2758 Emory Dr E Unit B · Greenacres, FL 33415

$110,000

1 bd · 1.5 ba · 716 sqft · Condo public records · 92 Days on market

Built 1973 $335/mo HOA · 22% 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 +18.5/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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

Beautiful 1 bedroom/1.5 bathroom condo in 55+ community of Emory at Cresthaven Villas. Tiled floor in living area and laminate in bedroom. Furnished. 2016 water heater. Back patio with view on the canal. Enclosed porch with large windows and a storage closet. Emory Master association in Cresthaven offers a beautiful community pool, fitness room, billard room, library, game room, club house and auditorium. Cash offer property.

Key facts

• Community pool
• Florida room
• Private paved patio

Tags

• FLORIDA ROOM
• PRIVATE PAVED PATIO
• IMPACT WINDOWS
• ASSIGNED PARKING
• COMMUNITY POOL
• CLUBHOUSE AND AUDITORIUM

Property features AI

Finance

• Other: Senior community
• Financial info: Not a land lease; Community contains 492 units; Pets not allowed
• HOA & community: Has association (Emory Master Association); Monthly HOA fee of $335; Association amenities include clubhouse, pool, fitness center, billiard room, game room, library, community room, laundry, picnic area, shuffleboard and bocce courts, managed community with on-site manager and maintained grounds; street lights and parking; HOA covers cable TV, insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, common real estate tax, roof repairs, recreation facility and pool service

Exterior

• Parking: Assigned parking; Guest parking; Open parking; 1 parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available; Electricity available; Sewer available; Water available
• Home design: Villa; One story; Entry level 1; Faces west; Resale condition
• Construction: Brick, stucco, and CBS construction; Composition/shingle roof; Slab foundation; Built as a villa
• Exterior features: Open patio and open porch; Patio; Porch; Interior lot; Zero lot line; City street frontage; Ground-level entry

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Unfurnished; Satellite dish; Blinds
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% 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: Forest Hill Elementary School (math 47% / reading 50%, grade D, #1,152 of 2,144 statewide, top 55%, 876 students, 72% FRL); Okeeheelee Middle School (math 34% / reading 40%, grade F, #399 of 571 statewide, top 71%, 1,377 students, 68% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.6%/yr); 313 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 92 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $110k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.38% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 6.0

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: -14.5%
• Equity multiple: 0.50×
• Total profit: $-15,353
• Equity at exit: $16,401

10-year hold

• IRR: -14.8%
• Equity multiple: 0.32×
• Total profit: $-21,031
• Equity at exit: $9,511

Cash invested: $30,800 (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: 313
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$577
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$46
• HOA: −$335
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $105

Break-even live

Break-even rent $1,387

Max offer price $110,000

Occupancy floor 88%

Sensitivity live

Price	-10% $167	-5% $136	+0% $105	+5% $74	+10% $43
Rent	-10% $-15	-5% $45	+0% $105	+5% $165	+10% $225
Rate	-1.0pp $161	-0.5pp $133	base $105	+0.5pp $77	+1.0pp $48

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	19d	1	0.10mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	25d	1	0.20mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	25d	1	0.20mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	9d	1	0.20mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	25d	1	0.26mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	25d	1	0.31mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	25d	1	0.35mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	18d	1	0.64mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	22d	1	0.64mi
2206 Laurel Way West Palm Beach, FL	1.0–3.0	1.0–2.0	850	$1,700	$2.00	25d	3	0.71mi
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	25d	1	0.74mi
2550 Lakehaven Rd West Palm Beach, FL	1.0	1.0	400	$1,500	$3.75	25d	1	0.79mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,949	$2.61	0d	1	0.99mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,660	$1.87	25d	2	1.05mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	9d	1	1.07mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	22d	1	1.07mi
6100 Forest Hill Blvd #105 West Palm Beach, FL	2.0	1.0	728	$2,100	$2.88	25d	1	1.07mi
4904 Dillon St Unit C Greenacres, FL	1.0	1.0	699	$1,450	$2.07	25d	1	1.07mi
6106 Forest Hill Blvd West Palm Beach, FL	2.0	1.0	728	$1,900	$2.61	25d	2	1.13mi
6054 Forest Hill Blvd #102 West Palm Beach, FL	2.0	1.0	728	$1,800	$2.47	25d	1	1.13mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	9d	1	1.26mi

HOA detail condo

• Monthly dues: $335 · $4,020/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $110,000 Active 92 DOM
2. 2026-06-18
   days on market $110,000 Active 89 DOM
3. 2026-06-17
   days on market $110,000 Active 88 DOM
4. 2026-06-16
   days on market $110,000 Active 87 DOM
5. 2026-06-15
   days on market $110,000 Active 86 DOM
6. 2026-06-13
   days on market $110,000 Active 84 DOM
7. 2026-06-09
   days on market $110,000 Active 80 DOM
8. 2026-06-08
   days on market $110,000 Active 79 DOM
9. 2026-06-07
   days on market $110,000 Active 78 DOM
10. 2026-06-04
    days on market $110,000 Active 75 DOM
11. 2026-06-03
    days on market $110,000 Active 74 DOM
12. 2026-06-02
    days on market $110,000 Active 73 DOM
13. 2026-06-01
    days on market $110,000 Active 72 DOM
14. 2026-05-31
    days on market $110,000 Active 71 DOM
15. 2026-05-21
    price $110,000
16. 2026-04-28
    status Active
17. 2026-04-07
    historical Active Under Contract
18. 2026-03-20
    listed $119,900 Active
19. 2020-03-30
    soldstatus $64,000
20. 2020-03-27
    soldstatus $64,000 Closed 429-char remark

    Show marketing remark (429 chars)

    Beautiful 1 bedroom/1.5 bathroom condo in 55+ community of Emory at Cresthaven Villas. Tiled floor in living area and laminate in bedroom. Furnished. 2016 water heater. Back patio with view on the canal. Enclosed porch with large windows and a storage closet. Emory Master association in Cresthaven offers a beautiful community pool, fitness room, billard room, library, game room, club house and auditorium. Cash offer property.

21. 2020-03-03
    status Pending 429-char remark

    Show marketing remark (429 chars)

    Beautiful 1 bedroom/1.5 bathroom condo in 55+ community of Emory at Cresthaven Villas. Tiled floor in living area and laminate in bedroom. Furnished. 2016 water heater. Back patio with view on the canal. Enclosed porch with large windows and a storage closet. Emory Master association in Cresthaven offers a beautiful community pool, fitness room, billard room, library, game room, club house and auditorium. Cash offer property.

22. 2020-02-19
    listed $65,900 Active 429-char remark

    Show marketing remark (429 chars)

    Beautiful 1 bedroom/1.5 bathroom condo in 55+ community of Emory at Cresthaven Villas. Tiled floor in living area and laminate in bedroom. Furnished. 2016 water heater. Back patio with view on the canal. Enclosed porch with large windows and a storage closet. Emory Master association in Cresthaven offers a beautiful community pool, fitness room, billard room, library, game room, club house and auditorium. Cash offer property.

23. 2015-03-16
    soldstatus $45,250
24. 2013-04-01
    historical
25. 2013-03-06
    listed $39,500
26. 2012-02-06
    soldstatus $17,500
27. 2012-02-03
    soldstatus $17,500
28. 2012-01-07
    historical
29. 2011-08-01
    listed $23,000
30. 1974-01-01
    soldstatus $18,600

ⓘ 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: $1,658 · $138/mo
• Projected year-2 tax: $1,658 · $138/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $18,243
• − Mortgage interest: −$6,162
• − Property taxes: −$1,658
• − Insurance: −$550
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − HOA: −$4,020
• − Depreciation: −$3,200
• Taxable loss: −$265
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $1,326/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

+491.4% since first listed

16 events — show timeline

• 2026-05-21 Price Changed $110,000 Beaches MLS
• 2026-04-28 Relisted — Beaches MLS
• 2026-04-07 Contingent — Beaches MLS
• 2026-03-20 Listed $119,900 Beaches MLS
• 2020-03-30 Sold (Public Records) $64,000 Public Records
• 2020-03-27 Sold (MLS) $64,000 Beaches MLS
• 2020-03-03 Pending — Beaches MLS
• 2020-02-19 Listed $65,900 Beaches MLS
• 2015-03-16 Sold (Public Records) $45,250 Public Records
• 2013-04-01 Listing Removed — Beaches MLS
• 2013-03-06 Listed $39,500 Beaches MLS
• 2012-02-06 Sold (Public Records) $17,500 Public Records
• 2012-02-03 Sold (MLS) $17,500 Beaches MLS
• 2012-01-07 Listing Removed — Beaches MLS
• 2011-08-01 Listed $23,000 Beaches MLS
• 1974-01-01 Sold (Public Records) $18,600 Public Records

Property tax history

+16.3%/yr

Latest (2025): $1,658 · +0.9% YoY. Source: county tax records.