5580 Tamberlane Cir #133 · Palm Beach Gardens, FL 33418

$134,900

1 bd · 1.0 ba · 855 sqft · Condo public records · 102 Days on market

Built 1968 $955/mo HOA · 39% 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 +15.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 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 MLS

55+ COMMUNITY. THIS NICELY FURNISHED FIRST FLOOR CORNER UNIT CONDO HAS BEEN METICULOUSLY MAINTAINED, IT'S LIGHT & BRIGHT AND READY TO BE LIVED IN. THE KITCHEN HAS BEEN UPDATED WITH S/S APPLIANCES. LARGE CABINET IN BEDROOM DOES NOT CONVEY. THE PATIO IS ENCLOSED AND HAS A DOOR THAT LEADS OUTSIDE. IT'S STEPS AWAY FROM THE CLUBHOUSE AND HEATED POOL. IT'S LOCATED CLOSE TO THE GARDENS MALL, DOWNTOWN AT THE GARDENS, LEGACY PLACE AND THE COMMONS. A SHORT DRIVE TO I95 AND THE FLORIDA TURNPIKE.

Key facts

• Screened-in porch
• Ground floor
• Private entrance

Tags

• GROUND FLOOR
• SCREENED-IN PORCH
• PRIVATE ENTRANCE
• STAINLESS STEEL APPLIANCES
• BUILT-IN BOOK SHELVES
• WATER HEATER REPLACED

Property features AI

Finance

• Other: Located in a senior community
• Financial info: Land lease: No; Pets allowed with number limits
• HOA & community: Association with amenities: fitness center, pool, shuffleboard court, storage, library; HOA fee paid quarterly; HOA fee includes insurance, structure maintenance, pest control, trash, common areas, roof repairs, pool service

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space (1 total parking)
• Security: Smoke detector(s); Security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Resale property; 3-story building; First-floor entry; Facing south
• Construction: CBS construction; Public records indicate 855 building area
• Exterior features: Screened porch; Porch

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Clay; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Built-in features; Walk-in closet(s); Blinds on windows; Furnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $43 ($511/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (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; 1 comparable units currently listed for rent nearby; high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 102 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y 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

• Watch-outs: HOA is 39% of rent.
• 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 $122,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1968 — 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: 1.79% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 4.6

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-20,943
• Equity at exit: $20,114

10-year hold

• IRR: -10.2%
• Equity multiple: 0.42×
• Total profit: $-21,947
• Equity at exit: $11,664

Cash invested: $37,772 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,418 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$149 /mo · $1,791/yr
• Insurance: −$56
• HOA: −$955
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $43

Break-even live

Break-even rent $2,364

Max offer price $134,900

Occupancy floor 93%

Sensitivity live

Price	-10% $119	-5% $81	+0% $43	+5% $4	+10% $-34
Rent	-10% $-148	-5% $-53	+0% $43	+5% $138	+10% $234
Rate	-1.0pp $111	-0.5pp $77	base $43	+0.5pp $8	+1.0pp $-28

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	$1,983	$1.92	1d	100	1.15mi

HOA detail condo

• Monthly dues: $955 · $11,460/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $134,900 Active 102 DOM
2. 2026-06-18
   days on market $134,900 Active 99 DOM
3. 2026-06-17
   days on market $134,900 Active 98 DOM
4. 2026-06-16
   days on market $134,900 Active 97 DOM
5. 2026-06-15
   days on market $134,900 Active 96 DOM
6. 2026-06-13
   days on market $134,900 Active 94 DOM
7. 2026-06-09
   days on market $134,900 Active 90 DOM
8. 2026-06-08
   days on market $134,900 Active 89 DOM
9. 2026-06-07
   days on market $134,900 Active 88 DOM
10. 2026-06-04
    days on market $134,900 Active 85 DOM
11. 2026-06-03
    days on market $134,900 Active 84 DOM
12. 2026-06-02
    days on market $134,900 Active 83 DOM
13. 2026-06-01
    days on market $134,900 Active 82 DOM
14. 2026-05-31
    days on market $134,900 Active 81 DOM
15. 2026-04-07
    price $134,900
16. 2026-03-16
    price $139,800
17. 2026-01-03
    listed $139,900 Active
18. 2025-01-30
    historical
19. 2025-01-09
    listed $149,000 Active
20. 2021-12-15
    soldstatus $155,000 Closed 495-char remark

    Show marketing remark (495 chars)

    55+ COMMUNITY. THIS NICELY FURNISHED FIRST FLOOR CORNER UNIT CONDO HAS BEEN METICULOUSLY MAINTAINED, IT'S LIGHT & BRIGHT AND READY TO BE LIVED IN. THE KITCHEN HAS BEEN UPDATED WITH S/S APPLIANCES. LARGE CABINET IN BEDROOM DOES NOT CONVEY. THE PATIO IS ENCLOSED AND HAS A DOOR THAT LEADS OUTSIDE. IT'S STEPS AWAY FROM THE CLUBHOUSE AND HEATED POOL. IT'S LOCATED CLOSE TO THE GARDENS MALL, DOWNTOWN AT THE GARDENS, LEGACY PLACE AND THE COMMONS. A SHORT DRIVE TO I95 AND THE FLORIDA TURNPIKE.

21. 2021-11-14
    status Pending 495-char remark

    Show marketing remark (495 chars)

    55+ COMMUNITY. THIS NICELY FURNISHED FIRST FLOOR CORNER UNIT CONDO HAS BEEN METICULOUSLY MAINTAINED, IT'S LIGHT & BRIGHT AND READY TO BE LIVED IN. THE KITCHEN HAS BEEN UPDATED WITH S/S APPLIANCES. LARGE CABINET IN BEDROOM DOES NOT CONVEY. THE PATIO IS ENCLOSED AND HAS A DOOR THAT LEADS OUTSIDE. IT'S STEPS AWAY FROM THE CLUBHOUSE AND HEATED POOL. IT'S LOCATED CLOSE TO THE GARDENS MALL, DOWNTOWN AT THE GARDENS, LEGACY PLACE AND THE COMMONS. A SHORT DRIVE TO I95 AND THE FLORIDA TURNPIKE.

22. 2021-11-11
    status Active 495-char remark

    Show marketing remark (495 chars)

    55+ COMMUNITY. THIS NICELY FURNISHED FIRST FLOOR CORNER UNIT CONDO HAS BEEN METICULOUSLY MAINTAINED, IT'S LIGHT & BRIGHT AND READY TO BE LIVED IN. THE KITCHEN HAS BEEN UPDATED WITH S/S APPLIANCES. LARGE CABINET IN BEDROOM DOES NOT CONVEY. THE PATIO IS ENCLOSED AND HAS A DOOR THAT LEADS OUTSIDE. IT'S STEPS AWAY FROM THE CLUBHOUSE AND HEATED POOL. IT'S LOCATED CLOSE TO THE GARDENS MALL, DOWNTOWN AT THE GARDENS, LEGACY PLACE AND THE COMMONS. A SHORT DRIVE TO I95 AND THE FLORIDA TURNPIKE.

23. 2021-11-08
    status Pending 495-char remark

    Show marketing remark (495 chars)

    55+ COMMUNITY. THIS NICELY FURNISHED FIRST FLOOR CORNER UNIT CONDO HAS BEEN METICULOUSLY MAINTAINED, IT'S LIGHT & BRIGHT AND READY TO BE LIVED IN. THE KITCHEN HAS BEEN UPDATED WITH S/S APPLIANCES. LARGE CABINET IN BEDROOM DOES NOT CONVEY. THE PATIO IS ENCLOSED AND HAS A DOOR THAT LEADS OUTSIDE. IT'S STEPS AWAY FROM THE CLUBHOUSE AND HEATED POOL. IT'S LOCATED CLOSE TO THE GARDENS MALL, DOWNTOWN AT THE GARDENS, LEGACY PLACE AND THE COMMONS. A SHORT DRIVE TO I95 AND THE FLORIDA TURNPIKE.

24. 2021-11-05
    listed $149,500 Active 495-char remark

    Show marketing remark (495 chars)

    55+ COMMUNITY. THIS NICELY FURNISHED FIRST FLOOR CORNER UNIT CONDO HAS BEEN METICULOUSLY MAINTAINED, IT'S LIGHT & BRIGHT AND READY TO BE LIVED IN. THE KITCHEN HAS BEEN UPDATED WITH S/S APPLIANCES. LARGE CABINET IN BEDROOM DOES NOT CONVEY. THE PATIO IS ENCLOSED AND HAS A DOOR THAT LEADS OUTSIDE. IT'S STEPS AWAY FROM THE CLUBHOUSE AND HEATED POOL. IT'S LOCATED CLOSE TO THE GARDENS MALL, DOWNTOWN AT THE GARDENS, LEGACY PLACE AND THE COMMONS. A SHORT DRIVE TO I95 AND THE FLORIDA TURNPIKE.

25. 2021-11-01
    historical $149,500 495-char remark

    Show marketing remark (495 chars)

    55+ COMMUNITY. THIS NICELY FURNISHED FIRST FLOOR CORNER UNIT CONDO HAS BEEN METICULOUSLY MAINTAINED, IT'S LIGHT & BRIGHT AND READY TO BE LIVED IN. THE KITCHEN HAS BEEN UPDATED WITH S/S APPLIANCES. LARGE CABINET IN BEDROOM DOES NOT CONVEY. THE PATIO IS ENCLOSED AND HAS A DOOR THAT LEADS OUTSIDE. IT'S STEPS AWAY FROM THE CLUBHOUSE AND HEATED POOL. IT'S LOCATED CLOSE TO THE GARDENS MALL, DOWNTOWN AT THE GARDENS, LEGACY PLACE AND THE COMMONS. A SHORT DRIVE TO I95 AND THE FLORIDA TURNPIKE.

26. 2017-05-25
    soldstatus $118,600
27. 2017-05-22
    soldstatus $118,600 Closed
28. 2017-05-17
    status Pending
29. 2017-05-08
    historical Active Under Contract
30. 2017-04-17
    listed $128,900 Active
31. 2015-02-05
    soldstatus $96,000
32. 2015-01-29
    soldstatus $96,000 Closed
33. 2015-01-07
    status Pending
34. 2014-12-22
    historical Contingent
35. 2014-11-07
    listed $104,900 Active
36. 2014-11-01
    historical
37. 2014-10-17
    historical
38. 2014-10-01
    status Active
39. 2014-10-01
    historical
40. 2014-09-30
    price $110,900
41. 2014-09-04
    price $112,900
42. 2014-09-04
    status Active
43. 2014-08-31
    historical
44. 2014-08-15
    price $114,900
45. 2014-05-28
    price $117,000
46. 2014-05-06
    price $119,000
47. 2014-04-01
    listed $121,000 Active
48. 2008-01-03
    soldstatus $112,000
49. 2008-01-02
    soldstatus $112,000
50. 2007-12-31
    historical

ⓘ 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: $1,791 · $149/mo
• Projected year-2 tax: $1,791 · $149/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: $29,021
• − Mortgage interest: −$7,556
• − Property taxes: −$1,791
• − Insurance: −$674
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − HOA: −$11,460
• − Depreciation: −$3,924
• Taxable loss: −$1,029
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $758/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

+217.4% since first listed

39 events — show timeline

• 2026-04-07 Price Changed $134,900 Beaches MLS
• 2026-03-16 Price Changed $139,800 Beaches MLS
• 2026-01-03 Listed $139,900 Beaches MLS
• 2025-01-30 Listing Removed — Beaches MLS
• 2025-01-09 Listed $149,000 Beaches MLS
• 2021-12-15 Sold (MLS) $155,000 Beaches MLS
• 2021-11-14 Pending — Beaches MLS
• 2021-11-11 Relisted — Beaches MLS
• 2021-11-08 Pending — Beaches MLS
• 2021-11-05 Listed $149,500 Beaches MLS
• 2021-11-01 Coming Soon $149,500 Beaches MLS
• 2017-05-25 Sold (Public Records) $118,600 Public Records
• 2017-05-22 Sold (MLS) $118,600 Beaches MLS
• 2017-05-17 Pending — Beaches MLS
• 2017-05-08 Contingent — Beaches MLS
• 2017-04-17 Listed $128,900 Beaches MLS
• 2015-02-05 Sold (Public Records) $96,000 Public Records
• 2015-01-29 Sold (MLS) $96,000 Beaches MLS
• 2015-01-07 Pending — Beaches MLS
• 2014-12-22 Contingent — Beaches MLS
• 2014-11-07 Listed $104,900 Beaches MLS
• 2014-11-01 Listing Removed — Beaches MLS
• 2014-10-17 Listing Removed — Beaches MLS
• 2014-10-01 Relisted — Beaches MLS
• 2014-10-01 Listing Removed — Beaches MLS
• 2014-09-30 Price Changed $110,900 Beaches MLS
• 2014-09-04 Price Changed $112,900 Beaches MLS
• 2014-09-04 Relisted — Beaches MLS
• 2014-08-31 Listing Removed — Beaches MLS
• 2014-08-15 Price Changed $114,900 Beaches MLS
• 2014-05-28 Price Changed $117,000 Beaches MLS
• 2014-05-06 Price Changed $119,000 Beaches MLS
• 2014-04-01 Listed $121,000 Beaches MLS
• 2008-01-03 Sold (Public Records) $112,000 Public Records
• 2008-01-02 Sold (MLS) $112,000 Beaches MLS
• 2007-12-31 Listing Removed — Beaches MLS
• 2007-10-30 Listed $118,900 Beaches MLS
• 2006-04-20 Listed $118,900 Beaches MLS
• 1995-04-18 Sold (Public Records) $42,500 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,791 · -9.1% YoY. Source: county tax records.