4625 Jill Pl · Greenacres, FL 33463

$179,000

5 bd · 2.0 ba · 1,700 sqft · Manufactured · 17 Days on market

Built 2023 Poor condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a prestigious community, this beautifully Mobile-home has spacious 4 bedrooms 2 baths, the interiors are nothing short of stunning. Call for a showing and see it for yourself.

Key facts

• 4 parking spots
• Built 2023
• Listed 16 days

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK, no restrictions)
• Financial info: Land lease of $1,200 monthly (lease expires 2029-04-30); Annual tax noted

Exterior

• Parking: 4 total parking spaces; Attached carport with 3 covered carport spaces; Concrete parking; Off-site parking available
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water connected
• Home design: Manufactured home (double wide); Single-story; Faces east; Resale condition
• Construction: Metal frame construction; Built as a double wide manufactured home
• Exterior features: Not waterfront; Roof over

Interior

• Kitchen: Disposal; Dishwasher
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning (central building)
• Interior features: Kitchen island; Negotiable furnished status

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $179k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $179k).
• Recommended offer: $176k (1.5% 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: Heritage Elementary School (math 35% / reading 39%, grade F, #1,609 of 2,144 statewide, top 77%, 786 students, 75% FRL); Tradewinds Middle School (math 25% / reading 35%, grade F, #468 of 571 statewide, top 82%, 912 students, 74% FRL); Lake Worth High School (math 16% / reading 27%, grade F, #546 of 667 statewide, top 82%, 2,683 students, 71% FRL) — zoned schools average 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% 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); 346 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• At $3,533/mo this rent would consume 57% of the median local household income ($74k/yr) (locally 1466% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($176k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,315 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.97% ✓
• Cap rate: 16.71%
• Cash-on-cash: 37.21%
• DSCR: 2.66
• GRM: 4.2

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: 31.2%
• Equity multiple: 2.28×
• Total profit: $64,196
• Equity at exit: $26,689

10-year hold

• IRR: 37.5%
• Equity multiple: 4.20×
• Total profit: $160,409
• Equity at exit: $15,477

Cash invested: $50,120 (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: 346
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,533 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$742
• Net cashflow: $1,554

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,678	-5% $1,616	+0% $1,554	+5% $1,492	+10% $1,431
Rent	-10% $1,275	-5% $1,415	+0% $1,554	+5% $1,694	+10% $1,833
Rate	-1.0pp $1,644	-0.5pp $1,600	base $1,554	+0.5pp $1,508	+1.0pp $1,461

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Baldwin Blvd Greenacres, FL	4.0	3.0	1561	$3,400	$2.18	25d	1	0.25mi
160 Baldwin Blvd Greenacres, FL	4.0	3.0	1650	$3,300	$2.00	14d	1	0.27mi
5049 Starblaze Dr Greenacres, FL	4.0	2.5	2077	$3,100	$1.49	25d	1	0.46mi
5029 Starblaze Dr Greenacres, FL	4.0	2.5	2077	$3,500	$1.69	23d	1	0.48mi
4124 Pine Hollow Cir Greenacres, FL	4.0	2.5	1872	$3,195	$1.71	18d	1	0.58mi
5404 Sunseeker Blvd Greenacres, FL	4.0	2.5	2077	$3,600	$1.73	2d	1	0.79mi
6034 Triphammer Rd Lake Worth, FL	4.0	2.0	1401	$2,950	$2.11	25d	1	0.82mi
5584 Priscilla Ln Lake Worth, FL	4.0	2.0	1453	$3,050	$2.10	17d	1	0.99mi
4860 Dillon St Unit 4860 Greenacres, FL	4.0	3.0	1685	$3,650	$2.17	11d	1	1.20mi
4844 Dillion St Lake Worth, FL	4.0	2.5	1644	$3,300	$2.01	8d	1	1.20mi
4860 Dillon St Unit 4860 Greenacres, FL	4.0	3.0	1685	$3,650	$2.17	2d	1	1.20mi
4844 Dillion St Lake Worth, FL	4.0	2.5	1644	$3,299	$2.01	16d	1	1.20mi
4820 Vermont Ave Lake Worth, FL	5.0	3.0	1948	$5,500	$2.82	0d	1	1.24mi

Listing history 12 events

1. 2026-06-18
   days on market $179,000 Active 17 DOM
2. 2026-06-17
   days on market $179,000 Active 16 DOM
3. 2026-06-16
   days on market $179,000 Active 15 DOM
4. 2026-06-15
   days on market $179,000 Active 14 DOM
5. 2026-06-13
   days on market $179,000 Active 12 DOM
6. 2026-06-09
   days on market $179,000 Active 8 DOM
7. 2026-06-08
   days on market $179,000 Active 7 DOM
8. 2026-06-07
   days on market $179,000 Active 6 DOM
9. 2026-06-04
   days on market $179,000 Active 3 DOM
10. 2026-06-03
    days on market $179,000 Active 2 DOM
11. 2026-06-02
    remarks 187-char remark
12. 2026-06-02
    listed $179,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 27 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: $42,399
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$3,392
• − Management: −$3,392
• − Depreciation: −$5,207
• Taxable income: $16,801
• Est. tax owed @ 24.0%: −$4,032
• After-tax cash flow: $14,618/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.

Condition & rehab AI · 0 photos

Poor 20/100 Extensive rehab

This mobile-home requires extensive repairs and updates to bring it up to a good condition, significantly increasing its resale and rental value.

Repairs flagged

• Major Kitchen countertops — Significant wear and tear, likely requiring replacement.
• Major Bathroom fixtures — Outdated and possibly damaged, requiring replacement.
• Major Flooring — Worn and in need of replacement.
• Major Paint — Peeling and in need of repainting.
• Major Siding — Weathered and may need repainting or replacement.
• Major Windows — Worn and may need replacement or caulking.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's value.
• Resale Bathroom updates — Modern bathrooms will appeal to potential buyers and increase the home's value.
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value.
• Resale Painting — Fresh paint will make the home more appealing and increase its value.
• Resale Siding and window replacement — New siding and windows will improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Significant wear and tear, likely requiring replacement.	Major	$15,000–50,000
Bathroom fixtures · Outdated and possibly damaged, requiring replacement.	Major	$15,000–50,000
Flooring · Worn and in need of replacement.	Major	$15,000–50,000
Paint · Peeling and in need of repainting.	Major	$15,000–50,000
Siding · Weathered and may need repainting or replacement.	Major	$15,000–50,000
Windows · Worn and may need replacement or caulking.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's value. ↑
• Resale Bathroom updates — Modern bathrooms will appeal to potential buyers and increase the home's value. ↑
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value. ↑
• Resale Painting — Fresh paint will make the home more appealing and increase its value. ↑
• Resale Siding and window replacement — New siding and windows will improve the home's curb appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

+5.3% since first listed

3 events — show timeline

• 2026-06-01 Listed $179,000 Beaches MLS
• 2026-05-23 Listing Removed — Beaches MLS
• 2026-05-21 Listed $169,999 Beaches MLS