12021 W Greenway Dr #105 · Royal Palm Beach, FL 33411

$139,900

2 bd · 2.0 ba · 1,088 sqft · Condo public records · 65 Days on market

Built 1972 $614/mo HOA · 30% 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 +15.5/30.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come visit this completely renovated 2 bedroom, 2 bath condominium in an active 55+ community. This features all new stainless steel appliance, wood, soft close kitchen cabinets and granite counter tops. New 15 seer a/c, new hot water heater, new electrical panel, new interior doors and trim, new ceiling fans, new light fixtures, exhaust fans and freshly painted. Fantastic location next to guest parking and pool. Don't miss this one. NOT FHA APPROVED

Key facts

• $614 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: HOA managed by Jilsa Management; Monthly HOA fee of $614; HOA includes insurance, grounds maintenance, trash, common areas, and common real estate tax; Community pool; Community laundry; Shuffleboard court; Street lights; Senior community; Pets allowed with restrictions (breed restrictions possible)

Exterior

• Parking: Assigned parking on asphalt; 1 parking space
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Condominium; One-level living; Resale property; Faces east
• Construction: Block/CBS construction; Mansard roof; 2-story building
• Exterior features: Screened porch; Porch

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms (main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Closet cabinetry; Unfurnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $56 ($668/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#135 in FL, #2,039 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living C-, 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: Cypress Trails Elementary School (math 52% / reading 62%, grade C+, #781 of 2,144 statewide, top 38%, 492 students, 53% FRL); Crestwood Community Middle (math 49% / reading 52%, grade C, #246 of 571 statewide, top 44%, 724 students, 50% FRL); Royal Palm Beach High School (math 22% / reading 38%, grade F, #441 of 667 statewide, top 67%, 2,343 students, 57% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents flat; 574 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.8% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y 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 $97k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1972 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.49% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.93×
• Total profit: $75,750
• Equity at exit: $126,033

10-year hold

• IRR: 20.8%
• Equity multiple: 6.44×
• Total profit: $212,935
• Equity at exit: $271,795

Cash invested: $39,172 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$734
• Tax from tax record: −$180 /mo · $2,156/yr
• Insurance: −$58
• HOA: −$614
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $56

Break-even live

Break-even rent $2,007

Max offer price $139,900

Occupancy floor 92%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 W Greenway Dr Unit 201 Royal Palm Beach, FL	1.0	1.5	780	$1,450	$1.86	24d	1	0.03mi
12002 Poinciana Blvd #204 Royal Palm Beach, FL	2.0	2.0	1048	$1,750	$1.67	24d	1	0.14mi
12007 Poinciana Blvd #205 Royal Palm Beach, FL	2.0	2.0	1088	$1,590	$1.46	14d	1	0.18mi
4 Greenway Vlg N #203 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.30mi
830 Royal Palm Beach Blvd Royal Palm Beach, FL	3.0	2.0	1369	$2,766	$2.02	7d	1	0.31mi
2 Greenway Vlg N #210 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.32mi
7 Greenway Vlg N Royal Palm Beach, FL	1.0–2.0	1.5–2.0	930	$1,700	$1.83	16d	2	0.33mi
7 Greenway Vlg N #107 Royal Palm Beach, FL	1.0	1.5	780	$1,650	$2.12	4d	1	0.33mi
11823 Dahlia Dr Royal Palm Beach, FL	3.0	2.0	1385	$2,406	$1.74	7d	1	0.42mi
201 Seminole Lakes Dr Royal Palm Beach, FL	1.0	1.0	800	$1,400	$1.75	24d	1	0.58mi
73 Macadamia Ct Royal Palm Beach, FL	2.0	2.0	1112	$2,000	$1.80	11d	1	0.61mi
120 Sparrow Dr #205 Royal Palm Beach, FL	2.0	2.0	793	$2,200	$2.77	24d	1	0.65mi
120 Sparrow Dr Royal Palm Beach, FL	2.0	2.0–2.5	793	$2,200	$2.77	21d	2	0.65mi
280 Crestwood Cir #204 Royal Palm Beach, FL	2.0	2.0	1024	$2,150	$2.10	14d	1	0.77mi
310 Crestwood Ct N Unit 310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	3d	1	0.78mi
500 Crestwood Ct N #517 Royal Palm Beach, FL	2.0	2.0	1200	$2,200	$1.83	18d	1	0.80mi
500 Crestwood Ct N #517 Royal Palm Beach, FL	2.0	2.0	1200	$2,200	$1.83	24d	1	0.80mi
600 Crestwood Ct N #609 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	14d	1	0.81mi
139 Sparrow Dr Royal Palm Beach, FL	2.0–3.0	1.5–2.5	1100	$1,850	$1.68	14d	3	0.82mi
300 Crestwood Ct N #310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	3d	1	0.83mi
700 Crestwood Ct S #708 Royal Palm Beach, FL	2.0	2.0	1075	$2,750	$2.56	24d	1	0.83mi
330 Crestwood Cir #303 Royal Palm Beach, FL	2.0	2.0	1306	$2,150	$1.65	24d	1	0.84mi
200 Crestwood Ct N #211 Royal Palm Beach, FL	3.0	2.0	1173	$2,400	$2.05	24d	1	0.85mi
1200 Crestwood Ct S #1212 Royal Palm Beach, FL	3.0	2.0	1199	$2,500	$2.09	24d	1	0.85mi
1000 Crestwood Ct S #1009 Royal Palm Beach, FL	2.0	2.0	1112	$2,200	$1.98	7d	1	0.87mi
340 Crestwood Cir #302 Royal Palm Beach, FL	3.0	2.0	1306	$2,550	$1.95	21d	1	0.88mi
132 Weybridge Cir Royal Palm Beach, FL	2.0	2.5	1470	$3,000	$2.04	24d	1	0.88mi
1700 Crestwood Ct S #1708 Royal Palm Beach, FL	2.0	2.0	1075	$2,200	$2.05	2d	1	0.89mi
1100 Crestwood Ct S #1109 Royal Palm Beach, FL	2.0	2.0	1128	$2,300	$2.04	24d	1	0.89mi
110 Weybridge Cir Unit A Royal Palm Beach, FL	2.0	2.5	1470	$2,350	$1.60	21d	1	0.91mi
263 Deerfield Ct Royal Palm Beach, FL	2.0	2.0	1120	$1,800	$1.61	24d	1	0.94mi
1049 Grandview Cir Royal Palm Beach, FL	3.0	2.0	792	$3,100	$3.91	17d	1	1.00mi
182 Sparrow Dr Unit A Royal Palm Beach, FL	3.0	2.0	1485	$3,000	$2.02	24d	1	1.10mi
10863 Dalmany Way Royal Palm Beach, FL	3.0	2.0	1232	$3,500	$2.84	24d	1	1.19mi
1601 Lakeview Dr W Unit 1601 Royal Palm Beach, FL	3.0	2.5	1296	$2,375	$1.83	21d	1	1.20mi
118 Bobwhite Rd Royal Palm Beach, FL	3.0	2.0	1444	$3,200	$2.22	17d	1	1.22mi
202 Sparrow Dr #1 Royal Palm Beach, FL	3.0	2.0	1020	$2,400	$2.35	24d	1	1.23mi
1407 Lakeview Dr E Royal Palm Beach, FL	2.0	2.0	1165	$2,300	$1.97	7d	1	1.26mi
210 Sparrow Dr #4 Royal Palm Beach, FL	2.0	2.0	930	$1,900	$2.04	20d	1	1.28mi
502 Rambling Drive Cir Unit 2 Wellington, FL	2.0	1.0	1413	$2,400	$1.70	24d	1	1.35mi

HOA detail condo

• Monthly dues: $614 · $7,368/yr
• Likely covers: waterelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $139,900 Active 65 DOM
2. 2026-06-17
   days on market $139,900 Active 64 DOM
3. 2026-06-16
   days on market $139,900 Active 63 DOM
4. 2026-06-15
   days on market $139,900 Active 62 DOM
5. 2026-06-13
   days on market $139,900 Active 60 DOM
6. 2026-06-09
   days on market $139,900 Active 56 DOM
7. 2026-06-08
   days on market $139,900 Active 55 DOM
8. 2026-06-07
   remarks 551-char remark
9. 2026-06-07
   days on market $139,900 Active 54 DOM
10. 2026-06-04
    days on market $139,900 Active 51 DOM
11. 2026-06-03
    days on market $139,900 Active 50 DOM
12. 2026-06-02
    days on market $139,900 Active 49 DOM
13. 2026-06-01
    days on market $139,900 Active 48 DOM
14. 2026-05-31
    days on market $139,900 Active 47 DOM
15. 2026-04-14
    listed $139,900 Active
16. 2026-04-13
    historical
17. 2025-12-22
    listed $143,000 Active
18. 2025-12-06
    historical
19. 2020-05-07
    soldstatus $97,000
20. 2020-05-04
    soldstatus $97,000 Closed 454-char remark

    Show marketing remark (454 chars)

    Come visit this completely renovated 2 bedroom, 2 bath condominium in an active 55+ community. This features all new stainless steel appliance, wood, soft close kitchen cabinets and granite counter tops. New 15 seer a/c, new hot water heater, new electrical panel, new interior doors and trim, new ceiling fans, new light fixtures, exhaust fans and freshly painted. Fantastic location next to guest parking and pool. Don't miss this one. NOT FHA APPROVED

21. 2020-04-24
    status Pending 454-char remark

    Show marketing remark (454 chars)

    Come visit this completely renovated 2 bedroom, 2 bath condominium in an active 55+ community. This features all new stainless steel appliance, wood, soft close kitchen cabinets and granite counter tops. New 15 seer a/c, new hot water heater, new electrical panel, new interior doors and trim, new ceiling fans, new light fixtures, exhaust fans and freshly painted. Fantastic location next to guest parking and pool. Don't miss this one. NOT FHA APPROVED

22. 2020-04-03
    listed $104,900 Active 454-char remark

    Show marketing remark (454 chars)

    Come visit this completely renovated 2 bedroom, 2 bath condominium in an active 55+ community. This features all new stainless steel appliance, wood, soft close kitchen cabinets and granite counter tops. New 15 seer a/c, new hot water heater, new electrical panel, new interior doors and trim, new ceiling fans, new light fixtures, exhaust fans and freshly painted. Fantastic location next to guest parking and pool. Don't miss this one. NOT FHA APPROVED

23. 2020-04-03
    historical

    Show marketing remark (454 chars)

    Come visit this completely renovated 2 bedroom, 2 bath condominium in an active 55+ community. This features all new stainless steel appliance, wood, soft close kitchen cabinets and granite counter tops. New 15 seer a/c, new hot water heater, new electrical panel, new interior doors and trim, new ceiling fans, new light fixtures, exhaust fans and freshly painted. Fantastic location next to guest parking and pool. Don't miss this one. NOT FHA APPROVED

24. 2020-03-03
    historical Contingent
25. 2020-02-25
    price $104,900
26. 2020-02-12
    price $106,000
27. 2020-02-06
    status Active
28. 2020-01-21
    historical Contingent
29. 2019-12-27
    listed $105,000 Active
30. 2019-12-24
    historical
31. 2019-12-12
    price $105,000
32. 2019-11-23
    historical
33. 2019-11-23
    listed $109,000 Active
34. 2019-11-18
    status Active
35. 2019-11-11
    historical Contingent
36. 2019-10-22
    price $109,000
37. 2019-08-15
    listed $112,000 Active
38. 2019-04-15
    soldstatus $55,000 Closed
39. 2019-04-15
    soldstatus $55,000
40. 2019-03-07
    historical Contingent
41. 2019-03-05
    listed $55,000 Active
42. 1983-04-01
    soldstatus $45,000
43. 1973-01-01
    soldstatus $25,300

ⓘ 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: $2,156 · $180/mo
• Projected year-2 tax: $2,156 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥107°F today · 25 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,931
• − Mortgage interest: −$7,837
• − Property taxes: −$2,156
• − Insurance: −$700
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$7,368
• − Depreciation: −$4,070
• Taxable loss: −$1,188
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $953/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 — Royal Palm Beach

• Score: 79/100
• State rank: #135
• US rank: #2039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royal Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 75,299
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

+453.0% since first listed

29 events — show timeline

• 2026-04-14 Listed $139,900 Beaches MLS
• 2026-04-13 Listing Removed — Beaches MLS
• 2025-12-22 Listed $143,000 Beaches MLS
• 2025-12-06 Coming Soon — Beaches MLS
• 2020-05-07 Sold (Public Records) $97,000 Public Records
• 2020-05-04 Sold (MLS) $97,000 Beaches MLS
• 2020-04-24 Pending — Beaches MLS
• 2020-04-03 Listed $104,900 Beaches MLS
• 2020-04-03 Listing Removed — Beaches MLS
• 2020-03-03 Contingent — Beaches MLS
• 2020-02-25 Price Changed $104,900 Beaches MLS
• 2020-02-12 Price Changed $106,000 Beaches MLS
• 2020-02-06 Relisted — Beaches MLS
• 2020-01-21 Contingent — Beaches MLS
• 2019-12-27 Listed $105,000 Beaches MLS
• 2019-12-24 Listing Removed — Beaches MLS
• 2019-12-12 Price Changed $105,000 Beaches MLS
• 2019-11-23 Listing Removed — Beaches MLS
• 2019-11-23 Listed $109,000 Beaches MLS
• 2019-11-18 Relisted — Beaches MLS
• 2019-11-11 Contingent — Beaches MLS
• 2019-10-22 Price Changed $109,000 Beaches MLS
• 2019-08-15 Listed $112,000 Beaches MLS
• 2019-04-15 Sold (Public Records) $55,000 Public Records
• 2019-04-15 Sold (MLS) $55,000 Beaches MLS
• 2019-03-07 Contingent — Beaches MLS
• 2019-03-05 Listed $55,000 Beaches MLS
• 1983-04-01 Sold (Public Records) $45,000 Public Records
• 1973-01-01 Sold (Public Records) $25,300 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,156 · +2.3% YoY. Source: county tax records.