487 Holyoke Ln · Greenacres, FL 33467

$165,000

1 bd · 1.0 ba · 642 sqft · Condo public records · 178 Days on market

Built 1983 $189/mo HOA · 10% of rent

---

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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER'S PRIDE SHOWS IN THIS IMMACULATELY KEPT UNIT WHICH APPEARS MUCH LARGER THAN TOTAL SQUARE FOOTAGE. TILE THROUGHOUT LIVING AREAS W/ CARPET IN BEDROOM & FLORIDA ROOM. LOWEST PRICED UNIT MAKING THIS UNDOUBTEDLY THE BEST BUY IN THE AREA!!

Key facts

• Back yard
• Closed patio
• Green grass lawn

Tags

• CLOSED PATIO
• BACK YARD
• GREEN GRASS LAWN

Property features AI

Finance

• Other: Lot frontage approximately 20 (private frontage); Zoned residential
• HOA & community: Homeowners association with monthly fee

Exterior

• Parking: Assigned parking; Detached parking
• Utilities: Public water; Public sewer (sewer available)
• Home design: Residential condominium; One level
• Construction: Block and concrete construction; Shingle roof
• Exterior features: Enclosed patio/porch; Front porch; In-ground pool; Paved private road access (private maintained road)

Interior

• Flooring: Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds on windows; Tile flooring; Five total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#490 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D+, employment D, amenities 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 soft (-0.4%/yr); 651 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 178 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100; list at $165k implies a 164900% 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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?
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 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: 1.18% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-9,065
• Equity at exit: $24,602

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $340
• Equity at exit: $14,266

Cash invested: $46,200 (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 33467

• Rents YoY: -0.4%
• Active inventory: 651
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$865
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$69
• HOA: −$189
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $366

Break-even live

Break-even rent $1,476

Max offer price $165,000

Occupancy floor 76%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 Tivoli Ct #305 Lake Worth, FL	1.0	1.0	704	$1,750	$2.49	24d	1	0.63mi
4284 Deste Ct #304 Greenacres, FL	1.0	1.0	716	$2,200	$3.07	16d	1	0.71mi
4230 Deste Ct Unit 305 Greenacres, FL	1.0	1.0	716	$1,900	$2.65	5d	1	0.71mi
4236 Deste Ct #108 Greenacres, FL	1.0	1.0	716	$1,800	$2.51	17d	1	0.75mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$2,000	$2.72	3d	1	0.75mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$1,995	$2.71	14d	1	0.75mi
7091 Golf Colony Ct #201 Lake Worth, FL	2.0	2.0	735	$1,850	$2.52	13d	1	0.76mi
7178 Golf Colony Ct #101 Lake Worth, FL	2.0	2.0	735	$1,700	$2.31	24d	1	0.79mi
4254 Deste Ct #305 Greenacres, FL	1.0	1.0	716	$1,500	$2.09	24d	1	0.91mi
4310 Chukka Ln Lake Worth, FL	1.0–3.0	1.0–2.0	986	$2,311	$2.34	1d	21	1.14mi
446 Pine Glen Ln Unit A1 Greenacres, FL	1.0	1.0	614	$1,550	$2.52	14d	1	1.22mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,660	$1.87	24d	2	1.46mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,974	$2.64	7d	1	1.49mi

HOA detail condo

• Monthly dues: $189 · $2,268/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $165,000 Active 178 DOM
2. 2026-06-17
   days on market $165,000 Active 177 DOM
3. 2026-06-16
   days on market $165,000 Active 176 DOM
4. 2026-06-15
   days on market $165,000 Active 175 DOM
5. 2026-06-13
   days on market $165,000 Active 173 DOM
6. 2026-06-09
   days on market $165,000 Active 169 DOM
7. 2026-06-07
   days on market $165,000 Active 167 DOM
8. 2026-06-04
   days on market $165,000 Active 164 DOM
9. 2026-06-03
   days on market $165,000 Active 163 DOM
10. 2026-06-01
    days on market $165,000 Active 161 DOM
11. 2026-05-31
    days on market $165,000 Active 160 DOM
12. 2026-01-20
    price $165,000
13. 2025-12-22
    listed $179,000 Active
14. 2019-04-26
    soldstatus $100
15. 2007-09-12
    soldstatus $53,000
16. 2007-09-04
    soldstatus $53,000 245-char remark

    Show marketing remark (245 chars)

    OWNER'S PRIDE SHOWS IN THIS IMMACULATELY KEPT UNIT WHICH APPEARS MUCH LARGER THAN TOTAL SQUARE FOOTAGE. TILE THROUGHOUT LIVING AREAS W/ CARPET IN BEDROOM & FLORIDA ROOM. LOWEST PRICED UNIT MAKING THIS UNDOUBTEDLY THE BEST BUY IN THE AREA!!

17. 2007-08-20
    historical 245-char remark

    Show marketing remark (245 chars)

    OWNER'S PRIDE SHOWS IN THIS IMMACULATELY KEPT UNIT WHICH APPEARS MUCH LARGER THAN TOTAL SQUARE FOOTAGE. TILE THROUGHOUT LIVING AREAS W/ CARPET IN BEDROOM & FLORIDA ROOM. LOWEST PRICED UNIT MAKING THIS UNDOUBTEDLY THE BEST BUY IN THE AREA!!

18. 2007-05-29
    listed $55,000 245-char remark

    Show marketing remark (245 chars)

    OWNER'S PRIDE SHOWS IN THIS IMMACULATELY KEPT UNIT WHICH APPEARS MUCH LARGER THAN TOTAL SQUARE FOOTAGE. TILE THROUGHOUT LIVING AREAS W/ CARPET IN BEDROOM & FLORIDA ROOM. LOWEST PRICED UNIT MAKING THIS UNDOUBTEDLY THE BEST BUY IN THE AREA!!

19. 1996-09-10
    soldstatus $24,000
20. 1989-05-01
    soldstatus $27,900

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$850/yr (+$71/mo · 163.9%)

ⓘ 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 9/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,275
• − Mortgage interest: −$9,243
• − Property taxes: −$519
• − Insurance: −$825
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − HOA: −$2,268
• − Depreciation: −$4,800
• Taxable income: $1,897
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $3,937/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 — Greenacres

• Score: 69/100
• State rank: #490
• US rank: #9008

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D Housing A+ Health & safety A User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• City population: 65,478
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 58,411
• Household income: $95,739
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 960.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 22% Two or more races 13% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Hispanic 3%
• Foreign-born: 24% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 17% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -288.94%
• Current HPI: 343.7738
• Rent YoY: ▼ -0.40%
• 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

+491.4% since first listed

9 events — show timeline

• 2026-01-20 Price Changed $165,000 HAOR as distributed by MLS GRID
• 2025-12-22 Listed $179,000 HAOR as distributed by MLS GRID
• 2019-04-26 Sold (Public Records) $100 Public Records
• 2007-09-12 Sold (Public Records) $53,000 Public Records
• 2007-09-04 Sold (MLS) $53,000 Beaches MLS
• 2007-08-20 Listing Removed — Beaches MLS
• 2007-05-29 Listed $55,000 Beaches MLS
• 1996-09-10 Sold (Public Records) $24,000 Public Records
• 1989-05-01 Sold (Public Records) $27,900 Public Records

Property tax history

+7.0%/yr

Latest (2025): $519 · +3.6% YoY. Source: county tax records.