400 W Village Green Cir W #216 · Palm Springs, FL 33461

$100,000

1 bd · 1.0 ba · 650 sqft · Condo public records · 84 Days on market

Built 1979 $373/mo HOA · 24% of rent

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Why this score? — see what drove the B- 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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 1-bedroom, 1-bath condo located in a quiet and well-maintained 55+ community in Palm Springs. This unit features a brand-new A/C system recently installed, offering comfort and peace of mind. The building has an elevator that was recently updated, and the property has completed its termite treatment. Enjoy a clean and peaceful environment with well-kept green areas and minimal traffic in the hallways. Laundry facilities are conveniently located on the same floor, along with an assigned storage unit for added convenience. The community offers great amenities including a pool, sauna, clubhouse, and recreational areas. Plenty of guest parking available. Conveniently located near shop

Key facts

• Laundry facilities
• A/c system
• Elevator

Tags

• A/C SYSTEM
• ELEVATOR
• TERMITE TREATMENT
• LAUNDRY FACILITIES
• ASSIGNED STORAGE UNIT
• POOL

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association covers management, common areas, cable TV, laundry, grounds maintenance, parking, pools, recreation facilities, sewer, and trash; Association amenities include clubhouse, laundry, library, playground, pool, sauna, and elevators; Senior community

Exterior

• Parking: Assigned parking (one space)
• Security: Complex fenced; Smoke detectors
• Utilities: Has cooling (central air); Has heating (central)
• Home design: Attached property; 4-story building; Second-floor entry
• Construction: Block construction; Resale property
• Exterior features: Balcony (open and screened); Association pool

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds and sliding window coverings; Dining area with separate/formal dining room; Second floor entry; Walk-in closet(s); Unfurnished; Tile flooring
• 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 $267 ($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: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#297 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, schools 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 (-2.5%/yr); 274 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% of the median local income ($62k/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 $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 84 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y 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 $48k; list at $100k implies a 111% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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 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?
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: 1.56% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.42%
• DSCR: 1.51
• GRM: 5.3

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-3,615
• Equity at exit: $14,910

10-year hold

• IRR: 1.1%
• Equity multiple: 1.06×
• Total profit: $1,797
• 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 33461

• Rents YoY: -2.5%
• Active inventory: 274
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$524
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$42
• HOA: −$373
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $267

Break-even live

Break-even rent $1,226

Max offer price $100,000

Occupancy floor 78%

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 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	4d	1	0.07mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,400	$1.89	24d	2	0.14mi
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	5d	1	0.14mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	625	$2,268	$3.63	7d	1	0.29mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	670	$2,352	$3.51	14d	1	0.29mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,450	$2.64	24d	1	0.33mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,375	$2.50	22d	1	0.33mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	7d	1	0.35mi
300 Bonnie Blvd #144 Palm Springs, FL	1.0	1.0	702	$1,350	$1.92	24d	1	0.65mi
246 Cypress Ln Lake Worth Beach, FL	1.0–2.0	1.0	850	$1,550	$1.82	24d	2	0.67mi
200 Bonnie Blvd #132 Palm Springs, FL	1.0	1.0	577	$1,500	$2.60	22d	1	0.69mi
240 Alemeda Dr Palm Springs, FL	1.0–2.0	1.0–2.0	825	$1,650	$2.00	24d	3	0.71mi
2550 Lakehaven Rd West Palm Beach, FL	1.0	1.0	400	$1,500	$3.75	24d	1	0.73mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	24d	1	0.85mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	7d	1	0.85mi
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	24d	1	0.91mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	20d	1	1.02mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	17d	1	1.02mi
3874 7th Ave N Unit 3878 Lake Worth Beach, FL	1.0	1.0	528	$1,600	$3.03	24d	1	1.08mi
2085 S Congress Ave Palm Springs, FL	1.0–3.0	1.0–2.0	963	$2,055	$2.13	2d	14	1.12mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	24d	1	1.21mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	24d	1	1.22mi
965 Manor Dr Palm Springs, FL	2.0	1.0	687	$1,722	$2.51	1d	5	1.28mi
3654 Coconut Rd Palm Springs, FL	1.0	1.0	600	$1,500	$2.50	24d	1	1.31mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	24d	1	1.31mi
3890 Lakewood Rd #1 Lake Worth, FL	1.0	1.0	433	$1,500	$3.46	11d	1	1.36mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	7d	1	1.38mi
4904 Dillon St Unit C Greenacres, FL	1.0	1.0	699	$1,450	$2.07	24d	1	1.43mi
3901 Lakewood Rd Unit A Lake Worth Beach, FL	2.0	1.0	704	$2,000	$2.84	24d	1	1.44mi
3901 Gulfstream Rd Unit 2 B Lake Worth Beach, FL	1.0	1.0	450	$1,700	$3.78	20d	1	1.50mi

HOA detail condo

• Monthly dues: $373 · $4,476/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $100,000 Active 84 DOM
2. 2026-06-17
   days on market $100,000 Active 83 DOM
3. 2026-06-16
   days on market $100,000 Active 82 DOM
4. 2026-06-15
   days on market $100,000 Active 81 DOM
5. 2026-06-13
   days on market $100,000 Active 79 DOM
6. 2026-06-09
   days on market $100,000 Active 75 DOM
7. 2026-06-08
   days on market $100,000 Active 74 DOM
8. 2026-06-07
   days on market $100,000 Active 73 DOM
9. 2026-06-04
   days on market $100,000 Active 70 DOM
10. 2026-06-03
    days on market $100,000 Active 69 DOM
11. 2026-06-02
    days on market $100,000 Active 68 DOM
12. 2026-06-01
    days on market $100,000 Active 67 DOM
13. 2026-05-31
    days on market $100,000 Active 66 DOM
14. 2026-03-23
    listed $100,000 Active
15. 2025-12-01
    historical $1,400
16. 2025-12-01
    historical
17. 2025-10-02
    price $1,400
18. 2025-09-24
    listed $1,450
19. 2025-09-24
    historical $1,450
20. 2025-09-01
    listed $1,450
21. 2025-08-31
    price $120,000
22. 2025-05-04
    price $125,000
23. 2025-05-03
    price $110,000
24. 2025-04-24
    price $120,000
25. 2025-04-23
    listed $125,000 Active
26. 2024-06-18
    historical
27. 2024-02-03
    listed $125,000 Active
28. 2024-02-02
    historical
29. 2017-12-20
    soldstatus $47,500
30. 2017-12-15
    soldstatus $47,500 Closed
31. 2017-10-24
    status Pending
32. 2017-10-17
    listed $48,900 Active
33. 2013-09-22
    historical
34. 2013-09-21
    historical
35. 2006-01-26
    listed $90,000
36. 2000-10-05
    soldstatus $19,000
37. 2000-05-16
    historical
38. 2000-05-16
    listed $19,500
39. 2000-05-09
    listed $19,500

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$480/yr (+$40/mo · 136.8%)

ⓘ 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
• 💨 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: $18,757
• − Mortgage interest: −$5,602
• − Property taxes: −$350
• − Insurance: −$500
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − HOA: −$4,476
• − Depreciation: −$2,909
• Taxable income: $1,919
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $2,738/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 Springs

• Score: 73/100
• State rank: #297
• US rank: #5045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, FL
• County: Palm Beach County · 1,438,312 people
• City population: 49,443
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 49,443
• Household income: $61,963
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2663.0

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: Hispanic / Latino 59% Two or more races 26% White 20% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 6% Cuban 16% Dominican 2%
• Common ancestry: Hispanic 9% Romanian 1% Lithuanian 1%
• Foreign-born: 52% · Canada, Jamaica
• Languages at home: 31% English-only · Spanish 54% French/Haitian/Cajun 10% 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: ▼ -269.03%
• Current HPI: 493.0041
• Rent YoY: ▼ -2.47%
• 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

+412.8% since first listed

26 events — show timeline

• 2026-03-23 Listed $100,000 MARMLS
• 2025-12-01 Rental Removed $1,400 GFLMLS
• 2025-12-01 Listing Removed — Beaches MLS
• 2025-10-02 Price Changed $1,400 GFLMLS
• 2025-09-24 Listed for Rent $1,450 GFLMLS
• 2025-09-24 Rental Removed $1,450 RMLSFL
• 2025-09-01 Listed for Rent $1,450 RMLSFL
• 2025-08-31 Price Changed $120,000 Beaches MLS
• 2025-05-04 Price Changed $125,000 Beaches MLS
• 2025-05-03 Price Changed $110,000 Beaches MLS
• 2025-04-24 Price Changed $120,000 Beaches MLS
• 2025-04-23 Listed $125,000 Beaches MLS
• 2024-06-18 Listing Removed — Beaches MLS
• 2024-02-03 Listed $125,000 Beaches MLS
• 2024-02-02 Coming Soon — Beaches MLS
• 2017-12-20 Sold (Public Records) $47,500 Public Records
• 2017-12-15 Sold (MLS) $47,500 Beaches MLS
• 2017-10-24 Pending — Beaches MLS
• 2017-10-17 Listed $48,900 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2006-01-26 Listed $90,000 Beaches MLS
• 2000-10-05 Sold (Public Records) $19,000 Public Records
• 2000-05-16 Listed $19,500 Beaches MLS
• 2000-05-16 Listing Removed — Beaches MLS
• 2000-05-09 Listed $19,500 Beaches MLS

Property tax history

-3.7%/yr

Latest (2025): $350 · -79.0% YoY. Source: county tax records.