4904 Lake Catherine Dr · Palm Beach Gardens, FL 33403

$365,000

2 bd · 2.0 ba · 1,152 sqft · Townhouse public records · 40 Days on market

Built 1991 2,047 sqft lot $515/mo HOA · 15% 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).

• Cash flow +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A beautifully renovated, Divosta CBS townhouse in the desirable Lake Catherine community! Double master beds, All new appliances, modern kitchen with quartz countertops with raised bar and backsplash. Includes farm house stainless sink and flush stainless range . Recessed refrigerator and microwave . Wall to wall artic grey flooring with sandstone grey walls . The guest bathroom features an ultra modern, grey pedestal sink. The master bath boasts a modern white double sink vanity with Carrara marble top. The expansive patio has an extended overhang roof and an additional 220 line for a hot tub. Storage room. Located in a private area in the development with beautiful landscaping and common green space and community pool.

Key facts

• $515 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Association: Sun Terrace At Lake Catherine; Monthly HOA fee of $515; HOA includes insurance, grounds maintenance, and structure maintenance; Community amenities: Pool, sidewalks, street lights; Pets allowed (breed restrictions, number limit, possible restrictions)

Exterior

• Parking: Assigned parking; Guest parking; 2 parking spaces total
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water and sewer available
• Home design: Townhouse; One story; Resale; Faces southwest; Built by DiVosta Homes
• Construction: Concrete/CBS construction; Concrete and tile roof; Approximately 1,152–1,200 sq ft living/building area (public records)
• Exterior features: Screened patio; Patio; Sidewalks; Not waterfront

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Kitchen island; Split bedroom layout; Sliding windows
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $365k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $353k (3.3% below list).
• Recommended offer: $335k (8.1% 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: Allamanda Elementary School (math 52% / reading 58%, grade C, #872 of 2,144 statewide, top 42%, 630 students, 48% FRL); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL).
• Zoned-school proficiency averages 37% at this address vs 50% district-wide (-13 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.0%/yr); 134 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,531/mo this rent would consume 60% of the median local household income ($71k/yr) (locally 903% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 40 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $280k; 30% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $335,361 (8.1% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.97% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.43×
• Total profit: $-58,646
• Equity at exit: $54,423

10-year hold

• IRR: -2.0%
• Equity multiple: 0.84×
• Total profit: $-16,134
• Equity at exit: $31,559

Cash invested: $102,200 (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 33403

• Home prices YoY: -19.6%
• Rents YoY: 6.0%
• Active inventory: 134
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,531 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$376 /mo · $4,514/yr
• Insurance: −$152
• HOA: −$515
• Vacancy / Maint / Mgmt: −$742
• Net cashflow: $-168

Break-even live

Break-even rent $3,743

Max offer price $335,361

Occupancy floor 100%

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9446 Birmingham Dr Palm Beach Gardens, FL	3.0	2.0	1092	$3,250	$2.98	4d	1	0.42mi
9507 Bellewood St Palm Beach Gardens, FL	3.0	2.0	1200	$5,000	$4.17	19d	1	0.62mi
8731 Uranus Ter West Palm Beach, FL	2.0	1.0	900	$3,200	$3.56	24d	1	0.64mi
4292 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$3,800	$3.08	24d	1	0.67mi
4295 Crestdale St Palm Beach Gardens, FL	3.0	2.0	1366	$4,500	$3.29	24d	1	0.67mi
9147 Reed Dr Unit A Palm Beach Gardens, FL	3.0	2.0	1400	$3,400	$2.43	4d	1	0.70mi
4358 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$5,000	$4.06	24d	1	0.73mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	10d	1	0.79mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	24d	1	0.79mi
4289 S Mary Cir Palm Beach Gardens, FL	2.0	2.0	1246	$2,850	$2.29	24d	1	0.89mi
4538 Arthur St Palm Beach Gardens, FL	3.0	2.0	1336	$2,900	$2.17	24d	1	0.92mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	24d	1	0.95mi
908 Lighthouse Dr North Palm Beach, FL	3.0	2.0	1478	$4,250	$2.88	24d	1	0.96mi
2750 Rio Vista Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	925	$2,999	$3.24	2d	27	1.03mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	24d	1	1.10mi
9130 E Highland Pines Blvd Unit 1326856P Palm Beach Gardens, FL	2.0–4.0	2.0–4.0	1721	$3,696	$2.15	2d	2	1.16mi
9126 E Highland Pines Blvd Unit 1326848P Palm Beach Gardens, FL	2.0	2.0	1496	$5,292	$3.54	2d	1	1.16mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	24d	1	1.32mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,200	$2.78	7d	1	1.49mi

HOA detail

• Monthly dues: $515 · $6,180/yr
• Likely covers: landscapingpool

Listing history 15 events

1. 2026-05-04
   price $365,000
2. 2026-04-16
   listed $370,000 Active
3. 2026-03-10
   historical
4. 2026-02-17
   price $350,000
5. 2026-01-18
   status Active
6. 2025-12-17
   historical
7. 2025-12-01
   listed $370,000 Active
8. 2025-11-21
   historical
9. 2021-05-13
   soldstatus $280,000
10. 2021-04-30
    soldstatus $280,000 Closed 730-char remark

    Show marketing remark (730 chars)

    A beautifully renovated, Divosta CBS townhouse in the desirable Lake Catherine community! Double master beds, All new appliances, modern kitchen with quartz countertops with raised bar and backsplash. Includes farm house stainless sink and flush stainless range . Recessed refrigerator and microwave . Wall to wall artic grey flooring with sandstone grey walls . The guest bathroom features an ultra modern, grey pedestal sink. The master bath boasts a modern white double sink vanity with Carrara marble top. The expansive patio has an extended overhang roof and an additional 220 line for a hot tub. Storage room. Located in a private area in the development with beautiful landscaping and common green space and community pool.

11. 2021-03-01
    historical Active Under Contract 730-char remark

    Show marketing remark (730 chars)

    A beautifully renovated, Divosta CBS townhouse in the desirable Lake Catherine community! Double master beds, All new appliances, modern kitchen with quartz countertops with raised bar and backsplash. Includes farm house stainless sink and flush stainless range . Recessed refrigerator and microwave . Wall to wall artic grey flooring with sandstone grey walls . The guest bathroom features an ultra modern, grey pedestal sink. The master bath boasts a modern white double sink vanity with Carrara marble top. The expansive patio has an extended overhang roof and an additional 220 line for a hot tub. Storage room. Located in a private area in the development with beautiful landscaping and common green space and community pool.

12. 2021-02-18
    status Active 730-char remark

    Show marketing remark (730 chars)

    A beautifully renovated, Divosta CBS townhouse in the desirable Lake Catherine community! Double master beds, All new appliances, modern kitchen with quartz countertops with raised bar and backsplash. Includes farm house stainless sink and flush stainless range . Recessed refrigerator and microwave . Wall to wall artic grey flooring with sandstone grey walls . The guest bathroom features an ultra modern, grey pedestal sink. The master bath boasts a modern white double sink vanity with Carrara marble top. The expansive patio has an extended overhang roof and an additional 220 line for a hot tub. Storage room. Located in a private area in the development with beautiful landscaping and common green space and community pool.

13. 2021-02-13
    historical Active Under Contract 730-char remark

    Show marketing remark (730 chars)

    A beautifully renovated, Divosta CBS townhouse in the desirable Lake Catherine community! Double master beds, All new appliances, modern kitchen with quartz countertops with raised bar and backsplash. Includes farm house stainless sink and flush stainless range . Recessed refrigerator and microwave . Wall to wall artic grey flooring with sandstone grey walls . The guest bathroom features an ultra modern, grey pedestal sink. The master bath boasts a modern white double sink vanity with Carrara marble top. The expansive patio has an extended overhang roof and an additional 220 line for a hot tub. Storage room. Located in a private area in the development with beautiful landscaping and common green space and community pool.

14. 2021-02-12
    listed $289,000 Active 730-char remark

    Show marketing remark (730 chars)

    A beautifully renovated, Divosta CBS townhouse in the desirable Lake Catherine community! Double master beds, All new appliances, modern kitchen with quartz countertops with raised bar and backsplash. Includes farm house stainless sink and flush stainless range . Recessed refrigerator and microwave . Wall to wall artic grey flooring with sandstone grey walls . The guest bathroom features an ultra modern, grey pedestal sink. The master bath boasts a modern white double sink vanity with Carrara marble top. The expansive patio has an extended overhang roof and an additional 220 line for a hot tub. Storage room. Located in a private area in the development with beautiful landscaping and common green space and community pool.

15. 1991-03-22
    soldstatus $82,900

ⓘ 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: $4,514 · $376/mo
• Projected year-2 tax: $4,514 · $376/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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,373
• − Mortgage interest: −$20,446
• − Property taxes: −$4,514
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,390
• − Management: −$3,390
• − HOA: −$6,180
• − Depreciation: −$10,618
• Taxable loss: −$7,989
• Est. tax savings @ 24.0%: +$1,917
• After-tax cash flow: $-96/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): 14,370
• Household income: $70,646
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 903.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 46% White 31% Hispanic / Latino 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 5%
• Common ancestry: Hispanic 15% Italian 2% Romanian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 17% Spanish 12% Chinese 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: ▼ -112.30%
• Current HPI: 461.4045
• Rent YoY: ▲ 5.97%
• 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

+340.3% since first listed

15 events — show timeline

• 2026-05-04 Price Changed $365,000 Beaches MLS
• 2026-04-16 Listed $370,000 Beaches MLS
• 2026-03-10 Listing Removed — Beaches MLS
• 2026-02-17 Price Changed $350,000 Beaches MLS
• 2026-01-18 Relisted — Beaches MLS
• 2025-12-17 Listing Removed — Beaches MLS
• 2025-12-01 Listed $370,000 Beaches MLS
• 2025-11-21 Coming Soon — Beaches MLS
• 2021-05-13 Sold (Public Records) $280,000 Public Records
• 2021-04-30 Sold (MLS) $280,000 Beaches MLS
• 2021-03-01 Contingent — Beaches MLS
• 2021-02-18 Relisted — Beaches MLS
• 2021-02-13 Contingent — Beaches MLS
• 2021-02-12 Listed $289,000 Beaches MLS
• 1991-03-22 Sold (Public Records) $82,900 Public Records

Property tax history

+9.3%/yr

Latest (2025): $4,514 · -0.9% YoY. Source: county tax records.