1701 Sabal Ridge Cir Unit B · Palm Beach Gardens, FL 33418

$275,000

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 56 Days on market

Built 1985 $552/mo HOA · 18% 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 +19.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +6.0/10.0
• 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

Welcome to Sabal Ridge Condo, a well-maintained 2-bedroom, 2-bathroom first-floor unit offering comfort and convenience in a desirable community with a 2025 AC. This spacious 1,200 sq ft two-story condo features a welcoming foyer that leads into a bright and open living and dining area, enhanced by tile and laminate flooring throughout. The kitchen is thoughtfully designed with granite countertops, wooden cabinetry, and a set of appliances providing both functionality and style. The split-bedroom layout offers privacy, with a generously sized primary suite and a well-appointed second bedroom. Enjoy peace of mind with accordion shutters on all windows, along with a covered and screened back

Key facts

• Accordion shutters
• First-floor unit
• Wooden cabinetry

Tags

• FIRST-FLOOR UNIT
• GRANITE COUNTERTOPS
• WOODEN CABINETRY
• ACCORDION SHUTTERS
• ROLL-UP SHUTTERS

Property features AI

Finance

• Other: Community contains 184 units
• Financial info: Pets allowed with possible restrictions (breed, number, size)
• HOA & community: Monthly HOA fee; Community amenities include pool, clubhouse, tennis courts, pickleball courts, basketball court, playground, park, trails, sidewalks, community room, bike storage, on-site manager, parking, and internet included; HOA covers cable TV, insurance, grounds maintenance, sewer, trash, water, common areas, common real estate tax, and recreation facility

Exterior

• Parking: 2 assigned/open parking spaces; Guest parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water and sewer available
• Home design: Condominium; 2-story building; Resale property; East-facing
• Construction: Stucco and CBS construction; Composition/shingle roof
• Exterior features: Covered patio; Screened patio; Patio; Corner lot; Entry-level living area

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Freezer; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closets; Split bedroom layout; Closet cabinetry
• Laundry & utility: Laundry closet inside, located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (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: 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); William T. Dwyer High School (math 36% / reading 58%, grade D-, #207 of 667 statewide, top 32%, 2,206 students, 37% FRL).
• Market conditions: Rents rising (+2.0%/yr); 532 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 30% 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 56 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $275k implies a 323% gain — meaningful room to come down on a strong offer.

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 $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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. 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?
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. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 7.3

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-28,845
• Equity at exit: $41,003

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-12,819
• Equity at exit: $23,777

Cash invested: $77,000 (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: 532
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,146 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$115
• HOA: −$552
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $292

Break-even live

Break-even rent $2,776

Max offer price $275,000

Occupancy floor 86%

Sensitivity live

Price	-10% $448	-5% $370	+0% $292	+5% $215	+10% $137
Rent	-10% $44	-5% $168	+0% $292	+5% $417	+10% $541
Rate	-1.0pp $431	-0.5pp $362	base $292	+0.5pp $221	+1.0pp $149

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Sabal Ridge Cir Unit H Palm Beach Gardens, FL	2.0	2.0	1400	$2,900	$2.07	25d	1	0.07mi
3319 Central Gardens Cir Unit Elite Palm Beach Gardens, FL	2.0	2.0	1415	$3,201	$2.26	11d	1	0.58mi
3319 Central Gardens Cir Unit Elite Palm Beach Gardens, FL	2.0	2.0	1415	$3,469	$2.45	6d	1	0.58mi
3333 Central Gardens Cir Palm Beach Gardens, FL	2.0–3.0	2.0	1597	$3,200	$2.00	3d	5	0.63mi
4045 Central Gardens Way Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1175	$3,071	$2.61	0d	19	0.65mi
11900 Valencia Gardens Ave Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	980	$2,606	$2.66	0d	19	0.89mi
4907 Midtown Ln #1211 Palm Beach Gardens, FL	3.0	2.0	1134	$3,350	$2.95	4d	1	0.89mi
113 Evergrene Pkwy Palm Beach Gardens, FL	2.0	2.0	1144	$3,700	$3.23	4d	1	0.93mi
5457 Eagle Lake Dr Palm Beach Gardens, FL	2.0	2.0	1276	$2,800	$2.19	25d	1	1.05mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$3,517	$3.53	0d	23	1.06mi
3640 Gull Rd Palm Beach Gardens, FL	3.0	2.0	1382	$2,975	$2.15	8d	1	1.06mi
233 Evergrene Pkwy Palm Beach Gardens, FL	2.0	2.0	1144	$3,250	$2.84	22d	1	1.08mi
113 Evergrene Pkwy Unit 3-A Palm Beach Gardens, FL	2.0	2.0	1144	$3,700	$3.23	25d	1	1.08mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	25d	1	1.14mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	22d	1	1.14mi
5250 Woodland Lakes Dr #130 Palm Beach Gardens, FL	2.0	2.0	1287	$2,950	$2.29	25d	1	1.21mi
4120 Union Square Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1035	$2,632	$2.54	0d	100	1.23mi
5653 Golden Eagle Cir Palm Beach Gardens, FL	3.0	2.0	1276	$3,200	$2.51	12d	1	1.30mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	25d	1	1.35mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	25d	1	1.35mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	25d	1	1.37mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	25d	1	1.38mi
3270 Grove Rd Unit 1326860P Palm Beach Gardens, FL	3.0	2.0	1496	$5,047	$3.37	8d	1	1.42mi
10103 Myrtlewood Cir W Palm Beach Gardens, FL	2.0	2.0	1213	$2,600	$2.14	6d	1	1.42mi
10106 Myrtlewood Cir W Palm Beach Gardens, FL	2.0	2.0	1004	$2,350	$2.34	11d	1	1.42mi
1101 Myrtlewood Cir E Unit 101 Palm Beach Gardens, FL	2.0	2.0	1213	$2,150	$1.77	22d	1	1.42mi
4208 Myrtlewood Cir E #4208 Palm Beach Gardens, FL	2.0	2.0	1057	$2,500	$2.37	5d	1	1.42mi
9303 Myrtlewood Cir W Palm Beach Gardens, FL	1.0	1.0	846	$2,100	$2.48	25d	1	1.42mi
1101 Myrtlewood Cir E Unit 101 Palm Beach Gardens, FL	2.0	2.0	1213	$2,150	$1.77	25d	1	1.42mi
9212 Myrtlewood Cir W Palm Beach Gardens, FL	2.0	1.0	910	$2,400	$2.64	25d	1	1.42mi
1201 Myrtlewood Cir E Palm Beach Gardens, FL	2.0	2.0	1213	$2,600	$2.14	25d	1	1.42mi
5203 Myrtlewood Cir E Palm Beach Gardens, FL	2.0	2.0	1202	$2,600	$2.16	25d	1	1.42mi
7302 Myrtlewood Cir W Palm Beach Gardens, FL	3.0	2.0	1193	$3,200	$2.68	25d	1	1.42mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	2d	30	1.49mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	25d	1	1.50mi

HOA detail condo

• Monthly dues: $552 · $6,624/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $275,000 Active 56 DOM
2. 2026-06-17
   days on market $275,000 Active 55 DOM
3. 2026-06-16
   days on market $275,000 Active 54 DOM
4. 2026-06-15
   days on market $275,000 Active 53 DOM
5. 2026-06-13
   days on market $275,000 Active 51 DOM
6. 2026-06-09
   days on market $275,000 Active 47 DOM
7. 2026-06-08
   days on market $275,000 Active 46 DOM
8. 2026-06-07
   days on market $275,000 Active 45 DOM
9. 2026-06-04
   days on market $275,000 Active 42 DOM
10. 2026-06-03
    days on market $275,000 Active 41 DOM
11. 2026-06-02
    days on market $275,000 Active 40 DOM
12. 2026-06-01
    days on market $275,000 Active 39 DOM
13. 2026-05-31
    days on market $275,000 Active 38 DOM
14. 2026-05-08
    price $275,000
15. 2026-04-23
    listed $279,900 Active
16. 1995-05-15
    soldstatus $65,000

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,272/yr (+$106/mo · 125.8%)

ⓘ 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 2/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,752
• − Mortgage interest: −$15,404
• − Property taxes: −$1,011
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,020
• − Management: −$3,020
• − HOA: −$6,624
• − Depreciation: −$8,000
• Taxable loss: −$702
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $3,677/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

+323.1% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $275,000 Beaches MLS
• 2026-04-23 Listed $279,900 Beaches MLS
• 1995-05-15 Sold (Public Records) $65,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,011 · +4.5% YoY. Source: county tax records.