2569 Dudley Dr W Unit D · Greenacres, FL 33415

$100,000

1 bd · 1.0 ba · 665 sqft · Condo public records · 49 Days on market

Built 1983 $363/mo HOA · 24% 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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEWER REFRIGERATOR AND H/W HEATER APPROX 1-2 YRS. KITCHEN COUNTER TOPS, SINK AND FAUCET HAS BEEN REPLACED. CARPET NEW. TENANT OCCUPIED. 60 DAY CLOSING PREFERRED. CHANDLIER DOES NOT STAY, SIZES APPROX. FAR BAR ONLY.

Key facts

• $363 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets not allowed; Senior community
• HOA & community: Monthly HOA fee of $363; HOA covers cable TV, water, sewer, trash, common area maintenance, grounds maintenance, and recreation facilities; Association amenities: pool, sauna, billiard room, bocce ball, laundry, community room

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; One story; Faces south; Resale property
• Construction: Built with CBS construction; Shingle roof
• Exterior features: Not waterfront; Community amenities include pool, sauna, bocce ball, billiard room, and community room

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Dishwasher; Electric range; Microwave; Refrigerator; Common area laundry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% 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: Clifford O Taylor/Kirklane Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 1,230 students, 80% 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 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-21 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 soft (-1.6%/yr); 314 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 49 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 1.53% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 5.5

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-6,127
• Equity at exit: $14,910

10-year hold

• IRR: -2.1%
• Equity multiple: 0.88×
• Total profit: $-3,328
• Equity at exit: $8,646

Cash invested: $28,000 (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 33415

• Rents YoY: -1.6%
• Active inventory: 314
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$524
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$42
• HOA: −$363
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $225

Break-even live

Break-even rent $1,241

Max offer price $100,000

Occupancy floor 80%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	8d	1	0.04mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	24d	1	0.18mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	24d	1	0.23mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	17d	1	0.26mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	24d	1	0.28mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	24d	1	0.32mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	24d	1	0.37mi
2550 Lakehaven Rd West Palm Beach, FL	1.0	1.0	400	$1,500	$3.75	24d	1	0.64mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	17d	1	0.64mi
2206 Laurel Way West Palm Beach, FL	1.0–3.0	1.0–2.0	850	$1,700	$2.00	24d	3	0.64mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	21d	1	0.64mi
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	24d	1	0.72mi
6100 Forest Hill Blvd #105 West Palm Beach, FL	2.0	1.0	728	$2,100	$2.88	24d	1	0.97mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	8d	1	0.98mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	21d	1	0.98mi
6054 Forest Hill Blvd #102 West Palm Beach, FL	2.0	1.0	728	$1,800	$2.47	24d	1	1.00mi
6106 Forest Hill Blvd West Palm Beach, FL	2.0	1.0	728	$1,900	$2.61	24d	2	1.00mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	8d	1	1.08mi
4904 Dillon St Unit C Greenacres, FL	1.0	1.0	699	$1,450	$2.07	24d	1	1.19mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,660	$1.87	24d	2	1.20mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,974	$2.64	8d	1	1.23mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,400	$1.89	24d	2	1.38mi
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	4d	1	1.39mi
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	5d	1	1.40mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	670	$2,352	$3.51	14d	1	1.48mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	625	$2,268	$3.63	8d	1	1.48mi

HOA detail condo

• Monthly dues: $363 · $4,356/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $100,000 Active 49 DOM
2. 2026-06-17
   days on market $100,000 Active 48 DOM
3. 2026-06-16
   days on market $100,000 Active 47 DOM
4. 2026-06-15
   days on market $100,000 Active 46 DOM
5. 2026-06-13
   days on market $100,000 Active 44 DOM
6. 2026-06-09
   days on market $100,000 Active 40 DOM
7. 2026-06-08
   days on market $100,000 Active 39 DOM
8. 2026-06-07
   days on market $100,000 Active 38 DOM
9. 2026-06-04
   days on market $100,000 Active 35 DOM
10. 2026-06-03
    days on market $100,000 Active 34 DOM
11. 2026-06-02
    days on market $100,000 Active 33 DOM
12. 2026-06-01
    days on market $100,000 Active 32 DOM
13. 2026-05-31
    days on market $100,000 Active 31 DOM
14. 2026-04-30
    listed $100,000 Active
15. 2013-09-22
    historical
16. 2005-08-05
    listed $78,900
17. 2005-01-10
    soldstatus $49,900
18. 2004-12-31
    soldstatus $49,900 214-char remark

    Show marketing remark (214 chars)

    NEWER REFRIGERATOR AND H/W HEATER APPROX 1-2 YRS. KITCHEN COUNTER TOPS, SINK AND FAUCET HAS BEEN REPLACED. CARPET NEW. TENANT OCCUPIED. 60 DAY CLOSING PREFERRED. CHANDLIER DOES NOT STAY, SIZES APPROX. FAR BAR ONLY.

19. 2004-11-04
    historical 214-char remark

    Show marketing remark (214 chars)

    NEWER REFRIGERATOR AND H/W HEATER APPROX 1-2 YRS. KITCHEN COUNTER TOPS, SINK AND FAUCET HAS BEEN REPLACED. CARPET NEW. TENANT OCCUPIED. 60 DAY CLOSING PREFERRED. CHANDLIER DOES NOT STAY, SIZES APPROX. FAR BAR ONLY.

20. 2004-10-29
    listed $49,900 214-char remark

    Show marketing remark (214 chars)

    NEWER REFRIGERATOR AND H/W HEATER APPROX 1-2 YRS. KITCHEN COUNTER TOPS, SINK AND FAUCET HAS BEEN REPLACED. CARPET NEW. TENANT OCCUPIED. 60 DAY CLOSING PREFERRED. CHANDLIER DOES NOT STAY, SIZES APPROX. FAR BAR ONLY.

21. 1996-12-11
    soldstatus $18,000

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$215/yr (+$18/mo · 35.0%)

ⓘ 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 ≥105°F today · 26 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: $18,313
• − Mortgage interest: −$5,602
• − Property taxes: −$615
• − Insurance: −$500
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − HOA: −$4,356
• − Depreciation: −$2,909
• Taxable income: $1,401
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $2,367/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): 54,581
• Household income: $61,274
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 2254.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 26% White 21% Black 21% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Cuban 14% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 9% Romanian 1% Lithuanian 1%
• Foreign-born: 44% · Canada, Jamaica, Dominican Republic
• Languages at home: 40% English-only · Spanish 49% French/Haitian/Cajun 8% Other Indo-European 1%

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: ▼ -400.29%
• Current HPI: 413.9695
• Rent YoY: ▼ -1.64%
• 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

+455.6% since first listed

8 events — show timeline

• 2026-04-30 Listed $100,000 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2005-08-05 Listed $78,900 Beaches MLS
• 2005-01-10 Sold (Public Records) $49,900 Public Records
• 2004-12-31 Sold (MLS) $49,900 Beaches MLS
• 2004-11-04 Listing Removed — Beaches MLS
• 2004-10-29 Listed $49,900 Beaches MLS
• 1996-12-11 Sold (Public Records) $18,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $615 · +5.0% YoY. Source: county tax records.