11811 Avenue Of Pga Unit 2d-2 · Palm Beach Gardens, FL 33418

$269,000

2 bd · 2.0 ba · 1,537 sqft · Condo · 92 Days on market

Built 1970 $735/mo HOA · 19% of rent ↓ 6% since listing

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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 +23.7/30.0
• 1% rule +9.6/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 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

Welcome to The Longwood, a well-maintained 55+ community offering resort-style living in a tropical setting. This bright corner unit has been recently renovated and is move-in ready. Comes with one (1) covered parking spot. Seller has paid all special assessments, allowing the buyer to enjoy recent upgrades including a new roof, gutters, elevator doors, exterior painting, and rescreening. Community amenities include a clubhouse, fitness area, library, pool, tennis, pickleball, shuffleboard, and outdoor pavilion with grills. Exceptional Palm Beach Gardens location close to shopping, dining, major highways and Palm Beach International Airport. All information is deemed reliable and subject to

Key facts

• Recent upgrades
• Clubhouse
• Community amenities

Tags

• COMPLETELY RENOVATED
• RECENT UPGRADES
• NEW ROOF
• COMMUNITY AMENITIES
• CLUBHOUSE
• FITNESS AREA

Property features AI

Finance

• Other: Senior community
• HOA & community: Association amenity-rich community with pool, fitness center, clubhouse, billiard and game rooms, sauna, tennis and pickleball courts, shuffleboard, picnic area, library, community room, storage, manager on site, laundry, sidewalks and street lights; Pets allowed with possible restrictions (number and size limits may apply); Community contains 126 units; Monthly HOA fee (reported) includes cable TV, insurance, grounds maintenance, pest control, sewer, trash, water, common areas, common real estate tax and recreation facilities

Exterior

• Parking: Has carport (1 carport space); Covered parking (1 covered space); Two open parking spaces; Assigned and guest parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Sewer available; Water available
• Home design: Condominium; Multi/split levels; Faces northwest; Resale property; Three-story building
• Construction: Concrete / CBS construction; Built-up and fiberglass roof; Built in (public records indicate building area and construction materials)
• Exterior features: Sidewalks; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Built-in features; Walk-in closet(s); Closet cabinetry; Unfurnished
• Laundry & utility: Laundry available in the community

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $269k).
• Recommended offer: $245k (9.0% 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: 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 27d 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 38% 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 $2k of loan paydown is wiped out by about $8k 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 92 days — a 9% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.46% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 5.7

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-14,280
• Equity at exit: $40,109

10-year hold

• IRR: 3.1%
• Equity multiple: 1.21×
• Total profit: $16,010
• Equity at exit: $23,258

Cash invested: $75,320 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,934 high
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$735
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $514

Break-even live

Break-even rent $3,284

Max offer price $269,000

Occupancy floor 82%

Sensitivity live

Price	-10% $700	-5% $607	+0% $514	+5% $421	+10% $328
Rent	-10% $203	-5% $358	+0% $514	+5% $669	+10% $824
Rate	-1.0pp $649	-0.5pp $582	base $514	+0.5pp $444	+1.0pp $373

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Coral Cay Dr Palm Beach Gardens, FL	2.0	2.0	1752	$7,000	$4.00	26d	1	0.23mi
5250 Woodland Lakes Dr #130 Palm Beach Gardens, FL	2.0	2.0	1287	$2,950	$2.29	26d	1	0.38mi
4137 Darlington St Palm Beach Gardens, FL	3.0	2.5	2004	$3,900	$1.95	26d	1	0.40mi
4137 Darlington St Palm Beach Gardens, FL	3.0	2.5	2004	$3,900	$1.95	19d	1	0.40mi
502 5th Ter Palm Beach Gardens, FL	2.0	2.5	1488	$3,250	$2.18	26d	1	0.60mi
3 Old Fence Rd Palm Beach Gardens, FL	3.0	2.5	2068	$8,000	$3.87	26d	1	0.78mi
227 2nd Ter Palm Beach Gardens, FL	2.0	2.5	1488	$2,750	$1.85	3d	1	0.78mi
118 1st Ter Palm Beach Gardens, FL	2.0	2.5	1488	$3,200	$2.15	26d	1	0.80mi
1410 14th Ter #1410 Palm Beach Gardens, FL	2.0	2.5	1488	$3,000	$2.02	26d	1	0.81mi
1424 14th Ter Unit 1424 Palm Beach Gardens, FL	3.0	2.5	1488	$3,000	$2.02	26d	1	0.82mi
4907 Midtown Ln #1211 Palm Beach Gardens, FL	3.0	2.0	1134	$3,350	$2.95	6d	1	0.83mi
1520 15th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$2,950	$1.98	13d	1	0.87mi
229 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1694	$4,500	$2.66	26d	1	0.90mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	1d	1	0.90mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	22d	1	0.90mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	4d	1	0.90mi
1608 16th Ter Palm Beach Gardens, FL	3.0	2.5	1488	$3,300	$2.22	26d	1	0.90mi
103 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,600	$2.41	16d	1	0.92mi
11 Ironwood Way N Palm Beach Gardens, FL	3.0	2.0	1573	$4,800	$3.05	26d	1	0.97mi
204 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$4,100	$2.75	26d	1	0.97mi
265 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,400	$2.28	26d	1	0.97mi
135 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,000	$4.23	26d	1	0.97mi
218 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1974	$5,000	$2.53	26d	1	0.99mi
150 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,999	$4.94	22d	1	1.00mi
107 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$11,000	$6.43	26d	1	1.00mi
4 Ironwood Way N Palm Beach Gardens, FL	3.0	2.0	1480	$3,500	$2.36	26d	1	1.01mi
293 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1694	$6,000	$3.54	26d	1	1.03mi
503 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1910	$15,000	$7.85	26d	1	1.04mi
36 Ironwood Way N Unit 36 Palm Beach Gardens, FL	3.0	2.0	1480	$6,500	$4.39	26d	1	1.04mi
401 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$9,600	$5.61	26d	1	1.04mi
2407 24th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,900	$1.82	17d	1	1.07mi
2407 24th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,900	$1.82	26d	1	1.07mi
26 Via Aurelia Palm Beach Gardens, FL	3.0	2.5	1830	$8,500	$4.64	26d	1	1.08mi
2410 24th Ln Palm Beach Gardens, FL	2.0	2.5	1596	$3,000	$1.88	7d	1	1.09mi
112 Club Dr #112 Palm Beach Gardens, FL	2.0	2.0	1156	$2,850	$2.47	14d	1	1.16mi
112 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,800	$2.47	26d	1	1.16mi
27 Via del Corso Palm Beach Gardens, FL	3.0	2.5	2093	$4,000	$1.91	26d	1	1.16mi
403 4th Ln Palm Beach Gardens, FL	3.0	2.5	1596	$2,950	$1.85	26d	1	1.18mi
105 Club Dr #105 Palm Beach Gardens, FL	2.0	2.0	1135	$10,000	$8.81	24d	1	1.19mi
305 Club Dr Palm Beach Gardens, FL	2.0	2.0	1135	$2,750	$2.42	26d	1	1.21mi

HOA detail condo

• Monthly dues: $735 · $8,820/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-04-24
   historical Active Under Contract
2. 2026-04-13
   status Active
3. 2026-03-04
   historical
4. 2026-02-17
   price $269,000
5. 2026-01-15
   listed $285,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $47,206
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,776
• − Management: −$3,776
• − HOA: −$8,820
• − Depreciation: −$7,825
• Taxable income: $2,559
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $5,550/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

-5.6% since first listed

5 events — show timeline

• 2026-04-24 Contingent — Beaches MLS
• 2026-04-13 Relisted — Beaches MLS
• 2026-03-04 Listing Removed — Beaches MLS
• 2026-02-17 Price Changed $269,000 Beaches MLS
• 2026-01-15 Listed $285,000 Beaches MLS