1107 Duncan Cir #102 · Palm Beach Gardens, FL 33418

$405,000

2 bd · 2.0 ba · 1,268 sqft · Condo public records · 7 Days on market

Built 1985

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• 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

This Beautiful and Spacious Condo is Bright and Light and Very Well Maintained. Located on the First Floor, It Features 3 Bedrooms, 2 baths AND a Den. The Primary Bath Has Been Remodeled with a Handicap Compliant Roll in Shower. Second Bath Has a New Vanity and Toilet. New Hot Water Heater. Accordion Hurricane Shutters. All New Fans and Lighting. Washer and Dryer (New Dryer) in the Unit. Lovely Patio Off The Den. Basic Cable and Water Included in Condo Fees. PGA National is a Fantastic Community. Club Memberships are Available but not Mandatory. Close to Turnpike, I95, Shopping, Dining and Entertainment.

Key facts

• Updated guest bath
• New hot water heater
• New dryer

Tags

• REMODELED PRIMARY BATH
• UPDATED GUEST BATH
• NEW HOT WATER HEATER
• NEW DRYER
• NEW LIGHTING FIXTURES
• ACCORDION HURRICANE SHUTTERS

Property features AI

Finance

• Financial info: Pets allowed with restrictions (breed, number, size limits)
• HOA & community: Community pool; Parking; Sidewalks; Street lights; Monthly association fees; Association fees include cable TV and internet

Exterior

• Parking: Assigned parking; 2 open/assigned parking spaces (total 2)
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One level (entry level living area); Northwest facing; Resale
• Construction: Stucco/CBS construction; Other roof
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Tile; Wood
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central electric heating; Electric cooling with ceiling fan(s)
• Interior features: Kitchen island; Walk-in closet(s); Accessible full bath; Smoke detector(s)
• Laundry & utility: Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $405k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $405k).

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 39% 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 24y 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 $305k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $405,000

Questions for the listing agent

1. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.3

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-39,878
• Equity at exit: $60,387

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-12,588
• Equity at exit: $35,017

Cash invested: $113,400 (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: 542
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $4,083 high
• Mortgage (P&I): −$2,124
• Tax from tax record: −$466 /mo · $5,587/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$857
• Net cashflow: $468

Break-even live

Break-even rent $3,491

Max offer price $405,000

Occupancy floor 84%

Sensitivity live

Price	-10% $697	-5% $582	+0% $468	+5% $353	+10% $238
Rent	-10% $145	-5% $306	+0% $468	+5% $629	+10% $790
Rate	-1.0pp $672	-0.5pp $571	base $468	+0.5pp $363	+1.0pp $256

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Duncan Cir #102 Palm Beach Gardens, FL	3.0	2.0	1268	$3,400	$2.68	25d	1	0.03mi
1111 Duncan Cir #203 Palm Beach Gardens, FL	2.0	2.0	1035	$2,900	$2.80	25d	1	0.08mi
1401 Mahogany Pl Palm Beach Gardens, FL	2.0	2.0	1499	$8,500	$5.67	23d	1	0.13mi
355 Prestwick Cir #4 Palm Beach Gardens, FL	2.0	3.0	1532	$3,500	$2.28	25d	1	0.13mi
1903 Rosewood Way Palm Beach Gardens, FL	2.0	2.0	1236	$3,750	$3.03	25d	1	0.13mi
1302 Mahogany Pl Palm Beach Gardens, FL	2.0	2.0	1355	$8,000	$5.90	25d	1	0.15mi
359 Prestwick Cir #2 Palm Beach Gardens, FL	2.0	3.0	1532	$3,400	$2.22	25d	1	0.16mi
1802 Rosewood Way Palm Beach Gardens, FL	2.0	2.0	1355	$3,550	$2.62	23d	1	0.17mi
352 Prestwick Cir #1 Palm Beach Gardens, FL	2.0	3.0	1532	$2,700	$1.76	25d	1	0.18mi
1804 Rosewood Way Palm Beach Gardens, FL	3.0	2.0	1615	$8,000	$4.95	25d	1	0.18mi
479 Prestwick Cir Palm Beach Gardens, FL	3.0	2.0	1818	$9,500	$5.23	25d	1	0.23mi
802 Sabal Palm Ln Palm Beach Gardens, FL	3.0	2.0	1615	$9,995	$6.19	25d	1	0.25mi
505 Prestwick Cir Palm Beach Gardens, FL	3.0	2.0	1850	$3,250	$1.76	4d	1	0.30mi
364 Prestwick Cir #4 Palm Beach Gardens, FL	2.0	2.5	1466	$2,600	$1.77	25d	1	0.30mi
533 Prestwick Cir Palm Beach Gardens, FL	2.0	2.0	1514	$4,000	$2.64	25d	1	0.37mi
316 Brackenwood Cir #316 Palm Beach Gardens, FL	2.0	2.0	1180	$3,150	$2.67	25d	1	0.61mi
334 Brackenwood Cir Palm Beach Gardens, FL	2.0	2.0	1366	$3,950	$2.89	25d	1	0.62mi
137 Brackenwood Rd Palm Beach Gardens, FL	2.0	2.0	1366	$4,500	$3.29	25d	1	0.67mi
428 Brackenwood Ln S Palm Beach Gardens, FL	2.0	2.0	1366	$2,500	$1.83	25d	1	0.70mi
563 Brackenwood Pl Palm Beach Gardens, FL	2.0	2.0	1366	$7,000	$5.12	4d	1	0.70mi
512 Brackenwood Pl Palm Beach Gardens, FL	2.0	2.0	1366	$4,000	$2.93	25d	1	0.71mi
438 Brackenwood Ln S Palm Beach Gardens, FL	2.0	2.0	1366	$3,000	$2.20	25d	1	0.72mi
632 Brackenwood Cv Palm Beach Gardens, FL	2.0	2.0	1366	$3,000	$2.20	25d	1	0.76mi
616 Bracken Wood Cv Unit 616 Palm Beach Gardens, FL	2.0	2.0	1366	$7,000	$5.12	25d	1	0.77mi
605 Brackenwood Cv Palm Beach Gardens, FL	2.0	2.0	1366	$7,000	$5.12	25d	1	0.78mi
611 Brackenwood Cv Palm Beach Gardens, FL	2.0	2.0	1366	$2,800	$2.05	3d	1	0.79mi
605 Masters Way Palm Beach Gardens, FL	3.0	3.0	1738	$17,500	$10.07	25d	1	0.80mi
32 Admirals Ct Palm Beach Gardens, FL	3.0	2.0	1438	$3,590	$2.50	12d	1	0.88mi
32 Admirals Ct Palm Beach Gardens, FL	3.0	2.0	1438	$4,500	$3.13	12d	1	0.88mi
77 Spyglass Way Palm Beach Gardens, FL	3.0	2.5	1471	$3,500	$2.38	25d	1	0.90mi
821 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$9,950	$8.77	25d	1	0.90mi
820 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,200	$2.82	25d	1	0.90mi
515 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$5,000	$4.41	25d	1	0.90mi
523 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,500	$3.08	22d	1	0.91mi
533 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$3,000	$2.64	23d	1	0.91mi
615 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$6,000	$5.29	25d	1	0.92mi
825 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,850	$2.51	6d	1	0.92mi
811 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$9,000	$7.93	25d	1	0.93mi
830 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,500	$6.61	25d	1	0.94mi
402 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$7,500	$6.61	25d	1	0.96mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watercable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-21
   days on market $405,000 Active 7 DOM
2. 2026-06-18
   days on market $405,000 Active 4 DOM
3. 2026-06-17
   days on market $405,000 Active 3 DOM
4. 2026-06-16
   days on market $405,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $405,000 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: $5,587 · $466/mo
• Projected year-2 tax: $5,587 · $466/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,999
• − Mortgage interest: −$22,686
• − Property taxes: −$5,587
• − Insurance: −$2,025
• − Repairs & maintenance: −$3,920
• − Management: −$3,920
• − Depreciation: −$11,782
• Taxable loss: −$921
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $5,832/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

+216.7% since first listed

46 events — show timeline

• 2026-06-14 Listed $405,000 Beaches MLS
• 2026-05-09 Price Changed $3,400 RMLSFL
• 2026-04-10 Listed for Rent $4,500 RMLSFL
• 2026-04-09 Rental Removed $4,500 GFLMLS
• 2026-02-26 Listed for Rent $4,500 GFLMLS
• 2025-11-05 Rental Removed $4,500 APPFOLIO
• 2025-11-03 Listed for Rent $4,500 APPFOLIO
• 2025-11-02 Rental Removed $4,500 GFLMLS
• 2025-09-20 Price Changed $4,500 GFLMLS
• 2024-11-12 Listed for Rent $6,500 GFLMLS
• 2024-11-12 Rental Removed $6,500 RMLSFL
• 2024-11-12 Listed for Rent $6,500 RMLSFL
• 2024-10-16 Sold (Public Records) $305,000 Public Records
• 2024-10-04 Sold (MLS) $305,000 Beaches MLS
• 2024-09-06 Contingent — Beaches MLS
• 2024-07-27 Price Changed $349,999 Beaches MLS
• 2024-06-17 Listed $399,000 Beaches MLS
• 2020-09-02 Sold (Public Records) $225,000 Public Records
• 2020-08-28 Sold (MLS) $225,000 Beaches MLS
• 2020-07-21 Pending — Beaches MLS
• 2020-06-01 Listing Removed — Beaches MLS
• 2020-06-01 Listed $235,000 Beaches MLS
• 2020-03-17 Price Changed $236,000 Beaches MLS
• 2020-02-22 Listed $239,000 Beaches MLS
• 2019-06-04 Listing Removed — Beaches MLS
• 2018-10-12 Listed $268,000 Beaches MLS
• 2014-10-15 Listing Removed — Beaches MLS
• 2014-02-27 Sold (Public Records) $145,000 Public Records
• 2014-02-21 Sold (MLS) $145,000 Beaches MLS
• 2014-01-17 Listed $165,000 Beaches MLS
• 2014-01-01 Listing Removed — Beaches MLS
• 2013-07-19 Listed $165,000 Beaches MLS
• 2011-06-10 Sold (MLS) $102,000 Beaches MLS
• 2011-04-12 Listing Removed — Beaches MLS
• 2011-01-07 Listed $107,400 Beaches MLS
• 2006-09-15 Listing Removed — Beaches MLS
• 2006-09-12 Listed $229,900 Beaches MLS
• 2006-05-24 Listed $239,500 Beaches MLS
• 2005-05-25 Sold (Public Records) $203,000 Public Records
• 2005-05-20 Sold (MLS) $203,000 Beaches MLS
• 2005-05-03 Listing Removed — Beaches MLS
• 2005-02-14 Listed $209,900 Beaches MLS
• 2003-06-30 Sold (Public Records) $120,000 Public Records
• 2003-06-13 Sold (MLS) $120,000 Beaches MLS
• 2003-05-16 Listing Removed — Beaches MLS
• 2002-11-25 Listed $127,900 Beaches MLS

Property tax history

+5.7%/yr

Latest (2025): $5,587 · +332.6% YoY. Source: county tax records.