3212 Strawflower Way · Greenacres, FL 33467

$169,500

2 bd · 2.0 ba · 1,017 sqft · SingleFamily · 2 Days on market

55+ age-restricted Built 1982 Good condition $167/sqft · 19% below area Est $209k · 19% under $676/mo HOA · 32% of rent ↓ 4% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• 1% rule +6.2/10.0
• Condition / age +3.8/5.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

BRIGHT AND SPACIOUS second floor condo, tiled throughout, renovated kitchen and bathrooms, washer & dryer in unit, large screened patio overlooking the pool. Poinciana Gardens, a 55+ Community offers outstanding country club amenities, swimming pool, tennis, pay-as-you-play golf , movies, Arts & crafts, lectures, gym, yoga, lots of friendships waiting for you. Enjoy "Mel's" restaurant at the Clubhouse for lunch or dinner. Water included. Water, Cable and Internet are included in HOA. Children over 12 years old are accepted.

Key facts

• Tennis
• Renovated bathrooms
• Swimming pool

Tags

• RENOVATED KITCHEN
• RENOVATED BATHROOMS
• LARGE SCREENED PATIO
• SWIMMING POOL
• TENNIS
• GYM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (15.6% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $143k (15.6% below list) — sets the bar for cash-flow.

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); John I. Leonard High School (math 17% / reading 35%, grade F, #494 of 667 statewide, top 75%, 3,549 students, 67% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 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); 787 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 32% 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 $142,995 (15.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 5.00%
• Cash-on-cash: -4.63%
• DSCR: 0.79
• GRM: 6.7

CMA / ARV

• ARV (median comp): $209,052
• List price: $169,500
• Delta: -18.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Amherst Ln #127	0.46mi	1/1.5 (-1)	1,024 (+1%)	0mo	$100,000	$98	70
647 Marlboro Oval	0.41mi	2/2.0	941 (-8%)	0mo	$205,000	$218	68
290 Cape Cod Cir	0.45mi	2/2.0	941 (-8%)	1mo	$100,000	$106	66
123 Amherst Ln #123	0.49mi	2/1.0	960 (-6%)	0mo	$137,694	$143	63
788 Nantucket Cir	0.54mi	2/2.0	941 (-8%)	1mo	$125,000	$133	61
3646 English Rd Unit B	0.70mi	2/2.0	1,123 (+10%)	17mo	$254,000	$226	36
440 Franconia Cir	0.63mi	2/2.0	1,160 (+14%)	21mo	$251,000	$216	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.6%
• Equity multiple: 0.05×
• Total profit: $-44,859
• Equity at exit: $25,273

10-year hold

• IRR: -68.5%
• Equity multiple: -0.60×
• Total profit: $-76,126
• Equity at exit: $14,655

Cash invested: $47,460 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 16 under contract
• Months of supply: 10.7 mo (9%/mo absorbed)
• Median asking: $249,950 ($225/sqft)
• Median days on market: 75 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -8.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33467

• Rents YoY: -0.4%
• Active inventory: 787
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,107 high
• Mortgage (P&I): −$889
• Tax est. 1.5%: −$212 /mo · $2,542/yr
• Insurance: −$71
• HOA: −$676
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-183

Break-even live

Break-even rent $2,338

Max offer price $142,995

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-125	+0% $-183	+5% $-242	+10% $-300
Rent	-10% $-350	-5% $-266	+0% $-183	+5% $-100	+10% $-17
Rate	-1.0pp $-98	-0.5pp $-140	base $-183	+0.5pp $-227	+1.0pp $-272

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: $42,375
• Closing costs: $5,085
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	66d	2	0.03mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	73d	1	0.03mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	59d	1	0.03mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,800	$1.47	48d	1	0.11mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	73d	1	0.15mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,775	$1.45	16d	1	0.19mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	70d	1	0.21mi
3425 Via Poinciana #201 Lake Worth, FL	2.0	2.0	1034	$2,300	$2.22	7d	1	0.21mi
3465 Via Poinciana #804 Lake Worth, FL	2.0	2.0	1156	$1,900	$1.64	3d	1	0.27mi
3154 Via Poinciana #116 Lake Worth, FL	2.0	2.0	1092	$2,200	$2.01	42d	1	0.28mi
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	73d	1	0.28mi
3258 Jog Park Dr Greenacres, FL	2.0	2.0	1415	$2,300	$1.63	73d	1	0.37mi
3593 Birdie Dr #103 Lake Worth, FL	1.0	1.5	824	$1,475	$1.79	4d	1	0.37mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	73d	1	0.38mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	73d	1	0.39mi
214 Down East Ln Lake Worth, FL	1.0	1.0	790	$1,750	$2.22	4d	1	0.41mi
3043 Grandiflora Dr Lake Worth, FL	3.0	2.0	1316	$2,700	$2.05	61d	1	0.43mi
3043 Grandiflora Dr Lake Worth, FL	3.0	2.0	1316	$2,700	$2.05	43d	1	0.43mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,850	$1.75	32d	1	0.45mi
3666 Pinehurst Dr Unit C Lake Worth, FL	2.0	1.5	1241	$2,400	$1.93	19d	1	0.45mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	71d	1	0.46mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	62d	1	0.46mi
3661 Via Poinciana #407 Lake Worth, FL	1.0	1.5	986	$1,650	$1.67	0d	1	0.46mi
3597 Birdie Dr #203 Lake Worth, FL	1.0	1.5	824	$2,150	$2.61	23d	1	0.47mi
315 Cape Cod Cir Unit B Lake Worth, FL	1.0	1.5	1024	$1,600	$1.56	17d	1	0.48mi
3590 Via Poinciana #202 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	0d	1	0.49mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,650	$1.94	16d	1	0.49mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,600	$1.88	37d	1	0.49mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	73d	1	0.49mi
3334 Perimeter Dr Greenacres, FL	3.0	2.0	1275	$2,000	$1.57	19d	1	0.54mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	51d	1	0.54mi
3345 Lucerne Park Dr Unit 3345 Greenacres, FL	2.0	2.0	1133	$1,900	$1.68	0d	1	0.54mi
3357 Jog Park Dr Unit 4212C Greenacres, FL	3.0	2.0	1396	$2,500	$1.79	43d	1	0.54mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	73d	1	0.55mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	57d	1	0.64mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	37d	1	0.67mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	64d	1	0.67mi
868 Worcester Ln Unit B Lake Worth, FL	2.0	2.0	1208	$2,200	$1.82	3d	1	0.74mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	73d	1	0.76mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,925	$2.17	4d	2	0.77mi

Property features AI

Finance

• Other: Private maintained asphalt road frontage (county road)Not waterfrontSenior community
• Financial info: Pets not allowed
• HOA & community: Has association: Poinciana Gardens Condominium AssociationMonthly association feeAssociation covers cable TV, internet, pest control, sewer, trash, water, common areas, golf, reserve funds, roof repairs, recreation facility, and pool serviceCommunity amenities include: heated pool, pool, fitness center, clubhouse, billiard room, game room, community room, cafe/restaurant, bar, library, parking, tennis courts, pickleball courts, bike storage, sidewalks, street lights, maintained community, and recreation facilities

Exterior

• Parking: Assigned parkingGuest parking1 parking space total
• Security: Smoke detectors
• Utilities: Public waterPublic sewerElectricity connectedCable availableWater availableSewer connected
• Home design: CondominiumOne levelFaces northResale condition
• Construction: Concrete block with stucco constructionPre-stressed roofBuilding has 2 storiesBuilding identified as 3212
• Exterior features: Covered patioScreened patioPatio

Interior

• Kitchen: DishwasherDisposalElectric rangeRefrigeratorElectric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heatingCentral air conditioningCeiling fans
• Interior features: Walk-in closetsStacked bedroom layout
• Laundry & utility: Laundry closet inside unit

HOA detail $676/mo · $8,112/yr

• Likely covers: waterinternetcablepoolgym

Listing history 4 events

1. 2026-05-27
   listed $169,500 Active
2. 2023-10-20
   historical $1,920
3. 2023-09-19
   price $1,920
4. 2023-09-13
   listed $2,000

ⓘ 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 ≥106°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,279
• − Mortgage interest: −$9,495
• − Property taxes: −$2,542
• − Insurance: −$848
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − HOA: −$8,112
• − Depreciation: −$4,931
• Taxable loss: −$4,693
• Est. tax savings @ 24.0%: +$1,126
• After-tax cash flow: $-1,072/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $5,085–$15,255 screening

This second-floor condo is in good condition with a well-maintained exterior and interior. It offers a bright and spacious living space with tiled floors and modern fixtures. The property is located in a 55+ community with various amenities, making it an attractive option for retirees or those looking for a low-maintenance lifestyle.

Value-add opportunities

• Resale Painting the exterior walls — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen can improve both the resale and rental value by making the space more appealing to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Liberty Park Elementary School F FL #1,841/2,144 Nat'l #25,956/41,679 Middle Okeeheelee Middle School F FL #399/571 Nat'l #6,830/14,009 High John I. Leonard High School F FL #494/667 Nat'l #12,251/17,239

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

C Composite livability gradescore 69/100

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 · 1,637,487 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: 10% of renters

---

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

Property features AI

Finance

• Other: Private maintained asphalt road frontage (county road)Not waterfrontSenior community
• Financial info: Pets not allowed
• HOA & community: Has association: Poinciana Gardens Condominium AssociationMonthly association feeAssociation covers cable TV, internet, pest control, sewer, trash, water, common areas, golf, reserve funds, roof repairs, recreation facility, and pool serviceCommunity amenities include: heated pool, pool, fitness center, clubhouse, billiard room, game room, community room, cafe/restaurant, bar, library, parking, tennis courts, pickleball courts, bike storage, sidewalks, street lights, maintained community, and recreation facilities

Exterior

• Parking: Assigned parkingGuest parking1 parking space total
• Security: Smoke detectors
• Utilities: Public waterPublic sewerElectricity connectedCable availableWater availableSewer connected
• Home design: CondominiumOne levelFaces northResale condition
• Construction: Concrete block with stucco constructionPre-stressed roofBuilding has 2 storiesBuilding identified as 3212
• Exterior features: Covered patioScreened patioPatio

Interior

• Kitchen: DishwasherDisposalElectric rangeRefrigeratorElectric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heatingCentral air conditioningCeiling fans
• Interior features: Walk-in closetsStacked bedroom layout
• Laundry & utility: Laundry closet inside unit

Price history

-4.0% since first listed

3 events — show timeline

• 2023-10-20 Rental Removed $1,920 RMLSFL
• 2023-09-19 Price Changed $1,920 RMLSFL
• 2023-09-13 Listed for Rent $2,000 RMLSFL