904 9th Ct · Palm Beach Gardens, FL 33410

$355,000

2 bd · 2.5 ba · 1,236 sqft · Townhouse public records · 78 Days on market

Built 1977 1,346 sqft lot $239/mo HOA · 6% of rent

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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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sandalwood Palm Beach Gardens townhouse with brand new roof. Wooden fence recently replaced! Kitchen has granite counter tops and stainless steel appliances. Great location with easy access to the beach, Gardens Mall, Downtown at the Gardens and restaurants. Park located in neighborhood.

Key facts

• $239 HOA
• 2 parking spots
• Built 1977

Property features AI

Finance

• Other: Pets allowed (call for details)
• HOA & community: Association: United Community Management Corp; Quarterly HOA includes maintenance of structure and common areas; Association amenities: Pool, playground, parking, maintenance

Exterior

• Parking: 2 assigned asphalt parking spaces; Guest parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Townhouse; One level living; North-facing; Resale property
• Construction: CBS construction; Mansard and shingle roof; Block foundation; Built as a 2-story building (unit has one-level living)
• Exterior features: Open porch; Covered porch; Patio; Fenced yard

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $355k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $355k).
• Recommended offer: $334k (6.0% below list) — sets the bar for market timing.

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); 303 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $3,849/mo this rent would consume 49% of the median local household income ($95k/yr) (locally 1429% 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 $2k 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 78 days — a 6% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask is 12579% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $333,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.08% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 7.7

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-35,610
• Equity at exit: $52,932

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-7,711
• Equity at exit: $30,694

Cash invested: $99,400 (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 33410

• Rents YoY: 2.5%
• Active inventory: 303
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,849 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$420 /mo · $5,039/yr
• Insurance: −$148
• HOA: −$239
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $372

Break-even live

Break-even rent $3,378

Max offer price $355,000

Occupancy floor 85%

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2750 Rio Vista Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	925	$2,999	$3.24	3d	27	0.41mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	24d	1	0.61mi
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	24d	1	0.61mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,200	$2.78	7d	1	0.68mi
908 Lighthouse Dr North Palm Beach, FL	3.0	2.0	1478	$4,250	$2.88	24d	1	0.73mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	24d	1	0.76mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	1d	30	0.84mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	24d	1	0.86mi
700 Sanctuary Cove Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1120	$2,602	$2.32	1d	55	0.88mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	24d	1	0.96mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	24d	1	0.98mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	24d	1	1.01mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	24d	1	1.04mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	24d	1	1.20mi
9446 Birmingham Dr Palm Beach Gardens, FL	3.0	2.0	1092	$3,250	$2.98	5d	1	1.26mi
2396 Easy St Unit A Palm Beach Gardens, FL	2.0	1.0	948	$3,500	$3.69	24d	1	1.26mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$3,514	$3.53	2d	25	1.27mi
4120 Union Square Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1035	$2,632	$2.54	1d	92	1.33mi
9507 Bellewood St Palm Beach Gardens, FL	3.0	2.0	1200	$5,000	$4.17	19d	1	1.37mi
4295 Crestdale St Palm Beach Gardens, FL	3.0	2.0	1366	$4,500	$3.29	24d	1	1.46mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	24d	1	1.50mi
624 Southwind Cir Apt 4 North Palm Beach, FL	3.0	2.0	1134	$4,750	$4.19	24d	1	1.50mi
624 Southwind Cir Unit 3 North Palm Beach, FL	3.0	3.0	1316	$5,500	$4.18	24d	1	1.50mi

HOA detail

• Monthly dues: $239 · $2,868/yr

Listing history 36 events

1. 2026-06-18
   days on market $355,000 Active 78 DOM
2. 2026-06-17
   days on market $355,000 Active 77 DOM
3. 2026-06-16
   days on market $355,000 Active 76 DOM
4. 2026-06-15
   days on market $355,000 Active 75 DOM
5. 2026-06-13
   pricedays on market $355,000 Active 73 DOM
6. 2026-06-09
   days on market $359,000 Active 69 DOM
7. 2026-06-08
   days on market $359,000 Active 68 DOM
8. 2026-06-07
   days on market $359,000 Active 67 DOM
9. 2026-06-04
   days on market $359,000 Active 64 DOM
10. 2026-06-03
    days on market $359,000 Active 63 DOM
11. 2026-06-02
    days on market $359,000 Active 62 DOM
12. 2026-06-01
    days on market $359,000 Active 61 DOM
13. 2026-05-31
    days on market $359,000 Active 60 DOM
14. 2026-05-24
    historical $2,800
15. 2026-05-22
    listed $2,800
16. 2026-05-22
    historical $2,800
17. 2026-05-19
    listed $2,800
18. 2026-05-18
    historical $2,800
19. 2026-05-18
    price $359,000
20. 2026-04-29
    price $2,800
21. 2026-04-29
    status Active
22. 2026-04-28
    price $369,000
23. 2026-04-21
    price $2,850
24. 2026-04-19
    historical
25. 2026-04-09
    listed $3,000
26. 2026-03-23
    listed $399,993 Active
27. 2023-02-10
    soldstatus $310,000
28. 2023-02-08
    soldstatus $310,000 Closed 288-char remark

    Show marketing remark (288 chars)

    Sandalwood Palm Beach Gardens townhouse with brand new roof. Wooden fence recently replaced! Kitchen has granite counter tops and stainless steel appliances. Great location with easy access to the beach, Gardens Mall, Downtown at the Gardens and restaurants. Park located in neighborhood.

29. 2023-01-24
    status Pending 288-char remark

    Show marketing remark (288 chars)

    Sandalwood Palm Beach Gardens townhouse with brand new roof. Wooden fence recently replaced! Kitchen has granite counter tops and stainless steel appliances. Great location with easy access to the beach, Gardens Mall, Downtown at the Gardens and restaurants. Park located in neighborhood.

30. 2022-12-10
    historical Active Under Contract 288-char remark

    Show marketing remark (288 chars)

    Sandalwood Palm Beach Gardens townhouse with brand new roof. Wooden fence recently replaced! Kitchen has granite counter tops and stainless steel appliances. Great location with easy access to the beach, Gardens Mall, Downtown at the Gardens and restaurants. Park located in neighborhood.

31. 2022-11-27
    listed $320,000 Active 288-char remark

    Show marketing remark (288 chars)

    Sandalwood Palm Beach Gardens townhouse with brand new roof. Wooden fence recently replaced! Kitchen has granite counter tops and stainless steel appliances. Great location with easy access to the beach, Gardens Mall, Downtown at the Gardens and restaurants. Park located in neighborhood.

32. 2018-06-13
    soldstatus $214,900
33. 2017-10-23
    soldstatus $150,000
34. 2002-11-20
    soldstatus $112,000
35. 1997-09-19
    soldstatus $64,000
36. 1994-06-10
    soldstatus $63,000

ⓘ 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: $5,039 · $420/mo
• Projected year-2 tax: $5,039 · $420/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: $46,184
• − Mortgage interest: −$19,886
• − Property taxes: −$5,039
• − Insurance: −$1,775
• − Repairs & maintenance: −$3,695
• − Management: −$3,695
• − HOA: −$2,868
• − Depreciation: −$10,327
• Taxable loss: −$1,100
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $4,728/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): 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

-95.6% since first listed

23 events — show timeline

• 2026-05-24 Rental Removed $2,800 TURBOTENANT
• 2026-05-22 Listed for Rent $2,800 TURBOTENANT
• 2026-05-22 Rental Removed $2,800 ZUMPER1
• 2026-05-19 Listed for Rent $2,800 ZUMPER1
• 2026-05-18 Rental Removed $2,800 GFLMLS
• 2026-05-18 Price Changed $359,000 Beaches MLS
• 2026-04-29 Price Changed $2,800 GFLMLS
• 2026-04-29 Relisted — Beaches MLS
• 2026-04-28 Price Changed $369,000 Beaches MLS
• 2026-04-21 Price Changed $2,850 GFLMLS
• 2026-04-19 Listing Removed — Beaches MLS
• 2026-04-09 Listed for Rent $3,000 GFLMLS
• 2026-03-23 Listed $399,993 Beaches MLS
• 2023-02-10 Sold (Public Records) $310,000 Public Records
• 2023-02-08 Sold (MLS) $310,000 Beaches MLS
• 2023-01-24 Pending — Beaches MLS
• 2022-12-10 Contingent — Beaches MLS
• 2022-11-27 Listed $320,000 Beaches MLS
• 2018-06-13 Sold (Public Records) $214,900 Public Records
• 2017-10-23 Sold (Public Records) $150,000 Public Records
• 2002-11-20 Sold (Public Records) $112,000 Public Records
• 1997-09-19 Sold (Public Records) $64,000 Public Records
• 1994-06-10 Sold (Public Records) $63,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $5,039 · +3.8% YoY. Source: county tax records.