1007 Raintree Ln · Palm Beach Gardens, FL 33410

$399,000

3 bd · 2.5 ba · 1,523 sqft · Townhouse public records · 58 Days on market

Built 1983 4,369 sqft lot $194/mo HOA · 5% 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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

Location, location, location. .. This high value three bedroom, two and a half bath townhome situated on a quiet cul-de-sac offers incredible proximity some of the Northern Palm Beaches best dining, shopping, and recreation. The newly fenced, pie-shaped back yard provides an endless number of possibilities for a private oasis. Inside you'll be greeted with an abundance of natural light, classic Saltillo style terracotta flooring, and an updated kitchen. The main level also features a spacious living room, dining area, powder room, large flex room with direct access to the backyard, and the attached one-stall garage. Upstairs, the primary suite is joined by two secondary bedrooms and a full

Key facts

• Quiet cul-de-sac
• Dining area
• Updated kitchen

Tags

• QUIET CUL-DE-SAC
• NEWLY FENCED BACK YARD
• ABUNDANCE OF NATURAL LIGHT
• UPDATED KITCHEN
• SPACIOUS LIVING ROOM
• DINING AREA

Property features AI

Finance

• Other: Not a land-lease property
• HOA & community: Homeowners association: Town Oaks; HOA fee $583 quarterly; HOA includes cable TV, internet, and grounds maintenance; Association amenities: none listed; Pets allowed with no restrictions

Exterior

• Parking: Total 3 parking spaces; Attached 1-car garage; 1 covered space; 2 open parking spaces; Driveway
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Townhouse; Two stories; Resale condition; Faces west
• Construction: Frame and stucco construction; Shingle roof; Slab foundation; Built as part of a multi-unit community (100 units in community)
• Exterior features: Covered and open patio; Patio; Back yard wood fencing; Situated on a cul-de-sac; Room for a pool; Paved road frontage (west of US-1); Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Wood; Mexican tile
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total); 1 bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Kitchen island; Blinds on windows
• Laundry & utility: Laundry located in garage on lower level; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $399k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Recommended offer: $387k (3.0% 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.
• 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 (+2.5%/yr); 303 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); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $4,304/mo this rent would consume 55% 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 $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 58 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y ago; this cycle's ask has dropped $26k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $387,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• 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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-37,450
• Equity at exit: $59,492

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-3,181
• 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 33410

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

Monthly cashflow live

• Estimated rent: $4,304 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$489 /mo · $5,865/yr
• Insurance: −$166
• HOA: −$194
• Vacancy / Maint / Mgmt: −$904
• Net cashflow: $459

Break-even live

Break-even rent $3,723

Max offer price $399,000

Occupancy floor 84%

Sensitivity live

Price	-10% $685	-5% $572	+0% $459	+5% $346	+10% $233
Rent	-10% $119	-5% $289	+0% $459	+5% $629	+10% $799
Rate	-1.0pp $660	-0.5pp $560	base $459	+0.5pp $355	+1.0pp $250

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
700 Sanctuary Cove Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1120	$3,167	$2.83	2d	55	0.25mi
1128 Rainwood Cir W Palm Beach Gardens, FL	3.0	2.0	1650	$4,200	$2.55	22d	1	0.38mi
160 Lost Bridge Dr Palm Beach Gardens, FL	3.0	2.0	1826	$4,500	$2.46	15d	1	0.39mi
2745 Omega Pl North Palm Beach, FL	4.0	2.0	2190	$5,500	$2.51	24d	1	0.41mi
732 Pelican Way North Palm Beach, FL	3.0	2.0	1728	$4,950	$2.86	24d	1	0.45mi
106 Renaissance Dr West Palm Beach, FL	3.0	3.0	2021	$6,000	$2.97	24d	1	0.48mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	24d	1	0.49mi
10174 Plum St Palm Beach Gardens, FL	3.0	2.0	1546	$3,800	$2.46	24d	1	0.53mi
10152 Aspen Way Palm Beach Gardens, FL	3.0	2.5	2180	$3,850	$1.77	24d	1	0.54mi
222 E Tall Oaks Cir Palm Beach Gardens, FL	3.0	2.0	1577	$5,000	$3.17	22d	1	0.64mi
374 Golfview Rd #205 North Palm Beach, FL	3.0	2.0	1978	$5,000	$2.53	4d	1	0.64mi
370 Golfview Rd North Palm Beach, FL	2.0	2.0	1724	$3,775	$2.19	2d	2	0.68mi
382 Golfview Rd Unit C North Palm Beach, FL	2.0	2.0	1513	$2,950	$1.95	24d	1	0.69mi
756 Cinnamon Rd North Palm Beach, FL	4.0	2.0	1324	$6,600	$4.98	24d	1	0.73mi
336 Golfview Rd Ph 12 North Palm Beach, FL	3.0	2.0	1523	$3,900	$2.56	11d	1	0.74mi
336 Golfview Rd Ph 12 North Palm Beach, FL	3.0	2.0	1523	$3,900	$2.56	8d	1	0.74mi
336 Golfview Rd Ph 12 North Palm Beach, FL	3.0	2.0	1523	$4,000	$2.63	24d	1	0.74mi
735 Tradewind Dr North Palm Beach, FL	4.0	2.0	1901	$6,700	$3.52	24d	1	0.76mi
736 Prosperity Farms Rd North Palm Beach, FL	4.0	2.0	1556	$6,950	$4.47	24d	1	0.77mi
733 Waterway Dr North Palm Beach, FL	2.0	2.0	1590	$11,500	$7.23	24d	1	0.78mi
712 Tradewind Dr North Palm Beach, FL	4.0	3.0	1616	$6,500	$4.02	24d	1	0.80mi
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	24d	1	0.88mi
708 Westwind Dr North Palm Beach, FL	3.0	2.0	1761	$4,000	$2.27	24d	1	0.88mi
134 Lakeshore Dr Unit T13 North Palm Beach, FL	2.0	2.0	1244	$3,250	$2.61	24d	1	0.90mi
3 Water Club Way #401 North Palm Beach, FL	3.0	3.5	2148	$18,500	$8.61	17d	1	0.91mi
1 Water Club Way North Palm Beach, FL	3.0–4.0	3.0–4.0	2154	$12,500	$5.80	19d	3	0.93mi
908 Lighthouse Dr North Palm Beach, FL	3.0	2.0	1478	$4,250	$2.88	24d	1	0.95mi
29 Yacht Club Dr #306 North Palm Beach, FL	2.0	2.0	1200	$3,000	$2.50	2d	1	0.95mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	24d	1	0.98mi
2100 PGA Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1044	$3,509	$3.36	1d	10	0.98mi
136 Lakeshore Dr North Palm Beach, FL	2.0	2.0	1244	$4,000	$3.22	4d	1	0.99mi
130 Lakeshore Dr #923 North Palm Beach, FL	2.0	2.0	1244	$3,300	$2.65	24d	1	0.99mi
132 Lakeshore Dr #1118 North Palm Beach, FL	3.0	2.5	1498	$6,450	$4.31	24d	1	0.99mi
547 Marlin Rd North Palm Beach, FL	3.0	2.0	1880	$9,900	$5.27	24d	1	1.01mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,200	$2.78	8d	1	1.01mi
2750 Rio Vista Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	925	$2,999	$3.24	3d	27	1.02mi
124 Lakeshore Dr #4280 North Palm Beach, FL	2.0	2.0	1422	$3,750	$2.64	21d	1	1.02mi
418 Capistrano Dr Palm Beach Gardens, FL	3.0	2.5	1570	$3,600	$2.29	24d	1	1.02mi
123 Lakeshore Dr #445 North Palm Beach, FL	2.0	2.0	1715	$3,950	$2.30	24d	1	1.02mi
126 Lakeshore Dr Unit 927 North Palm Beach, FL	2.0	2.0	1422	$3,250	$2.29	24d	1	1.03mi

HOA detail

• Monthly dues: $194 · $2,328/yr

Listing history 38 events

1. 2026-05-20
   historical Active Under Contract
2. 2026-05-12
   price $399,000
3. 2026-04-26
   status Active
4. 2026-04-22
   historical Active Under Contract
5. 2026-04-16
   price $410,000
6. 2026-03-30
   listed $425,000 Active
7. 2026-03-01
   historical
8. 2026-03-01
   historical
9. 2026-02-09
   price $429,000
10. 2026-02-09
    price $429,000
11. 2026-01-04
    listed $439,000 Active
12. 2026-01-04
    listed $439,000 Active
13. 2023-07-11
    soldstatus $403,000
14. 2023-07-06
    soldstatus $403,000 Closed
15. 2023-06-06
    historical Active Under Contract
16. 2023-05-24
    price $434,000
17. 2023-04-20
    listed $449,000 Active
18. 2016-04-14
    soldstatus $208,000
19. 2016-04-08
    soldstatus $208,000 Closed
20. 2016-04-01
    status Pending
21. 2016-03-09
    price $219,900
22. 2016-01-29
    price $229,900
23. 2016-01-08
    listed $234,900 Active
24. 2015-05-15
    historical
25. 2015-04-03
    listed $219,900 Active
26. 2014-04-21
    historical
27. 2014-03-11
    listed $244,999 Active
28. 2008-04-30
    historical
29. 2007-05-09
    listed $279,900
30. 2004-12-15
    soldstatus $220,000
31. 2004-12-01
    soldstatus $220,000
32. 2004-10-29
    historical
33. 2004-10-21
    listed $235,000
34. 2003-10-22
    historical
35. 2003-09-13
    listed $189,900
36. 1994-05-23
    soldstatus $102,000
37. 1990-05-15
    soldstatus $98,900
38. 1985-06-01
    soldstatus $97,000

ⓘ 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: $5,865 · $489/mo
• Projected year-2 tax: $5,865 · $489/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 · 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: $51,650
• − Mortgage interest: −$22,350
• − Property taxes: −$5,865
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,132
• − Management: −$4,132
• − HOA: −$2,328
• − Depreciation: −$11,607
• Taxable loss: −$760
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $5,689/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

+311.3% since first listed

38 events — show timeline

• 2026-05-20 Contingent — Beaches MLS
• 2026-05-12 Price Changed $399,000 Beaches MLS
• 2026-04-26 Relisted — Beaches MLS
• 2026-04-22 Contingent — Beaches MLS
• 2026-04-16 Price Changed $410,000 Beaches MLS
• 2026-03-30 Listed $425,000 Beaches MLS
• 2026-03-01 Listing Removed — Beaches MLS
• 2026-03-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $429,000 Beaches MLS
• 2026-02-09 Price Changed $429,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-04 Listed $439,000 Beaches MLS
• 2026-01-04 Listed $439,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-11 Sold (Public Records) $403,000 Public Records
• 2023-07-06 Sold (MLS) $403,000 Beaches MLS
• 2023-06-06 Contingent — Beaches MLS
• 2023-05-24 Price Changed $434,000 Beaches MLS
• 2023-04-20 Listed $449,000 Beaches MLS
• 2016-04-14 Sold (Public Records) $208,000 Public Records
• 2016-04-08 Sold (MLS) $208,000 Beaches MLS
• 2016-04-01 Pending — Beaches MLS
• 2016-03-09 Price Changed $219,900 Beaches MLS
• 2016-01-29 Price Changed $229,900 Beaches MLS
• 2016-01-08 Listed $234,900 Beaches MLS
• 2015-05-15 Listing Removed — Beaches MLS
• 2015-04-03 Listed $219,900 Beaches MLS
• 2014-04-21 Listing Removed — Beaches MLS
• 2014-03-11 Listed $244,999 Beaches MLS
• 2008-04-30 Listing Removed — Beaches MLS
• 2007-05-09 Listed $279,900 Beaches MLS
• 2004-12-15 Sold (Public Records) $220,000 Public Records
• 2004-12-01 Sold (MLS) $220,000 Beaches MLS
• 2004-10-29 Listing Removed — Beaches MLS
• 2004-10-21 Listed $235,000 Beaches MLS
• 2003-10-22 Listing Removed — Beaches MLS
• 2003-09-13 Listed $189,900 Beaches MLS
• 1994-05-23 Sold (Public Records) $102,000 Public Records
• 1990-05-15 Sold (Public Records) $98,900 Public Records
• 1985-06-01 Sold (Public Records) $97,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $5,865 · +0.1% YoY. Source: county tax records.