10193 N Military Dr #203 · Palm Beach Gardens, FL 33410

$260,000

2 bd · 2.0 ba · 1,125 sqft · Condo public records · 680 Days on market

Built 1972 $655/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 +21.6/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

Don't miss this opportunity to purchase a 2bd/2bth CBS Condo with Impact Glass Windows and Doors Throughout. This 2nd Floor unit has a screened balcony overlooking a river & beautiful trees that provide the most Amazing Private Views. Watch the wildlife from your living room or balcony. Just remodeled with 24'' Porcelain Tile, all new baseboards, paint, lighting & plumbing fixtures, new Washer & Dryer and new A/C. Located in the heart of Palm Beach Gardens, with easy access to I95, FL Turnpike, Shopping, Nightlife, Golf Courses & Beaches. Small building with low condo fees and a nice community pool. Small pets ok. Investors, you can rent right away! TRUCKS are allowed. No commercial vehicles or motorcycles. BALCONY & OTHER FINISHING TOUCHES WILL BE COMPLETED IN 2 WEEKS.

Key facts

• $655 HOA
• 2 parking spots
• Built 1972

Property features AI

Finance

• Other: Pets allowed (possible breed restrictions and other pet restrictions)
• HOA & community: Monthly association fee of $655; Association provides management, parking, and on-site manager; Association fee covers grounds maintenance, common areas, and common real estate tax

Exterior

• Parking: 2 open parking spaces (2 total parking spaces); No carport
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; 2-story building; Faces east
• Construction: CBS construction
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Interior features: Walk-in closets; Unfurnished
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $229k (12.0% 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); 309 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,609/mo this rent would consume 46% 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 $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 680 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 680 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.39% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 6.0

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-18,396
• Equity at exit: $38,767

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $10,709
• Equity at exit: $22,480

Cash invested: $72,800 (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: 309
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,609 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$330 /mo · $3,960/yr
• Insurance: −$108
• HOA: −$655
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $394

Break-even live

Break-even rent $3,110

Max offer price $260,000

Occupancy floor 84%

Sensitivity live

Price	-10% $542	-5% $468	+0% $394	+5% $321	+10% $247
Rent	-10% $109	-5% $252	+0% $394	+5% $537	+10% $679
Rate	-1.0pp $525	-0.5pp $460	base $394	+0.5pp $327	+1.0pp $258

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 Union Square Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1035	$2,632	$2.54	0d	100	0.70mi
9507 Bellewood St Palm Beach Gardens, FL	3.0	2.0	1200	$5,000	$4.17	20d	1	0.73mi
4295 Crestdale St Palm Beach Gardens, FL	3.0	2.0	1366	$4,500	$3.29	25d	1	0.76mi
4358 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$5,000	$4.06	25d	1	0.82mi
4292 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$3,800	$3.08	25d	1	0.84mi
9446 Birmingham Dr Palm Beach Gardens, FL	3.0	2.0	1092	$3,250	$2.98	6d	1	0.87mi
4538 Arthur St Palm Beach Gardens, FL	3.0	2.0	1336	$2,900	$2.17	25d	1	0.91mi
4907 Midtown Ln #1211 Palm Beach Gardens, FL	3.0	2.0	1134	$3,350	$2.95	5d	1	1.03mi
2750 Rio Vista Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	925	$2,999	$3.24	4d	27	1.05mi
9147 Reed Dr Unit A Palm Beach Gardens, FL	3.0	2.0	1400	$3,400	$2.43	6d	1	1.05mi
9130 E Highland Pines Blvd Unit 1326852P Palm Beach Gardens, FL	2.0–4.0	2.0–4.0	1721	$3,746	$2.18	0d	2	1.06mi
9126 E Highland Pines Blvd Unit 1326848P Palm Beach Gardens, FL	2.0	2.0	1496	$4,969	$3.32	0d	1	1.07mi
5250 Woodland Lakes Dr #130 Palm Beach Gardens, FL	2.0	2.0	1287	$2,950	$2.29	25d	1	1.08mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$3,517	$3.53	0d	22	1.16mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	2d	30	1.21mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	25d	1	1.21mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	25d	1	1.23mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,200	$2.78	8d	1	1.25mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	25d	1	1.32mi
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	25d	1	1.38mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	25d	1	1.40mi
4289 S Mary Cir Palm Beach Gardens, FL	2.0	2.0	1246	$2,850	$2.29	25d	1	1.41mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	25d	1	1.42mi

HOA detail condo

• Monthly dues: $655 · $7,860/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-09
   days on market $260,000 Active 680 DOM
2. 2026-06-07
   days on market $260,000 Active 678 DOM
3. 2026-06-04
   days on market $260,000 Active 675 DOM
4. 2026-06-03
   days on market $260,000 Active 674 DOM
5. 2026-06-01
   days on market $260,000 Active 672 DOM
6. 2026-05-31
   days on market $260,000 Active 671 DOM
7. 2024-07-29
   listed $260,000 Active
8. 2024-07-19
   historical $260,000
9. 2022-04-15
   soldstatus $255,000 Closed 812-char remark

   Show marketing remark (812 chars)

   Don't miss this opportunity to purchase a 2bd/2bth CBS Condo with Impact Glass Windows and Doors Throughout. This 2nd Floor unit has a screened balcony overlooking a river & beautiful trees that provide the most Amazing Private Views. Watch the wildlife from your living room or balcony. Just remodeled with 24'' Porcelain Tile, all new baseboards, paint, lighting & plumbing fixtures, new Washer & Dryer and new A/C. Located in the heart of Palm Beach Gardens, with easy access to I95, FL Turnpike, Shopping, Nightlife, Golf Courses & Beaches. Small building with low condo fees and a nice community pool. Small pets ok. Investors, you can rent right away! TRUCKS are allowed. No commercial vehicles or motorcycles. BALCONY & OTHER FINISHING TOUCHES WILL BE COMPLETED IN 2 WEEKS.

10. 2022-03-29
    status Pending 812-char remark

    Show marketing remark (812 chars)

    Don't miss this opportunity to purchase a 2bd/2bth CBS Condo with Impact Glass Windows and Doors Throughout. This 2nd Floor unit has a screened balcony overlooking a river & beautiful trees that provide the most Amazing Private Views. Watch the wildlife from your living room or balcony. Just remodeled with 24'' Porcelain Tile, all new baseboards, paint, lighting & plumbing fixtures, new Washer & Dryer and new A/C. Located in the heart of Palm Beach Gardens, with easy access to I95, FL Turnpike, Shopping, Nightlife, Golf Courses & Beaches. Small building with low condo fees and a nice community pool. Small pets ok. Investors, you can rent right away! TRUCKS are allowed. No commercial vehicles or motorcycles. BALCONY & OTHER FINISHING TOUCHES WILL BE COMPLETED IN 2 WEEKS.

11. 2022-03-24
    historical Active Under Contract 812-char remark

    Show marketing remark (812 chars)

    Don't miss this opportunity to purchase a 2bd/2bth CBS Condo with Impact Glass Windows and Doors Throughout. This 2nd Floor unit has a screened balcony overlooking a river & beautiful trees that provide the most Amazing Private Views. Watch the wildlife from your living room or balcony. Just remodeled with 24'' Porcelain Tile, all new baseboards, paint, lighting & plumbing fixtures, new Washer & Dryer and new A/C. Located in the heart of Palm Beach Gardens, with easy access to I95, FL Turnpike, Shopping, Nightlife, Golf Courses & Beaches. Small building with low condo fees and a nice community pool. Small pets ok. Investors, you can rent right away! TRUCKS are allowed. No commercial vehicles or motorcycles. BALCONY & OTHER FINISHING TOUCHES WILL BE COMPLETED IN 2 WEEKS.

12. 2022-03-14
    listed $250,000 Active 812-char remark

    Show marketing remark (812 chars)

    Don't miss this opportunity to purchase a 2bd/2bth CBS Condo with Impact Glass Windows and Doors Throughout. This 2nd Floor unit has a screened balcony overlooking a river & beautiful trees that provide the most Amazing Private Views. Watch the wildlife from your living room or balcony. Just remodeled with 24'' Porcelain Tile, all new baseboards, paint, lighting & plumbing fixtures, new Washer & Dryer and new A/C. Located in the heart of Palm Beach Gardens, with easy access to I95, FL Turnpike, Shopping, Nightlife, Golf Courses & Beaches. Small building with low condo fees and a nice community pool. Small pets ok. Investors, you can rent right away! TRUCKS are allowed. No commercial vehicles or motorcycles. BALCONY & OTHER FINISHING TOUCHES WILL BE COMPLETED IN 2 WEEKS.

13. 2021-08-23
    soldstatus $127,000
14. 2021-08-17
    historical 662-char remark

    Show marketing remark (662 chars)

    Come see this amazing opportunity to purchase a 2bd/2bth CBS Condo with Impact Glass Windows and Doors Throughout. This 2nd Floor unit has a screened in patio overlooking an interior canal that's amazingly private and great for enjoying that morning coffee. This unit has a great location with easy access to both I95, FL Turnpike, Shopping and Nightlife. The unit needs some handymen attention but not a full make over. (However, the A/C does not work and will not be repaired. Please alert your buyers to this information. ) This a Short Sale subject to Lender Approval and the Approval may take an extended amount time to get an answer to any offer submitted.

15. 2021-08-16
    soldstatus $127,000 Closed 662-char remark

    Show marketing remark (662 chars)

    Come see this amazing opportunity to purchase a 2bd/2bth CBS Condo with Impact Glass Windows and Doors Throughout. This 2nd Floor unit has a screened in patio overlooking an interior canal that's amazingly private and great for enjoying that morning coffee. This unit has a great location with easy access to both I95, FL Turnpike, Shopping and Nightlife. The unit needs some handymen attention but not a full make over. (However, the A/C does not work and will not be repaired. Please alert your buyers to this information. ) This a Short Sale subject to Lender Approval and the Approval may take an extended amount time to get an answer to any offer submitted.

16. 2021-05-20
    status Pending 662-char remark

    Show marketing remark (662 chars)

    Come see this amazing opportunity to purchase a 2bd/2bth CBS Condo with Impact Glass Windows and Doors Throughout. This 2nd Floor unit has a screened in patio overlooking an interior canal that's amazingly private and great for enjoying that morning coffee. This unit has a great location with easy access to both I95, FL Turnpike, Shopping and Nightlife. The unit needs some handymen attention but not a full make over. (However, the A/C does not work and will not be repaired. Please alert your buyers to this information. ) This a Short Sale subject to Lender Approval and the Approval may take an extended amount time to get an answer to any offer submitted.

17. 2021-01-05
    listed $150,000 Active 662-char remark

    Show marketing remark (662 chars)

    Come see this amazing opportunity to purchase a 2bd/2bth CBS Condo with Impact Glass Windows and Doors Throughout. This 2nd Floor unit has a screened in patio overlooking an interior canal that's amazingly private and great for enjoying that morning coffee. This unit has a great location with easy access to both I95, FL Turnpike, Shopping and Nightlife. The unit needs some handymen attention but not a full make over. (However, the A/C does not work and will not be repaired. Please alert your buyers to this information. ) This a Short Sale subject to Lender Approval and the Approval may take an extended amount time to get an answer to any offer submitted.

18. 2007-08-30
    soldstatus $160,000
19. 2005-08-29
    soldstatus $160,000
20. 2003-02-10
    soldstatus $79,400
21. 1999-07-01
    soldstatus $52,000

ⓘ 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: $3,960 · $330/mo
• Projected year-2 tax: $3,960 · $330/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: $43,310
• − Mortgage interest: −$14,564
• − Property taxes: −$3,960
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,465
• − Management: −$3,465
• − HOA: −$7,860
• − Depreciation: −$7,564
• Taxable income: $1,132
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $4,461/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

+400.0% since first listed

15 events — show timeline

• 2024-07-29 Listed $260,000 Beaches MLS
• 2024-07-19 Coming Soon $260,000 Beaches MLS
• 2022-04-15 Sold (MLS) $255,000 Beaches MLS
• 2022-03-29 Pending — Beaches MLS
• 2022-03-24 Contingent — Beaches MLS
• 2022-03-14 Listed $250,000 Beaches MLS
• 2021-08-23 Sold (Public Records) $127,000 Public Records
• 2021-08-17 Listing Removed — Beaches MLS
• 2021-08-16 Sold (MLS) $127,000 Beaches MLS
• 2021-05-20 Pending — Beaches MLS
• 2021-01-05 Listed $150,000 Beaches MLS
• 2007-08-30 Sold (Public Records) $160,000 Public Records
• 2005-08-29 Sold (Public Records) $160,000 Public Records
• 2003-02-10 Sold (Public Records) $79,400 Public Records
• 1999-07-01 Sold (Public Records) $52,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $3,960 · -5.1% YoY. Source: county tax records.