6730 Starkeys Pl · Greenacres, FL 33467

$325,000

3 bd · 2.0 ba · 1,870 sqft · SingleFamily public records · 133 Days on market

Built 1980 6,718 sqft lot $310/mo HOA · 11% 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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! CUSTOM DESIGNED ONE OF A KIND 3 BEDROOM VILLA. LIGHT AND BRIGHT, MODERN AND OPEN. HUGE EAT IN KITCHEN OPENING TO A PERFECT GREAT ROOM. TWO AND A HALF BATHS. GARAGE. PETS ALLOWED! GREAT FLOOR PLAN. ALL MEASUREMENTS ARE APPROXIMATE. ''AS IS''

Key facts

• Community pool
• Poinciana clubhouse
• Attached villa

Tags

• ATTACHED VILLA
• COVERED SCREENED PORCH
• PRIVATE OUTDOOR PATIO
• COMMUNITY POOL
• POINCIANA CLUBHOUSE

Property features AI

Finance

• Other: Pets allowed (breed restrictions and possible pet restrictions)
• HOA & community: Has association; Monthly HOA fee ($310) covering cable TV and common areas; Community amenities include clubhouse, fitness center, golf course, tennis courts, pickleball courts, billiard room, putting green, cafe/restaurant and library; Senior community

Exterior

• Parking: Attached garage (1 covered space, 1 garage space)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa property type; Single-story; Resale condition; Faces north
• Construction: CBS construction; Composition/shingle roof
• Exterior features: Screened patio; Patio; Corner lot; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closets; Split bedroom layout; Stacked bedroom layout; Furnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $1 ($7/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (11.4% below list).
• Recommended offer: $286k (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); Okeeheelee Middle School (math 34% / reading 40%, grade F, #399 of 571 statewide, top 71%, 1,377 students, 68% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-15 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 soft (-0.4%/yr); 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 36% of the median local income ($96k/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 $2k of loan paydown is wiped out by about $10k 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 133 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; list at $325k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.89% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.4

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: -19.7%
• Equity multiple: 0.33×
• Total profit: $-61,004
• Equity at exit: $48,459

10-year hold

• IRR: -20.9%
• Equity multiple: 0.06×
• Total profit: $-85,436
• Equity at exit: $28,100

Cash invested: $91,000 (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 33467

• Rents YoY: -0.4%
• Active inventory: 651
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,879 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$124 /mo · $1,491/yr
• Insurance: −$135
• HOA: −$310
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $1

Break-even live

Break-even rent $2,878

Max offer price $325,000

Occupancy floor 95%

Sensitivity live

Price	-10% $185	-5% $93	+0% $1	+5% $-91	+10% $-183
Rent	-10% $-227	-5% $-113	+0% $1	+5% $114	+10% $228
Rate	-1.0pp $164	-0.5pp $83	base $1	+0.5pp $-84	+1.0pp $-169

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3356 Via Mancebo St Lake Worth, FL	3.0	2.5	1728	$2,650	$1.53	15d	1	0.08mi
6768 10th Ave N #316 Lake Worth, FL	3.0	2.0	2000	$2,200	$1.10	19d	1	0.21mi
3258 Jog Park Dr Greenacres, FL	2.0	2.0	1415	$2,300	$1.63	25d	1	0.37mi
3043 Grandiflora Dr Lake Worth, FL	3.0	2.0	1316	$2,700	$2.05	12d	1	0.45mi
3024 Lucerne Park Dr Greenacres, FL	3.0	2.0	1545	$3,100	$2.01	25d	1	0.50mi
6835 Broadwater Ln Lake Worth, FL	4.0	2.5	1920	$3,300	$1.72	25d	1	0.62mi
6733 Broadwater Ln Lake Worth, FL	3.0	2.5	1568	$2,800	$1.79	25d	1	0.64mi
4080 Tivoli Ct #307 Lake Worth, FL	3.0	2.0	1253	$1,999	$1.60	25d	1	0.66mi
6273 Tall Cypress Cir Greenacres, FL	3.0	2.0	1360	$2,400	$1.76	25d	1	0.67mi
6285 Tall Cypress Cir Greenacres, FL	2.0	2.0	1556	$2,300	$1.48	13d	1	0.71mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	8d	1	0.76mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	22d	1	0.76mi
4297 Hammock Grove Dr Unit 4297 Greenacres, FL	4.0	2.5	2207	$3,300	$1.50	18d	1	0.76mi
4297 Hammock Grove Dr Unit 4297 Greenacres, FL	4.0	2.5	2207	$3,300	$1.50	3d	1	0.76mi
6923 Harbours Edge Ave Lake Worth, FL	3.0	2.5	1690	$3,000	$1.78	25d	1	0.77mi
6923 Harbours Edge Ave Lake Worth, FL	3.0	2.5	1690	$3,000	$1.78	2d	1	0.77mi
4125 Pine Branch Cir Lake Worth, FL	3.0	2.0	1786	$2,800	$1.57	25d	1	0.81mi
4329 Pond Lily Ln Unit 4329 Greenacres, FL	3.0	2.5	1690	$2,950	$1.75	22d	1	0.83mi
4228 Deste Ct Greenacres, FL	3.0	2.5	1497	$3,000	$2.00	19d	1	0.85mi
303 Seminole Palms Dr Lake Worth, FL	2.0	2.5	1652	$2,400	$1.45	25d	1	0.87mi
4360 Fountains Dr Lake Worth, FL	3.0	3.0	1600	$2,750	$1.72	25d	1	0.90mi
6134 Seven Springs Blvd Unit 40d Greenacres, FL	3.0	3.0	1321	$2,400	$1.82	4d	1	0.92mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,475	$1.87	6d	1	0.92mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,500	$1.89	19d	1	0.92mi
6615 Waterfront Xing Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$3,604	$3.31	0d	23	0.94mi
726 Sunny Pine Way Unit B2 Greenacres, FL	3.0	2.0	1254	$2,200	$1.75	4d	1	0.95mi
4393 Hammock Grove Dr Lake Worth, FL	4.0	3.0	1851	$3,100	$1.67	25d	1	0.96mi
4393 Hammock Grove Dr Lake Worth, FL	4.0	2.0	1851	$3,200	$1.73	0d	1	0.96mi
6049 Olivewood Cir Greenacres, FL	2.0	2.0	1377	$2,200	$1.60	24d	1	0.96mi
4416 Hammock Grove Dr Lake Worth, FL	4.0	2.5	1750	$3,600	$2.06	25d	1	0.96mi
817 Sky Pine Way Unit H Greenacres, FL	2.0	2.0	1370	$2,300	$1.68	17d	1	1.03mi
6043 10th Ave N #130 Greenacres, FL	3.0	2.0	1500	$2,300	$1.53	25d	1	1.03mi
826 Sky Pine Way Greenacres, FL	2.0–3.0	2.0	1304	$2,500	$1.92	13d	2	1.04mi
6506 Dockside Cir Greenacres, FL	2.0	2.5	1226	$2,000	$1.63	8d	1	1.09mi
6909 Harbours Edge Ave Unit 6909 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	8d	1	1.11mi
6909 Harbours Edge Ave Unit 6909 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	25d	1	1.11mi
7831 Willow Spring Dr #524 Lake Worth, FL	2.0	2.0	1360	$2,000	$1.47	25d	1	1.13mi
7844 Willow Spring Dr #1715 Lake Worth, FL	2.0	2.0	1360	$1,950	$1.43	5d	1	1.16mi
7128 Claudelle St Greenacres, FL	4.0	2.5	2532	$3,950	$1.56	14d	1	1.18mi
7182 Claudelle St Lake Worth, FL	4.0	2.5	2532	$3,950	$1.56	14d	1	1.18mi

HOA detail

• Monthly dues: $310 · $3,720/yr

Listing history 18 events

1. 2026-06-18
   days on market $325,000 Active 133 DOM
2. 2026-06-17
   days on market $325,000 Active 132 DOM
3. 2026-06-16
   days on market $325,000 Active 131 DOM
4. 2026-06-15
   days on market $325,000 Active 130 DOM
5. 2026-06-13
   days on market $325,000 Active 128 DOM
6. 2026-06-09
   days on market $325,000 Active 124 DOM
7. 2026-06-07
   days on market $325,000 Active 122 DOM
8. 2026-06-04
   days on market $325,000 Active 119 DOM
9. 2026-06-03
   days on market $325,000 Active 118 DOM
10. 2026-06-01
    days on market $325,000 Active 116 DOM
11. 2026-05-31
    days on market $325,000 Active 115 DOM
12. 2026-03-12
    price $325,000
13. 2026-02-05
    listed $350,000 Active
14. 2007-02-13
    soldstatus $200,000 245-char remark

    Show marketing remark (245 chars)

    WOW! CUSTOM DESIGNED ONE OF A KIND 3 BEDROOM VILLA. LIGHT AND BRIGHT, MODERN AND OPEN. HUGE EAT IN KITCHEN OPENING TO A PERFECT GREAT ROOM. TWO AND A HALF BATHS. GARAGE. PETS ALLOWED! GREAT FLOOR PLAN. ALL MEASUREMENTS ARE APPROXIMATE. ''AS IS''

15. 2007-01-29
    historical 245-char remark

    Show marketing remark (245 chars)

    WOW! CUSTOM DESIGNED ONE OF A KIND 3 BEDROOM VILLA. LIGHT AND BRIGHT, MODERN AND OPEN. HUGE EAT IN KITCHEN OPENING TO A PERFECT GREAT ROOM. TWO AND A HALF BATHS. GARAGE. PETS ALLOWED! GREAT FLOOR PLAN. ALL MEASUREMENTS ARE APPROXIMATE. ''AS IS''

16. 2006-09-06
    listed $239,900 245-char remark

    Show marketing remark (245 chars)

    WOW! CUSTOM DESIGNED ONE OF A KIND 3 BEDROOM VILLA. LIGHT AND BRIGHT, MODERN AND OPEN. HUGE EAT IN KITCHEN OPENING TO A PERFECT GREAT ROOM. TWO AND A HALF BATHS. GARAGE. PETS ALLOWED! GREAT FLOOR PLAN. ALL MEASUREMENTS ARE APPROXIMATE. ''AS IS''

17. 1985-07-01
    soldstatus $115,000
18. 1981-06-01
    soldstatus $89,000

ⓘ 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: $1,491 · $124/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$1,207/yr (+$101/mo · 81.0%)

ⓘ 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 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $34,550
• − Mortgage interest: −$18,205
• − Property taxes: −$1,491
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,764
• − Management: −$2,764
• − HOA: −$3,720
• − Depreciation: −$9,455
• Taxable loss: −$5,473
• Est. tax savings @ 24.0%: +$1,314
• After-tax cash flow: $1,320/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): 58,411
• Household income: $95,739
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 960.0

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: White 59% Hispanic / Latino 22% Two or more races 13% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Hispanic 3%
• Foreign-born: 24% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 17% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -288.94%
• Current HPI: 343.7738
• Rent YoY: ▼ -0.40%
• 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

+265.2% since first listed

7 events — show timeline

• 2026-03-12 Price Changed $325,000 Beaches MLS
• 2026-02-05 Listed $350,000 Beaches MLS
• 2007-02-13 Sold (MLS) $200,000 Beaches MLS
• 2007-01-29 Listing Removed — Beaches MLS
• 2006-09-06 Listed $239,900 Beaches MLS
• 1985-07-01 Sold (Public Records) $115,000 Public Records
• 1981-06-01 Sold (Public Records) $89,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,491 · +3.7% YoY. Source: county tax records.