5795 La Pinata Blvd Unit C-2 · Greenacres, FL 33463

$120,000

2 bd · 1.5 ba · 920 sqft · Condo public records · 185 Days on market

Built 1978 $414/mo HOA · 21% 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 +27.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to La Pinata, a peaceful 55+ community. This 2-bedroom, 1.5-bath second-floor unit is attractively priced and ready for you to make it your own. Enjoy the enclosed front porch perfect for relaxing with morning coffee. Inside, you'll find new carpet throughout. The kitchen offers a large walk-in pantry, and there's an in-unit utility/laundry room with a washer and dryer. Community amenities include a pool, clubhouse, and shuffleboard. Move-in ready

Key facts

• $414 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets allowed with restrictions (cats only; no dogs; pet restrictions possible)
• HOA & community: Community amenities: clubhouse, pool, on-site manager; Internet included; Monthly HOA fee; HOA covers cable TV, grounds maintenance, trash, common areas; Senior community

Exterior

• Parking: Assigned parking; 1 open parking space
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi/split levels; Faces north; 2 total stories
• Construction: Built with concrete, stucco, and CBS; Composition/shingle roof
• Exterior features: Sidewalks; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Carpet; Ceramic tile; Linoleum
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closet(s); Blinds; Single-hung metal windows
• Laundry & utility: Inside laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% 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) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-19 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% 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 $830 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 185 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 3→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 1.61% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.67%
• DSCR: 1.56
• GRM: 5.2

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $206
• Equity at exit: $17,892

10-year hold

• IRR: 7.6%
• Equity multiple: 1.52×
• Total profit: $17,605
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$629
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$50
• HOA: −$414
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $355

Break-even live

Break-even rent $1,478

Max offer price $120,000

Occupancy floor 77%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3490 La Jardin Ct Unit B2 Greenacres, FL	1.0	1.0	780	$1,385	$1.78	3d	1	0.05mi
5971 La Pinata Blvd Unit B1 Greenacres, FL	2.0	1.0	920	$1,750	$1.90	24d	1	0.14mi
342 Pine Ridge Cir Unit B2 Greenacres, FL	2.0	1.5	935	$2,200	$2.35	15d	1	0.17mi
6061 10th Ave N #242 Greenacres, FL	2.0	2.0	855	$2,000	$2.34	5d	1	0.32mi
6031 10th Ave N #219 Greenacres, FL	3.0	2.0	1078	$2,400	$2.23	4d	1	0.34mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,974	$2.64	8d	1	0.37mi
5775 Fernley Dr W #131 West Palm Beach, FL	2.0	2.0	1072	$2,000	$1.87	11d	1	0.51mi
826 Sky Pine Way Greenacres, FL	2.0–3.0	2.0	1304	$1,800	$1.38	13d	2	0.55mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	2d	1	0.57mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	15d	1	0.57mi
6170 Dodd Rd Unit The Greenacres, FL	2.0	2.0	1000	$2,600	$2.60	24d	1	0.59mi
812 Sky Pine Way Greenacres, FL	2.0	2.0	1064	$2,100	$1.97	24d	1	0.61mi
629 Sea Pine Way Unit D3 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	22d	1	0.63mi
712 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$2,150	$2.01	24d	1	0.63mi
811 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1064	$1,550	$1.46	20d	1	0.64mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	18d	1	0.65mi
802 Sky Pine Way Unit E2 Greenacres, FL	2.0	2.0	1111	$1,750	$1.58	8d	1	0.66mi
628 Sea Pine Way Unit A2 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	17d	1	0.67mi
2980 Crosley Dr E Unit F West Palm Beach, FL	2.0	1.0	829	$1,600	$1.93	24d	1	0.68mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	24d	1	0.71mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	21d	1	0.73mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	5d	1	0.73mi
703 Sunny Pine Way Unit G2 Greenacres, FL	2.0	2.0	1068	$2,000	$1.87	15d	1	0.73mi
2625 Emory Dr W Unit F West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	24d	1	0.73mi
2783 Dudley Dr E Unit D West Palm Beach, FL	2.0	2.0	910	$1,650	$1.81	17d	1	0.76mi
720 Sunny Pine Way Unit G1 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	20d	1	0.76mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	24d	1	0.78mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	24d	1	0.79mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	24d	1	0.79mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,750	$1.96	24d	1	0.79mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	3d	1	0.79mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	2d	1	0.81mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	24d	1	0.81mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	24d	1	0.82mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	8d	1	0.83mi
703 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$1,900	$1.78	24d	2	0.84mi
4181 S 57th Ave Unit D Greenacres, FL	2.0	2.0	847	$1,850	$2.18	24d	1	0.84mi
4191 S 57th Ave Unit H Greenacres, FL	2.0	2.0	847	$1,750	$2.07	24d	1	0.84mi
5443 Cresthaven Blvd Unit F West Palm Beach, FL	2.0	2.0	910	$1,550	$1.70	2d	1	0.84mi
3045 Jackson Ave Greenacres, FL	2.0	1.0	900	$1,775	$1.97	24d	1	0.85mi

HOA detail condo

• Monthly dues: $414 · $4,968/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $120,000 Active 185 DOM
2. 2026-06-17
   days on market $120,000 Active 184 DOM
3. 2026-06-16
   days on market $120,000 Active 183 DOM
4. 2026-06-15
   days on market $120,000 Active 182 DOM
5. 2026-06-13
   days on market $120,000 Active 180 DOM
6. 2026-06-09
   days on market $120,000 Active 176 DOM
7. 2026-06-07
   days on market $120,000 Active 174 DOM
8. 2026-06-04
   days on market $120,000 Active 171 DOM
9. 2026-06-03
   days on market $120,000 Active 170 DOM
10. 2026-06-01
    days on market $120,000 Active 168 DOM
11. 2026-05-31
    days on market $120,000 Active 167 DOM
12. 2026-04-22
    price $120,000
13. 2026-03-25
    price $130,000
14. 2026-03-17
    price $135,000
15. 2026-02-28
    price $140,000
16. 2025-12-15
    listed $150,000 Active
17. 2025-10-16
    soldstatus $90,000
18. 2001-11-30
    soldstatus $38,000
19. 1993-04-15
    soldstatus $34,800
20. 1988-02-01
    soldstatus $34,000

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$108/yr (+$9/mo · 12.2%)

ⓘ 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 3 d/yr ≥105°F today · 8 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: $23,121
• − Mortgage interest: −$6,722
• − Property taxes: −$888
• − Insurance: −$600
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − HOA: −$4,968
• − Depreciation: −$3,491
• Taxable income: $2,753
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $3,597/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

+252.9% since first listed

9 events — show timeline

• 2026-04-22 Price Changed $120,000 Beaches MLS
• 2026-03-25 Price Changed $130,000 Beaches MLS
• 2026-03-17 Price Changed $135,000 Beaches MLS
• 2026-02-28 Price Changed $140,000 Beaches MLS
• 2025-12-15 Listed $150,000 Beaches MLS
• 2025-10-16 Sold (Public Records) $90,000 Public Records
• 2001-11-30 Sold (Public Records) $38,000 Public Records
• 1993-04-15 Sold (Public Records) $34,800 Public Records
• 1988-02-01 Sold (Public Records) $34,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $888 · +2.9% YoY. Source: county tax records.