322 Pine Ridge Cir Unit A-2 · Greenacres, FL 33463

$159,950

2 bd · 1.0 ba · 935 sqft · Condo public records · 103 Days on market

Built 1980 $433/mo HOA · 22% 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 +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +5.5/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your toothbrush, Fully Renovated 2 bdrm 1 1/2 bth condo nestled in the active 55+ Pine Ridge Community. Parking at front door. Screened in Lanai w/ storage closet. Beautiful tile throughout. Complete Hurricane windows. Tankless water heater, new electrical panel. Granite counter tops, full height wood kitchen cabinets, extra pantry, s/s appliances. Laundry room off kitchen. Walk in closets. Enjoy lake view from primary bedroom. HOA includes Wi-Fi, Cable TV, Common Grounds, on-site Management, Clubhouse with Kitchen. Enjoy all amenities, pickleball, tennis, bocce, shuffleboard, oversized heated pool. New Roof assessment paid in 2024. Very loved unit never neglected. come experience a t

Key facts

• $433 HOA
• Community pool
• Built 1980

Property features AI

Finance

• HOA & community: Community pool; Clubhouse; Shuffleboard court; Community room; Monthly HOA fee of $433 (includes cable TV, insurance, common real estate tax); Senior community; Pets allowed (restrictions possible)

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; 2 stories; Southeast facing; Resale property
• Construction: CBS construction
• Exterior features: Screened patio; Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central individual heating; Central individual cooling
• Interior features: Walk-in closets; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% 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: employment 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.
• Zoned schools: Liberty Park Elementary School (math 25% / reading 38%, grade F, #1,841 of 2,144 statewide, top 86%, 845 students, 76% FRL); L C Swain Middle School (math 26% / reading 33%, grade F, #469 of 571 statewide, top 84%, 1,451 students, 74% FRL); John I. Leonard High School (math 17% / reading 35%, grade F, #494 of 667 statewide, top 75%, 3,549 students, 67% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-20 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 (+1.3%/yr); 354 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 32% of the median local income ($74k/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 $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 103 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $145,554 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.22% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.54×
• Total profit: $-20,811
• Equity at exit: $23,849

10-year hold

• IRR: -7.6%
• Equity multiple: 0.56×
• Total profit: $-19,569
• Equity at exit: $13,830

Cash invested: $44,786 (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 33463

• Home prices YoY: -30.9%
• Rents YoY: 1.3%
• Active inventory: 354
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$839
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$67
• HOA: −$433
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $127

Break-even live

Break-even rent $1,786

Max offer price $159,950

Occupancy floor 88%

Sensitivity live

Price	-10% $218	-5% $173	+0% $127	+5% $82	+10% $37
Rent	-10% $-27	-5% $50	+0% $127	+5% $204	+10% $281
Rate	-1.0pp $208	-0.5pp $168	base $127	+0.5pp $86	+1.0pp $44

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: $39,988
• Closing costs: $4,798
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 Pine Ridge Cir Unit B2 Greenacres, FL	2.0	1.5	935	$2,200	$2.35	16d	1	0.03mi
3490 La Jardin Ct Unit B2 Greenacres, FL	1.0	1.0	780	$1,385	$1.78	4d	1	0.19mi
5971 La Pinata Blvd Unit B1 Greenacres, FL	2.0	1.0	920	$1,750	$1.90	25d	1	0.33mi
3808 Inlet Cir #3808 Greenacres, FL	2.0	2.0	992	$2,200	$2.22	0d	1	0.35mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,949	$2.61	0d	1	0.40mi
6061 10th Ave N #242 Greenacres, FL	2.0	2.0	855	$2,000	$2.34	6d	1	0.51mi
6031 10th Ave N #219 Greenacres, FL	3.0	2.0	1078	$2,400	$2.23	5d	1	0.52mi
6023 10th Ave N #114 Greenacres, FL	2.0	2.0	1050	$2,000	$1.90	0d	1	0.57mi
2980 Crosley Dr E Unit F West Palm Beach, FL	2.0	1.0	829	$1,575	$1.90	0d	1	0.58mi
5775 Fernley Dr W #131 West Palm Beach, FL	2.0	2.0	1072	$2,000	$1.87	12d	1	0.63mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	19d	1	0.68mi
6170 Dodd Rd Unit The Greenacres, FL	2.0	2.0	1000	$2,600	$2.60	25d	1	0.68mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	25d	1	0.70mi
2783 Dudley Dr E Unit D West Palm Beach, FL	2.0	2.0	910	$1,650	$1.81	18d	1	0.71mi
3045 Jackson Ave Greenacres, FL	2.0	1.0	900	$1,775	$1.97	25d	1	0.71mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	25d	1	0.71mi
826 Sky Pine Way Greenacres, FL	2.0–3.0	2.0	1304	$1,800	$1.38	0d	2	0.72mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	25d	1	0.73mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	16d	1	0.74mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	4d	1	0.74mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	25d	1	0.76mi
5443 Cresthaven Blvd Unit F West Palm Beach, FL	2.0	2.0	910	$1,550	$1.70	3d	1	0.76mi
629 Sea Pine Way Unit D3 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	23d	1	0.77mi
4191 S 57th Ave Unit H Greenacres, FL	2.0	2.0	847	$1,750	$2.07	25d	1	0.79mi
2625 Emory Dr W Unit F West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	25d	1	0.79mi
4904 Dillon St Unit C Greenacres, FL	1.0	1.0	699	$1,450	$2.07	25d	1	0.79mi
4181 S 57th Ave Unit D Greenacres, FL	2.0	2.0	847	$1,850	$2.18	25d	1	0.79mi
812 Sky Pine Way Greenacres, FL	2.0	2.0	1064	$2,100	$1.97	25d	1	0.80mi
628 Sea Pine Way Unit A2 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	18d	1	0.81mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	18d	1	0.82mi
811 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1064	$1,550	$1.46	21d	1	0.82mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	22d	1	0.82mi
4205 S 57th Ave Unit G Greenacres, FL	2.0	2.0	1046	$1,900	$1.82	25d	1	0.82mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	9d	1	0.82mi
2731 Barkley Dr W Unit B West Palm Beach, FL	2.0	2.0	895	$1,800	$2.01	25d	1	0.82mi
712 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$2,150	$2.01	25d	1	0.82mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	4d	1	0.83mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,750	$1.96	25d	1	0.83mi
802 Sky Pine Way Unit E2 Greenacres, FL	2.0	2.0	1111	$1,750	$1.58	9d	1	0.83mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	25d	1	0.86mi

HOA detail condo

• Monthly dues: $433 · $5,196/yr
• Likely covers: waterelectricinternetcablelandscapingpool
• ⚠ Special-assessment mentions:

  …Clubhouse with Kitchen. Enjoy all amenities, pickleball, tennis, bocce, shuffleboard, oversized heated pool. New Roof assessment paid in 2024. Very loved unit never neglected. come experience a t

Listing history 20 events

1. 2026-06-18
   days on market $159,950 Active 103 DOM
2. 2026-06-17
   days on market $159,950 Active 102 DOM
3. 2026-06-16
   days on market $159,950 Active 101 DOM
4. 2026-06-15
   days on market $159,950 Active 100 DOM
5. 2026-06-13
   days on market $159,950 Active 98 DOM
6. 2026-06-09
   days on market $159,950 Active 94 DOM
7. 2026-06-08
   days on market $159,950 Active 93 DOM
8. 2026-06-07
   days on market $159,950 Active 92 DOM
9. 2026-06-04
   days on market $159,950 Active 89 DOM
10. 2026-06-03
    days on market $159,950 Active 88 DOM
11. 2026-06-02
    days on market $159,950 Active 87 DOM
12. 2026-06-01
    days on market $159,950 Active 86 DOM
13. 2026-05-31
    days on market $159,950 Active 85 DOM
14. 2026-03-07
    listed $167,300 Active
15. 2026-02-27
    historical $167,300
16. 2025-11-03
    historical
17. 2025-05-02
    listed $183,700 Active
18. 2017-04-14
    soldstatus $80,000
19. 2014-04-04
    soldstatus $49,900
20. 1990-03-05
    soldstatus $40,300

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$456/yr (+$38/mo · 52.3%)

ⓘ 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 ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,368
• − Mortgage interest: −$8,960
• − Property taxes: −$872
• − Insurance: −$800
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − HOA: −$5,196
• − Depreciation: −$4,653
• Taxable loss: −$851
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $1,732/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

• Census place: Greenacres, FL
• County: Palm Beach County · 1,438,312 people
• City population: 65,478
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 65,478
• Household income: $73,865
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 1466.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 38% Black 29% White 27% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 15% Romanian 1% Slovak 1%
• Foreign-born: 39% · Canada, Jamaica, China
• Languages at home: 45% English-only · Spanish 32% French/Haitian/Cajun 17% 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: ▼ -175.33%
• Current HPI: 392.055
• Rent YoY: ▲ 1.33%
• 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

+315.1% since first listed

7 events — show timeline

• 2026-03-07 Listed $167,300 Beaches MLS
• 2026-02-27 Coming Soon $167,300 Beaches MLS
• 2025-11-03 Listing Removed — MARMLS
• 2025-05-02 Listed $183,700 MARMLS
• 2017-04-14 Sold (Public Records) $80,000 Public Records
• 2014-04-04 Sold (Public Records) $49,900 Public Records
• 1990-03-05 Sold (Public Records) $40,300 Public Records

Property tax history

+1.5%/yr

Latest (2025): $872 · +2.9% YoY. Source: county tax records.