12422 Alternate A1a Unit Q5 · Cabana Colony, FL 33410

$199,999

2 bd · 1.5 ba · 1,104 sqft · Townhouse public records · 58 Days on market

Built 1978 $627/mo HOA · 21% 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 +22.9/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Palm Beach Gardens, this 2 bedroom unit is a great place to call home. Good size living area, 2 bedrooms upstairs, and a screened in patio. Association allows 1 pet 25lbs or less. Water heater and washer and dryer were replaced in the past few years.

Key facts

• Laminate flooring
• Updated bathrooms
• $627 HOA

Tags

• LAMINATE FLOORING
• UPDATED BATHROOMS
• 10 MINUTE DRIVE TO THE BEACH

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Quarterly association fee; Association fee covers common areas, structure maintenance, water, sewer, and trash; Community pool

Exterior

• Parking: Two or more parking spaces
• Utilities: Water included in association fee; Sewer included in association fee; Trash included in association fee; Power: Central
• Home design: Attached property; 2 stories; First-floor entry
• Construction: Block construction; Effective year built
• Exterior features: Association pool

Interior

• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Upper-level primary bedroom; Laminate flooring; Tile flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#346 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: schools D, amenities F, commute 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; 36 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).
• This rent runs 38% of the median local income ($95k/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 $1k of loan paydown is wiped out by about $6k 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 58 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y 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.
• Current owner paid $152k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $193,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.49% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 5.6

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-11,021
• Equity at exit: $29,821

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $14,902
• Equity at exit: $17,292

Cash invested: $56,000 (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 33410

• Rents YoY: 2.5%
• Active inventory: 309
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,972 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$235 /mo · $2,825/yr
• Insurance: −$83
• HOA: −$627
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $353

Break-even live

Break-even rent $2,525

Max offer price $199,999

Occupancy floor 83%

Sensitivity live

Price	-10% $466	-5% $410	+0% $353	+5% $296	+10% $240
Rent	-10% $118	-5% $236	+0% $353	+5% $470	+10% $588
Rate	-1.0pp $454	-0.5pp $404	base $353	+0.5pp $301	+1.0pp $248

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3640 Gull Rd Palm Beach Gardens, FL	3.0	2.0	1382	$2,975	$2.15	9d	1	0.39mi
113 Evergrene Pkwy Palm Beach Gardens, FL	2.0	2.0	1144	$3,700	$3.23	5d	1	0.44mi
11900 Valencia Gardens Ave Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	980	$2,606	$2.66	0d	18	0.57mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	25d	1	0.64mi
12015 Colony Ave Palm Beach Gardens, FL	3.0	2.0	1104	$3,100	$2.81	23d	1	0.64mi
233 Evergrene Pkwy Palm Beach Gardens, FL	2.0	2.0	1144	$3,250	$2.84	23d	1	0.72mi
113 Evergrene Pkwy Unit 3-A Palm Beach Gardens, FL	2.0	2.0	1144	$3,700	$3.23	25d	1	0.73mi
3270 Grove Rd Unit 1326860P Palm Beach Gardens, FL	3.0	2.0	1496	$5,492	$3.67	0d	1	0.78mi
801 Sabal Ridge Cir Unit H Palm Beach Gardens, FL	2.0	2.0	1400	$2,900	$2.07	25d	1	0.83mi
4045 Central Gardens Way Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1175	$3,071	$2.61	0d	19	0.91mi
3319 Central Gardens Cir Unit Elite Palm Beach Gardens, FL	2.0	2.0	1415	$3,470	$2.45	0d	1	1.02mi
3319 Central Gardens Cir Unit Elite Palm Beach Gardens, FL	2.0	2.0	1415	$3,201	$2.26	12d	1	1.02mi
3333 Central Gardens Cir Palm Beach Gardens, FL	2.0–3.0	2.0	1597	$3,200	$2.00	3d	5	1.08mi
3019 Alcazar Pl #107 Palm Beach Gardens, FL	1.0	1.0	1000	$3,000	$3.00	23d	1	1.09mi
3019 Alcazar Pl #107 Palm Beach Gardens, FL	1.0	1.0	1000	$2,900	$2.90	25d	1	1.09mi
2916 Tuscany Ct #201 Palm Beach Gardens, FL	2.0	2.0	1149	$3,200	$2.79	4d	1	1.11mi
2916 Tuscany Ct Palm Beach Gardens, FL	3.0	2.0	1278	$2,818	$2.21	25d	1	1.11mi
4208 Myrtlewood Cir E #4208 Palm Beach Gardens, FL	2.0	2.0	1057	$2,500	$2.37	6d	1	1.14mi
10106 Myrtlewood Cir W Palm Beach Gardens, FL	2.0	2.0	1004	$2,350	$2.34	12d	1	1.14mi
10103 Myrtlewood Cir W Palm Beach Gardens, FL	2.0	2.0	1213	$2,600	$2.14	6d	1	1.14mi
7302 Myrtlewood Cir W Palm Beach Gardens, FL	3.0	2.0	1193	$3,200	$2.68	25d	1	1.14mi
5203 Myrtlewood Cir E Palm Beach Gardens, FL	2.0	2.0	1202	$2,600	$2.16	25d	1	1.14mi
1201 Myrtlewood Cir E Palm Beach Gardens, FL	2.0	2.0	1213	$2,600	$2.14	25d	1	1.14mi
9212 Myrtlewood Cir W Palm Beach Gardens, FL	2.0	1.0	910	$2,400	$2.64	25d	1	1.14mi
1101 Myrtlewood Cir E Unit 101 Palm Beach Gardens, FL	2.0	2.0	1213	$2,150	$1.77	25d	1	1.14mi
9303 Myrtlewood Cir W Palm Beach Gardens, FL	1.0	1.0	846	$2,100	$2.48	25d	1	1.14mi
1101 Myrtlewood Cir E Unit 101 Palm Beach Gardens, FL	2.0	2.0	1213	$2,150	$1.77	23d	1	1.14mi
2802 Sarento Pl #204 Palm Beach Gardens, FL	2.0	2.0	1092	$3,500	$3.21	25d	1	1.25mi
2813 Grande Pkwy #109 Palm Beach Gardens, FL	3.0	2.0	1278	$2,818	$2.21	25d	1	1.25mi
2805 Veronia Dr Palm Beach Gardens, FL	3.0	2.0	1361	$3,000	$2.20	25d	1	1.29mi
2727 Anzio Ct #106 Palm Beach Gardens, FL	3.0	2.0	1316	$3,000	$2.28	25d	1	1.30mi
3955 Design Center Dr Palm Beach Gardens, FL	3.0	1.0–2.0	996	$3,517	$3.53	0d	22	1.34mi
11021 Legacy Ln #303 Palm Beach Gardens, FL	2.0	2.0	1403	$2,950	$2.10	25d	1	1.38mi
11023 Legacy Ln #204 Palm Beach Gardens, FL	2.0	2.0	1309	$3,500	$2.67	25d	1	1.41mi
11028 Legacy Dr #203 Palm Beach Gardens, FL	2.0	2.0	1309	$4,000	$3.06	25d	1	1.49mi
5457 Eagle Lake Dr Palm Beach Gardens, FL	2.0	2.0	1276	$2,800	$2.19	25d	1	1.50mi

HOA detail

• Monthly dues: $627 · $7,524/yr
• Likely covers: water

Listing history 40 events

1. 2026-06-21
   days on market $199,999 Active 58 DOM
2. 2026-06-18
   days on market $199,999 Active 55 DOM
3. 2026-06-17
   days on market $199,999 Active 54 DOM
4. 2026-06-16
   days on market $199,999 Active 53 DOM
5. 2026-06-15
   days on market $199,999 Active 52 DOM
6. 2026-06-13
   days on market $199,999 Active 50 DOM
7. 2026-06-09
   days on market $199,999 Active 46 DOM
8. 2026-06-08
   days on market $199,999 Active 45 DOM
9. 2026-06-07
   days on market $199,999 Active 44 DOM
10. 2026-06-04
    days on market $199,999 Active 41 DOM
11. 2026-06-03
    days on market $199,999 Active 40 DOM
12. 2026-06-02
    days on market $199,999 Active 39 DOM
13. 2026-06-01
    days on market $199,999 Active 38 DOM
14. 2026-05-31
    days on market $199,999 Active 37 DOM
15. 2026-05-20
    status Active
16. 2026-05-12
    historical Active Under Contract
17. 2026-04-08
    listed $199,999 Active
18. 2026-04-08
    historical
19. 2026-02-18
    listed $199,999 Active
20. 2021-02-26
    soldstatus $152,000 Closed 277-char remark

    Show marketing remark (277 chars)

    Located in the heart of Palm Beach Gardens, this 2 bedroom unit is a great place to call home. Good size living area, 2 bedrooms upstairs, and a screened in patio. Association allows 1 pet 25lbs or less. Water heater and washer and dryer were replaced in the past few years.

21. 2021-02-10
    status Pending 277-char remark

    Show marketing remark (277 chars)

    Located in the heart of Palm Beach Gardens, this 2 bedroom unit is a great place to call home. Good size living area, 2 bedrooms upstairs, and a screened in patio. Association allows 1 pet 25lbs or less. Water heater and washer and dryer were replaced in the past few years.

22. 2021-02-02
    historical Active Under Contract 277-char remark

    Show marketing remark (277 chars)

    Located in the heart of Palm Beach Gardens, this 2 bedroom unit is a great place to call home. Good size living area, 2 bedrooms upstairs, and a screened in patio. Association allows 1 pet 25lbs or less. Water heater and washer and dryer were replaced in the past few years.

23. 2021-01-26
    status Active 277-char remark

    Show marketing remark (277 chars)

    Located in the heart of Palm Beach Gardens, this 2 bedroom unit is a great place to call home. Good size living area, 2 bedrooms upstairs, and a screened in patio. Association allows 1 pet 25lbs or less. Water heater and washer and dryer were replaced in the past few years.

24. 2021-01-20
    historical Active Under Contract 277-char remark

    Show marketing remark (277 chars)

    Located in the heart of Palm Beach Gardens, this 2 bedroom unit is a great place to call home. Good size living area, 2 bedrooms upstairs, and a screened in patio. Association allows 1 pet 25lbs or less. Water heater and washer and dryer were replaced in the past few years.

25. 2021-01-15
    listed $154,900 Active 277-char remark

    Show marketing remark (277 chars)

    Located in the heart of Palm Beach Gardens, this 2 bedroom unit is a great place to call home. Good size living area, 2 bedrooms upstairs, and a screened in patio. Association allows 1 pet 25lbs or less. Water heater and washer and dryer were replaced in the past few years.

26. 2016-12-19
    historical
27. 2016-12-13
    soldstatus $128,500
28. 2016-12-09
    soldstatus $128,500 Closed
29. 2016-11-18
    status Pending
30. 2016-11-09
    listed $130,000 Active
31. 2015-05-05
    historical
32. 2015-03-13
    listed $100,000 Active
33. 2010-04-05
    historical
34. 2009-11-17
    soldstatus $74,900
35. 2009-04-05
    historical
36. 2009-04-05
    listed $79,000
37. 2008-05-09
    soldstatus $110,000
38. 2008-01-03
    listed $89,900
39. 2007-02-21
    listed $189,000
40. 2005-09-15
    soldstatus $201,900

ⓘ 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: $2,825 · $235/mo
• Projected year-2 tax: $2,825 · $235/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,660
• − Mortgage interest: −$11,203
• − Property taxes: −$2,825
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,853
• − Management: −$2,853
• − HOA: −$7,524
• − Depreciation: −$5,818
• Taxable income: $1,584
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $3,856/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 — Cabana Colony

• Score: 72/100
• State rank: #346
• US rank: #5999

Category grades

Amenities F Commute F Cost of living B- 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: Cabana Colony, FL
• County: Palm Beach County · 1,438,312 people
• 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

-0.9% since first listed

26 events — show timeline

• 2026-05-20 Relisted — MARMLS
• 2026-05-12 Contingent — MARMLS
• 2026-04-08 Listing Removed — MARMLS
• 2026-04-08 Listed $199,999 MARMLS
• 2026-02-18 Listed $199,999 MARMLS
• 2021-02-26 Sold (MLS) $152,000 Beaches MLS
• 2021-02-10 Pending — Beaches MLS
• 2021-02-02 Contingent — Beaches MLS
• 2021-01-26 Relisted — Beaches MLS
• 2021-01-20 Contingent — Beaches MLS
• 2021-01-15 Listed $154,900 Beaches MLS
• 2016-12-19 Listing Removed — Beaches MLS
• 2016-12-13 Sold (Public Records) $128,500 Public Records
• 2016-12-09 Sold (MLS) $128,500 Beaches MLS
• 2016-11-18 Pending — Beaches MLS
• 2016-11-09 Listed $130,000 Beaches MLS
• 2015-05-05 Listing Removed — Beaches MLS
• 2015-03-13 Listed $100,000 Beaches MLS
• 2010-04-05 Listing Removed — Beaches MLS
• 2009-11-17 Sold (Public Records) $74,900 Public Records
• 2009-04-05 Listed $79,000 Beaches MLS
• 2009-04-05 Listing Removed — Beaches MLS
• 2008-05-09 Sold (Public Records) $110,000 Public Records
• 2008-01-03 Listed $89,900 Beaches MLS
• 2007-02-21 Listed $189,000 Beaches MLS
• 2005-09-15 Sold (Public Records) $201,900 Public Records

Property tax history

+13.2%/yr

Latest (2025): $2,825 · -1.7% YoY. Source: county tax records.