3020 Alcazar Pl #308 · Palm Beach Gardens, FL 33410

$349,900

3 bd · 2.0 ba · 1,316 sqft · Condo public records · 50 Days on market

Built 2005 $590/mo HOA · 16% of rent

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Why this score? — see what drove the D 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 +11.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.3/10.0
• DSCR +3.5/10.0
• 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

This model-like condo is ready for the buyer who wants the South Florida lifestyle at their finger tips! This 3 bedroom/2 bath is IMMACULATE-clean, bright, and spacious! Never rented, used as a vacation home by owners only! Enjoy a cup of coffee from the screened balcony with serene views of the courtyard and lake. Don't worry about cars or lights obstructing your nights as this beautiful unit is tucked away from streets and parking lots. New roof installed 2022! Impact windows and panel shutters for sliding doors, furniture negotiable. Don't miss this opportunity to make this garden style condo your home. Property will still be shown, currently under contract with contingencies. Luxurious amenities include a resort style pool, gym, sauna, steam room, 4 PICKLE BALL courts coming soon. ..

Key facts

• New hot water heater
• Fully furnished
• New dryer

Tags

• FULLY FURNISHED
• NEW HOT WATER HEATER
• NEW DRYER
• UPGRADED CEILING FANS
• UPDATED LIGHT FIXTURES
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Financial info: Pets allowed with restrictions and limits
• HOA & community: Association: San Matera At The Gardens; Monthly HOA fee; HOA covers insurance, grounds maintenance, security, sewer, trash, water, common areas and common real estate tax; Community amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, jogging paths, playground, park, trails, billiard room, business center, library, sidewalks, on-site manager, and parking

Exterior

• Parking: Open parking
• Security: Fire alarm; Smoke detectors; Window bars; Gated community (no guard)
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Condominium; One level; Faces east; Resale
• Construction: Built with CBS construction materials; Spanish tile roof; Three total stories
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Garbage disposal; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: High ceilings; Vaulted ceilings; Walk-in closets; Split bedroom layout; Furnished
• Laundry & utility: Laundry room with washer hookup; Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (4.9% below list).
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $333k (4.9% below list) — sets the bar for cash-flow.

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: Dwight D. Eisenhower Elementary School (math 52% / reading 52%, grade C-, #990 of 2,144 statewide, top 48%, 432 students, 56% FRL); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% FRL); William T. Dwyer High School (math 36% / reading 58%, grade D-, #207 of 667 statewide, top 32%, 2,206 students, 37% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 309 active listings in the ZIP; 40 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 $3,694/mo this rent would consume 47% 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 $10k 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 50 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $332,750 (4.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.06% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 7.9

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-64,345
• Equity at exit: $52,171

10-year hold

• IRR: -12.3%
• Equity multiple: 0.29×
• Total profit: $-69,935
• Equity at exit: $30,253

Cash invested: $97,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $3,694 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$445 /mo · $5,339/yr
• Insurance: −$146
• HOA: −$590
• Vacancy / Maint / Mgmt: −$776
• Net cashflow: $-97

Break-even live

Break-even rent $3,817

Max offer price $332,750

Occupancy floor 98%

Sensitivity live

Price	-10% $101	-5% $2	+0% $-97	+5% $-196	+10% $-295
Rent	-10% $-389	-5% $-243	+0% $-97	+5% $49	+10% $195
Rate	-1.0pp $79	-0.5pp $-8	base $-97	+0.5pp $-188	+1.0pp $-280

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 Tuscany Ct #201 Palm Beach Gardens, FL	2.0	2.0	1149	$3,200	$2.79	5d	1	0.10mi
2916 Tuscany Ct Palm Beach Gardens, FL	3.0	2.0	1278	$2,818	$2.21	26d	1	0.10mi
2813 Grande Pkwy #109 Palm Beach Gardens, FL	3.0	2.0	1278	$2,818	$2.21	26d	1	0.23mi
3252 Florida Blvd Unit 1326857P Palm Beach Gardens, FL	4.0	3.0	1593	$6,903	$4.33	0d	1	0.25mi
2802 Sarento Pl #204 Palm Beach Gardens, FL	2.0	2.0	1092	$3,500	$3.21	26d	1	0.27mi
2727 Anzio Ct #106 Palm Beach Gardens, FL	3.0	2.0	1316	$3,000	$2.28	26d	1	0.28mi
3270 Grove Rd Unit 1326860P Palm Beach Gardens, FL	3.0	2.0	1496	$5,492	$3.67	0d	1	0.29mi
2805 Veronia Dr Palm Beach Gardens, FL	3.0	2.0	1361	$3,000	$2.20	26d	1	0.32mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	24d	1	0.42mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	26d	1	0.42mi
3610 Gardens Pkwy Unit 402A Palm Beach Gardens, FL	2.0	2.5	1831	$5,500	$3.00	26d	1	0.55mi
3630 Gardens Pkwy Unit 1004C Palm Beach Gardens, FL	2.0	2.5	1831	$5,000	$2.73	26d	1	0.57mi
3630 Gardens Pkwy Unit 1104C Palm Beach Gardens, FL	2.0	2.5	1831	$5,250	$2.87	20d	1	0.57mi
3640 Gull Rd Palm Beach Gardens, FL	3.0	2.0	1382	$2,975	$2.15	9d	1	0.64mi
3745 Atlantic Rd Unit 3745 Palm Beach Gardens, FL	4.0	2.0	1119	$2,900	$2.59	26d	1	0.65mi
11900 Valencia Gardens Ave Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	980	$3,032	$3.09	0d	18	0.66mi
2388 S Wallen Dr West Palm Beach, FL	3.0	2.0	1296	$4,500	$3.47	26d	1	0.72mi
3818 Everglades Rd Palm Beach Gardens, FL	4.0	1.5	1381	$3,000	$2.17	26d	1	0.76mi
2395 Idlewild Rd Palm Beach Gardens, FL	3.0	2.0	1476	$4,500	$3.05	24d	1	0.76mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	26d	1	0.92mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	26d	1	0.94mi
2396 Easy St Unit A Palm Beach Gardens, FL	2.0	1.0	948	$3,500	$3.69	26d	1	0.99mi
4128 Chestnut Ave Palm Beach Gardens, FL	3.0	2.0	1646	$3,900	$2.37	26d	1	1.03mi
4128 Chestnut Ave Palm Beach Gardens, FL	3.0	2.0	1646	$3,900	$2.37	22d	1	1.03mi
4128 Chestnut Ave Palm Beach Gardens, FL	3.0	2.0	1646	$3,900	$2.37	7d	1	1.03mi
11011 Legacy Dr #306 Palm Beach Gardens, FL	2.0	2.0	1403	$4,350	$3.10	26d	1	1.06mi
222 E Tall Oaks Cir Palm Beach Gardens, FL	3.0	2.0	1577	$5,000	$3.17	24d	1	1.08mi
11024 Legacy Dr #104 Palm Beach Gardens, FL	2.0	2.0	1345	$6,000	$4.46	26d	1	1.11mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	26d	1	1.12mi
318 Oak Harbour Dr #318 Juno Beach, FL	2.0	2.0	1533	$4,000	$2.61	26d	1	1.14mi
827 Oak Harbour Dr Juno Beach, FL	2.0	2.0	1301	$4,200	$3.23	26d	1	1.14mi
160 Lost Bridge Dr Palm Beach Gardens, FL	3.0	2.0	1826	$4,500	$2.46	16d	1	1.16mi
3660 RCA Blvd Palm Beach Gardens, FL	1.0–2.0	1.0–2.0	1524	$6,849	$4.49	3d	30	1.17mi
10201 Chapman Oak Ct Palm Beach Gardens, FL	2.0	2.0	1152	$4,000	$3.47	26d	1	1.17mi
431 Bay Colony Dr N Juno Beach, FL	3.0	3.0	1859	$5,500	$2.96	26d	1	1.18mi
925 Bay Colony Dr S Juno Beach, FL	2.0	2.0	1590	$6,500	$4.09	26d	1	1.18mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$4,108	$4.12	0d	22	1.20mi
515 Bay Colony Dr N Juno Beach, FL	3.0	2.0	1509	$12,000	$7.95	7d	1	1.21mi
7102 Geminata Oak Ct Unit 7102 Palm Beach Gardens, FL	2.0	2.0	1152	$3,200	$2.78	9d	1	1.21mi
49 Uno Lago Dr Juno Beach, FL	2.0	2.5	1494	$5,500	$3.68	26d	1	1.23mi

HOA detail condo

• Monthly dues: $590 · $7,080/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $349,900 Active 50 DOM
2. 2026-06-18
   days on market $349,900 Active 47 DOM
3. 2026-06-17
   days on market $349,900 Active 46 DOM
4. 2026-06-16
   days on market $349,900 Active 45 DOM
5. 2026-06-15
   days on market $349,900 Active 44 DOM
6. 2026-06-13
   days on market $349,900 Active 42 DOM
7. 2026-06-09
   days on market $349,900 Active 38 DOM
8. 2026-06-08
   days on market $349,900 Active 37 DOM
9. 2026-06-07
   days on market $349,900 Active 36 DOM
10. 2026-06-04
    days on market $349,900 Active 33 DOM
11. 2026-06-03
    days on market $349,900 Active 32 DOM
12. 2026-06-02
    days on market $349,900 Active 31 DOM
13. 2026-06-01
    days on market $349,900 Active 30 DOM
14. 2026-05-31
    days on market $349,900 Active 29 DOM
15. 2026-05-02
    listed $349,900 Active
16. 2023-04-06
    soldstatus $327,500
17. 2023-03-31
    soldstatus $327,500 Closed 798-char remark

    Show marketing remark (798 chars)

    This model-like condo is ready for the buyer who wants the South Florida lifestyle at their finger tips! This 3 bedroom/2 bath is IMMACULATE-clean, bright, and spacious! Never rented, used as a vacation home by owners only! Enjoy a cup of coffee from the screened balcony with serene views of the courtyard and lake. Don't worry about cars or lights obstructing your nights as this beautiful unit is tucked away from streets and parking lots. New roof installed 2022! Impact windows and panel shutters for sliding doors, furniture negotiable. Don't miss this opportunity to make this garden style condo your home. Property will still be shown, currently under contract with contingencies. Luxurious amenities include a resort style pool, gym, sauna, steam room, 4 PICKLE BALL courts coming soon. ..

18. 2023-03-05
    historical Active Under Contract 798-char remark

    Show marketing remark (798 chars)

    This model-like condo is ready for the buyer who wants the South Florida lifestyle at their finger tips! This 3 bedroom/2 bath is IMMACULATE-clean, bright, and spacious! Never rented, used as a vacation home by owners only! Enjoy a cup of coffee from the screened balcony with serene views of the courtyard and lake. Don't worry about cars or lights obstructing your nights as this beautiful unit is tucked away from streets and parking lots. New roof installed 2022! Impact windows and panel shutters for sliding doors, furniture negotiable. Don't miss this opportunity to make this garden style condo your home. Property will still be shown, currently under contract with contingencies. Luxurious amenities include a resort style pool, gym, sauna, steam room, 4 PICKLE BALL courts coming soon. ..

19. 2023-03-01
    listed $340,000 Active 798-char remark

    Show marketing remark (798 chars)

    This model-like condo is ready for the buyer who wants the South Florida lifestyle at their finger tips! This 3 bedroom/2 bath is IMMACULATE-clean, bright, and spacious! Never rented, used as a vacation home by owners only! Enjoy a cup of coffee from the screened balcony with serene views of the courtyard and lake. Don't worry about cars or lights obstructing your nights as this beautiful unit is tucked away from streets and parking lots. New roof installed 2022! Impact windows and panel shutters for sliding doors, furniture negotiable. Don't miss this opportunity to make this garden style condo your home. Property will still be shown, currently under contract with contingencies. Luxurious amenities include a resort style pool, gym, sauna, steam room, 4 PICKLE BALL courts coming soon. ..

20. 2023-03-01
    historical $340,000 798-char remark

    Show marketing remark (798 chars)

    This model-like condo is ready for the buyer who wants the South Florida lifestyle at their finger tips! This 3 bedroom/2 bath is IMMACULATE-clean, bright, and spacious! Never rented, used as a vacation home by owners only! Enjoy a cup of coffee from the screened balcony with serene views of the courtyard and lake. Don't worry about cars or lights obstructing your nights as this beautiful unit is tucked away from streets and parking lots. New roof installed 2022! Impact windows and panel shutters for sliding doors, furniture negotiable. Don't miss this opportunity to make this garden style condo your home. Property will still be shown, currently under contract with contingencies. Luxurious amenities include a resort style pool, gym, sauna, steam room, 4 PICKLE BALL courts coming soon. ..

ⓘ 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: $5,339 · $445/mo
• Projected year-2 tax: $5,339 · $445/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,332
• − Mortgage interest: −$19,600
• − Property taxes: −$5,339
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,547
• − Management: −$3,547
• − HOA: −$7,080
• − Depreciation: −$10,179
• Taxable loss: −$6,708
• Est. tax savings @ 24.0%: +$1,610
• After-tax cash flow: $445/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

+2.9% since first listed

6 events — show timeline

• 2026-05-02 Listed $349,900 Beaches MLS
• 2023-04-06 Sold (Public Records) $327,500 Public Records
• 2023-03-31 Sold (MLS) $327,500 Beaches MLS
• 2023-03-05 Contingent — Beaches MLS
• 2023-03-01 Listed $340,000 Beaches MLS
• 2023-03-01 Coming Soon $340,000 Beaches MLS

Property tax history

+6.9%/yr

Latest (2025): $5,339 · -0.0% YoY. Source: county tax records.