3516 Gardens East Dr Unit A · Palm Beach Gardens, FL 33410

$259,000

2 bd · 1.5 ba · 1,157 sqft · Townhouse public records · 145 Days on market

Built 1978 Est $260k · at est. $425/mo HOA · 12% 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 +25.4/30.0
• 1% rule +8.8/10.0
• DSCR +8.4/10.0
• ARV discount +7.7/15.0
• 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

Renovated townhome in great neighborhood of PB Gardens. Across from medical center. Wood cabinets in kitchen, granite counter. New A/C, water heater. Tiles on first floor and laminate on second floor. Low HOA. All ages community. Also available for rent $1500/mo.

Key facts

• Open floor plan
• Brand-new roof
• $425 HOA

Tags

• PRIVATE FENCED COURTYARD
• OPEN FLOOR PLAN
• BRAND-NEW ROOF
• PRIME CENTRAL LOCATION

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee of $425; Association fee covers insurance, water, sewer and trash

Exterior

• Parking: Two or more parking spaces
• Utilities: Water service included in association fee; Sewer service included in association fee; Trash service included in association fee; Electric service available
• Home design: 2-story residence; Entry located on level 1; Resale property
• Construction: Block construction
• Exterior features: Courtyard; Property is attached

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Disposal; Electric water heater
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Ceramic tile and laminate flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $259k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $259k).
• Recommended offer: $228k (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.
• 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); 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 $3,584/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 145 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $36k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $146k; list at $259k implies a 77% 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 $227,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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 1978 — 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: 1.38% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $260,325
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3404 E Gardens East Dr E Unit 25a	0.19mi	2/2.0	1,000 (-14%)	18mo	$225,000	$225	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-5,662
• Equity at exit: $38,618

10-year hold

• IRR: 7.1%
• Equity multiple: 1.52×
• Total profit: $37,660
• Equity at exit: $22,394

Cash invested: $72,520 (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: $3,584 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$347 /mo · $4,162/yr
• Insurance: −$108
• HOA: −$425
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $594

Break-even live

Break-even rent $2,833

Max offer price $259,000

Occupancy floor 78%

Sensitivity live

Price	-10% $740	-5% $667	+0% $594	+5% $520	+10% $447
Rent	-10% $310	-5% $452	+0% $594	+5% $735	+10% $877
Rate	-1.0pp $724	-0.5pp $659	base $594	+0.5pp $527	+1.0pp $458

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: $64,750
• Closing costs: $7,770
• 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	5d	27	0.08mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,200	$2.78	9d	1	0.44mi
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	26d	1	0.45mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	3d	30	0.58mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	26d	1	0.63mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	26d	1	0.70mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	26d	1	0.71mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	26d	1	0.78mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	26d	1	0.82mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	26d	1	0.94mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$3,517	$3.53	0d	21	0.97mi
4120 Union Square Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1035	$2,632	$2.54	1d	100	0.99mi
908 Lighthouse Dr North Palm Beach, FL	3.0	2.0	1478	$4,250	$2.88	26d	1	1.02mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	26d	1	1.05mi
700 Sanctuary Cove Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1120	$2,596	$2.32	0d	55	1.10mi
9446 Birmingham Dr Palm Beach Gardens, FL	3.0	2.0	1092	$3,250	$2.98	7d	1	1.15mi
9507 Bellewood St Palm Beach Gardens, FL	3.0	2.0	1200	$5,000	$4.17	21d	1	1.22mi
4295 Crestdale St Palm Beach Gardens, FL	3.0	2.0	1366	$4,500	$3.29	26d	1	1.31mi
4292 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$3,800	$3.08	26d	1	1.37mi
2396 Easy St Unit A Palm Beach Gardens, FL	2.0	1.0	948	$3,500	$3.69	26d	1	1.38mi
4358 Birdwood St Palm Beach Gardens, FL	3.0	2.0	1232	$5,000	$4.06	26d	1	1.41mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	26d	1	1.47mi
2727 Anzio Ct #106 Palm Beach Gardens, FL	3.0	2.0	1316	$3,000	$2.28	26d	1	1.50mi

HOA detail

• Monthly dues: $425 · $5,100/yr
• Likely covers: water

Listing history 33 events

1. 2026-06-21
   days on market $259,000 Active 145 DOM
2. 2026-06-18
   days on market $259,000 Active 142 DOM
3. 2026-06-17
   days on market $259,000 Active 141 DOM
4. 2026-06-16
   days on market $259,000 Active 140 DOM
5. 2026-06-15
   days on market $259,000 Active 139 DOM
6. 2026-06-13
   days on market $259,000 Active 137 DOM
7. 2026-06-09
   days on market $259,000 Active 133 DOM
8. 2026-06-07
   days on market $259,000 Active 131 DOM
9. 2026-06-04
   days on market $259,000 Active 128 DOM
10. 2026-06-03
    days on market $259,000 Active 127 DOM
11. 2026-06-01
    days on market $259,000 Active 125 DOM
12. 2026-05-31
    days on market $259,000 Active 124 DOM
13. 2026-05-05
    price $259,000
14. 2026-04-21
    price $269,000
15. 2026-01-27
    listed $295,000 Active
16. 2016-02-03
    soldstatus $146,000
17. 2016-01-29
    soldstatus $146,000 Closed 263-char remark

    Show marketing remark (263 chars)

    Renovated townhome in great neighborhood of PB Gardens. Across from medical center. Wood cabinets in kitchen, granite counter. New A/C, water heater. Tiles on first floor and laminate on second floor. Low HOA. All ages community. Also available for rent $1500/mo.

18. 2015-12-31
    historical
19. 2015-12-12
    historical Contingent 263-char remark

    Show marketing remark (263 chars)

    Renovated townhome in great neighborhood of PB Gardens. Across from medical center. Wood cabinets in kitchen, granite counter. New A/C, water heater. Tiles on first floor and laminate on second floor. Low HOA. All ages community. Also available for rent $1500/mo.

20. 2015-12-01
    price $150,000 263-char remark

    Show marketing remark (263 chars)

    Renovated townhome in great neighborhood of PB Gardens. Across from medical center. Wood cabinets in kitchen, granite counter. New A/C, water heater. Tiles on first floor and laminate on second floor. Low HOA. All ages community. Also available for rent $1500/mo.

21. 2015-11-24
    listed $150,000
22. 2015-11-13
    price $155,000 263-char remark

    Show marketing remark (263 chars)

    Renovated townhome in great neighborhood of PB Gardens. Across from medical center. Wood cabinets in kitchen, granite counter. New A/C, water heater. Tiles on first floor and laminate on second floor. Low HOA. All ages community. Also available for rent $1500/mo.

23. 2015-11-03
    price $159,900 263-char remark

    Show marketing remark (263 chars)

    Renovated townhome in great neighborhood of PB Gardens. Across from medical center. Wood cabinets in kitchen, granite counter. New A/C, water heater. Tiles on first floor and laminate on second floor. Low HOA. All ages community. Also available for rent $1500/mo.

24. 2015-10-22
    price $164,500 263-char remark

    Show marketing remark (263 chars)

    Renovated townhome in great neighborhood of PB Gardens. Across from medical center. Wood cabinets in kitchen, granite counter. New A/C, water heater. Tiles on first floor and laminate on second floor. Low HOA. All ages community. Also available for rent $1500/mo.

25. 2015-10-02
    listed $165,000 Active 263-char remark

    Show marketing remark (263 chars)

    Renovated townhome in great neighborhood of PB Gardens. Across from medical center. Wood cabinets in kitchen, granite counter. New A/C, water heater. Tiles on first floor and laminate on second floor. Low HOA. All ages community. Also available for rent $1500/mo.

26. 2014-02-19
    status Pending
27. 2014-02-14
    historical
28. 2014-01-31
    listed $89,900 Active
29. 2009-02-01
    historical
30. 2008-08-01
    listed $79,900
31. 1994-03-03
    soldstatus $60,000
32. 1990-05-01
    soldstatus $55,900
33. 1986-08-01
    soldstatus $49,900

ⓘ 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: $4,162 · $347/mo
• Projected year-2 tax: $4,162 · $347/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: $43,012
• − Mortgage interest: −$14,508
• − Property taxes: −$4,162
• − Insurance: −$1,295
• − Repairs & maintenance: −$3,441
• − Management: −$3,441
• − HOA: −$5,100
• − Depreciation: −$7,535
• Taxable income: $3,530
• Est. tax owed @ 24.0%: −$847
• After-tax cash flow: $6,276/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

+419.0% since first listed

21 events — show timeline

• 2026-05-05 Price Changed $259,000 MARMLS
• 2026-04-21 Price Changed $269,000 MARMLS
• 2026-01-27 Listed $295,000 MARMLS
• 2016-02-03 Sold (Public Records) $146,000 Public Records
• 2016-01-29 Sold (MLS) $146,000 Beaches MLS
• 2015-12-31 Listing Removed — MARMLS
• 2015-12-12 Contingent — Beaches MLS
• 2015-12-01 Price Changed $150,000 Beaches MLS
• 2015-11-24 Listed $150,000 MARMLS
• 2015-11-13 Price Changed $155,000 Beaches MLS
• 2015-11-03 Price Changed $159,900 Beaches MLS
• 2015-10-22 Price Changed $164,500 Beaches MLS
• 2015-10-02 Listed $165,000 Beaches MLS
• 2014-02-19 Pending — Beaches MLS
• 2014-02-14 Listing Removed — Beaches MLS
• 2014-01-31 Listed $89,900 Beaches MLS
• 2009-02-01 Listing Removed — Beaches MLS
• 2008-08-01 Listed $79,900 Beaches MLS
• 1994-03-03 Sold (Public Records) $60,000 Public Records
• 1990-05-01 Sold (Public Records) $55,900 Public Records
• 1986-08-01 Sold (Public Records) $49,900 Public Records

Property tax history

+9.8%/yr

Latest (2025): $4,162 · +3.3% YoY. Source: county tax records.