CRPT. OPEN & BRIGHT W/ SLIDERS FROM GRT RM & MSTR BDRM TO PRIV. CRTYARD PATIO. NEWER A/C COMPRESSOR & WATER FILTRATION SYST. BEAUTIFUL COMMUNITY POOL & COBBLESTONE STREETS.

12. 1992-09-11
    soldstatus $157,000

ⓘ 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: $5,166 · $430/mo
• Projected year-2 tax: $5,166 · $430/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,053
• − Mortgage interest: −$28,002
• − Property taxes: −$5,166
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,324
• − Management: −$4,324
• − HOA: −$4,380
• − Depreciation: −$14,543
• Taxable loss: −$9,185
• Est. tax savings @ 24.0%: +$2,205
• After-tax cash flow: $1,403/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

+218.4% since first listed

12 events — show timeline

• 2026-05-13 Pending — Beaches MLS
• 2026-04-22 Listed $499,900 Beaches MLS
• 2013-08-27 Sold (Public Records) $300,000 Public Records
• 2013-08-16 Sold (MLS) $300,000 Beaches MLS
• 2013-07-02 Contingent — Beaches MLS
• 2013-06-05 Price Changed $320,000 Beaches MLS
• 2013-03-29 Listed $325,000 Beaches MLS
• 2005-04-14 Sold (Public Records) $345,000 Public Records
• 2005-04-13 Sold (MLS) $345,000 Beaches MLS
• 2005-03-25 Listing Removed — Beaches MLS
• 2005-01-26 Listed $359,000 Beaches MLS
• 1992-09-11 Sold (Public Records) $157,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $5,166 · +2.9% YoY. Source: county tax records.