6100 Forest Hill Blvd #101 · Greenacres, FL 33415

$149,000

2 bd · 1.0 ba · 728 sqft · Condo public records · 31 Days on market

Built 1980 $514/mo HOA · 26% of rent

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Why this score? — see what drove the D+ 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 +16.4/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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

HOA INCLUDES, WATER, SEWER, INSURANCE AND CABLE OPEN TO ALL AGES

Key facts

• Screened patio
• Storage closet
• First floor unit

Tags

• FIRST FLOOR UNIT
• CORNER UNIT
• IN UNIT WASHER
• SCREENED PATIO
• STORAGE CLOSET

Property features AI

Finance

• HOA & community: Community pool; HOA fee of $514 per month (includes common areas and roof repairs); Association present

Exterior

• Parking: 2 parking spaces (assigned and guest)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Condominium; Resale; 2 stories; Faces west
• Construction: CBS construction
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Has heating (type not specified); Central air conditioning
• Interior features: No special interior features listed; Furnished
• Laundry & utility: Laundry: Other (unspecified)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (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: Cholee Lake Elementary School (math 35% / reading 34%, grade F, #1,709 of 2,144 statewide, top 81%, 936 students, 72% FRL); Okeeheelee Middle School (math 34% / reading 40%, grade F, #399 of 571 statewide, top 71%, 1,377 students, 68% FRL); Palm Beach Central High School (math 42% / reading 55%, grade D, #198 of 667 statewide, top 30%, 2,980 students, 40% FRL).
• Market conditions: Rents soft (-1.6%/yr); 314 active listings in the ZIP; 15 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).
• This rent runs 38% of the median local income ($61k/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 $4k 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 31 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 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 $70k; list at $149k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.31% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 6.4

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: -17.1%
• Equity multiple: 0.42×
• Total profit: $-24,223
• Equity at exit: $22,216

10-year hold

• IRR: -19.6%
• Equity multiple: 0.16×
• Total profit: $-35,116
• Equity at exit: $12,883

Cash invested: $41,720 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$781
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$62
• HOA: −$514
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $84

Break-even live

Break-even rent $1,844

Max offer price $149,000

Occupancy floor 91%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	8d	1	0.01mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	21d	1	0.01mi
6100 Forest Hill Blvd #105 West Palm Beach, FL	2.0	1.0	728	$2,100	$2.88	24d	1	0.03mi
6054 Forest Hill Blvd #102 West Palm Beach, FL	2.0	1.0	728	$1,800	$2.47	24d	1	0.19mi
6106 Forest Hill Blvd West Palm Beach, FL	2.0	1.0	728	$1,900	$2.61	24d	2	0.19mi
2206 Laurel Way West Palm Beach, FL	1.0–3.0	1.0–2.0	850	$1,975	$2.32	24d	3	0.34mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	24d	1	0.79mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	24d	1	0.86mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	18d	1	0.96mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	8d	1	0.99mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,925	$2.17	24d	2	1.04mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	24d	1	1.14mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	24d	1	1.29mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	24d	1	1.33mi
2550 Lakehaven Rd West Palm Beach, FL	1.0	1.0	400	$1,500	$3.75	24d	1	1.49mi

HOA detail condo

• Monthly dues: $514 · $6,168/yr
• Likely covers: watersewercable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $149,000 Active 31 DOM
2. 2026-06-17
   pricedays on market $149,000 Active 30 DOM
3. 2026-06-16
   days on market $151,000 Active 29 DOM
4. 2026-06-15
   days on market $151,000 Active 28 DOM
5. 2026-06-13
   days on market $151,000 Active 26 DOM
6. 2026-06-09
   days on market $151,000 Active 22 DOM
7. 2026-06-08
   days on market $151,000 Active 21 DOM
8. 2026-06-07
   days on market $151,000 Active 20 DOM
9. 2026-06-04
   days on market $151,000 Active 17 DOM
10. 2026-06-03
    days on market $151,000 Active 16 DOM
11. 2026-06-02
    days on market $151,000 Active 15 DOM
12. 2026-06-01
    days on market $151,000 Active 14 DOM
13. 2026-05-31
    days on market $151,000 Active 13 DOM
14. 2026-05-18
    listed $151,000 Active
15. 2025-11-06
    historical $1,700
16. 2025-10-10
    listed $1,700
17. 2004-01-07
    soldstatus $70,000
18. 2003-12-31
    soldstatus $70,000 64-char remark

    Show marketing remark (64 chars)

    HOA INCLUDES, WATER, SEWER, INSURANCE AND CABLE OPEN TO ALL AGES

19. 2003-12-15
    historical 64-char remark

    Show marketing remark (64 chars)

    HOA INCLUDES, WATER, SEWER, INSURANCE AND CABLE OPEN TO ALL AGES

20. 2003-09-23
    listed $71,000 64-char remark

    Show marketing remark (64 chars)

    HOA INCLUDES, WATER, SEWER, INSURANCE AND CABLE OPEN TO ALL AGES

21. 2000-09-13
    soldstatus $41,800
22. 2000-09-08
    soldstatus $41,750 194-char remark

    Show marketing remark (194 chars)

    1ST FLR END UNIT, GORGEOUS GARDEN VIEW FROM FRONT/BACK. MEX TILE IN KITCHEN NEW BERBER CARPET IN LR/DR, NEWER APPLIANCES, TILED, SCRND COVERED PATIO. FURNISHINGS NEGOTIABLE. .. .. .. IMMACULATE!

23. 2000-08-02
    historical 194-char remark

    Show marketing remark (194 chars)

    1ST FLR END UNIT, GORGEOUS GARDEN VIEW FROM FRONT/BACK. MEX TILE IN KITCHEN NEW BERBER CARPET IN LR/DR, NEWER APPLIANCES, TILED, SCRND COVERED PATIO. FURNISHINGS NEGOTIABLE. .. .. .. IMMACULATE!

24. 2000-07-10
    listed $42,500 194-char remark

    Show marketing remark (194 chars)

    1ST FLR END UNIT, GORGEOUS GARDEN VIEW FROM FRONT/BACK. MEX TILE IN KITCHEN NEW BERBER CARPET IN LR/DR, NEWER APPLIANCES, TILED, SCRND COVERED PATIO. FURNISHINGS NEGOTIABLE. .. .. .. IMMACULATE!

25. 1994-04-01
    soldstatus $29,000

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$40/yr (+$3/mo · 3.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,409
• − Mortgage interest: −$8,346
• − Property taxes: −$1,196
• − Insurance: −$745
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − HOA: −$6,168
• − Depreciation: −$4,335
• Taxable loss: −$1,127
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $1,278/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

+420.7% since first listed

12 events — show timeline

• 2026-05-18 Listed $151,000 Beaches MLS
• 2025-11-06 Rental Removed $1,700 GFLMLS
• 2025-10-10 Listed for Rent $1,700 GFLMLS
• 2004-01-07 Sold (Public Records) $70,000 Public Records
• 2003-12-31 Sold (MLS) $70,000 Beaches MLS
• 2003-12-15 Listing Removed — Beaches MLS
• 2003-09-23 Listed $71,000 Beaches MLS
• 2000-09-13 Sold (Public Records) $41,800 Public Records
• 2000-09-08 Sold (MLS) $41,750 Beaches MLS
• 2000-08-02 Listing Removed — Beaches MLS
• 2000-07-10 Listed $42,500 Beaches MLS
• 1994-04-01 Sold (Public Records) $29,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $1,196 · +4.8% YoY. Source: county tax records.