7642 Tahiti Ln #101 · Greenacres, FL 33467

$139,900

2 bd · 2.0 ba · 1,049 sqft · Condo public records · 240 Days on market

Built 1987 $620/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 +18.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.3/10.0
• 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

Come see this ground floor corner HOPA unit that is a 2 bedroom / 2 bath condo that is move-in ready and looking for a new owner! This unit has been freshly painted, has updated wood-like LVP flooring throughout, has new stainless steel appliances, updated baseboards throughout and new bathroom vanities! The kitchen has wood cabinets and updated Corian counters. In addition to the dining / living room combo, the kitchen has an eat-in area and also a snack bar, so there is plenty of room to dine. The master bedroom has updated fixtures and a large walk-in closet! The guest bathroom has updated fixtures and is right off of the guest bedroom. The screened patio is perfect for reading a book or sipping your morning coffee. This unit even has its own laundry hookup, what more could ask for?

Key facts

• $620 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Association prohibits pets
• HOA & community: Monthly HOA ($620) covering insurance, grounds maintenance, pest control, trash and common areas; Community pool; Community tennis courts; Senior community

Exterior

• Parking: Assigned parking; Garage door opener; 1 open parking space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; 2-story building; East-facing
• Construction: Concrete construction; Composition/shingle roof
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heat; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Smoke detectors
• Laundry & utility: Electric water heater

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 $123 ($1k/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: $123k (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: schools D+, employment D, amenities 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.
• Market conditions: Rents soft (-0.4%/yr); 665 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

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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 240 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.50% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 5.6

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: -15.4%
• Equity multiple: 0.47×
• Total profit: $-20,585
• Equity at exit: $20,860

10-year hold

• IRR: -17.8%
• Equity multiple: 0.23×
• Total profit: $-30,010
• Equity at exit: $12,096

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 33467

• Rents YoY: -0.4%
• Active inventory: 665
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$734
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$58
• HOA: −$620
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $123

Break-even live

Break-even rent $1,939

Max offer price $139,900

Occupancy floor 89%

Sensitivity live

Price	-10% $202	-5% $163	+0% $123	+5% $84	+10% $44
Rent	-10% $-42	-5% $40	+0% $123	+5% $206	+10% $289
Rate	-1.0pp $194	-0.5pp $159	base $123	+0.5pp $87	+1.0pp $50

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
4735 Lucerne Lakes Blvd E #410 Lake Worth, FL	2.0	2.0	1330	$1,700	$1.28	25d	1	0.07mi
4725 Lucerne Lakes Blvd E Lake Worth, FL	2.0	2.0	1330	$1,950	$1.47	22d	2	0.08mi
4725 Lucerne Lakes Blvd E Lake Worth, FL	2.0	2.0	1330	$1,950	$1.47	9d	2	0.08mi
7593 Tahiti Ln #205 Lake Worth, FL	2.0	2.0	1186	$1,800	$1.52	25d	1	0.09mi
4735 Lucerne Lakes Blvd W Unit 410 Greenacres, FL	2.0	2.0	1330	$1,700	$1.28	23d	1	0.13mi
4640 Lucerne Lakes Blvd W #605 Lake Worth, FL	2.0	1.0	900	$1,600	$1.78	16d	1	0.17mi
7178 Golf Colony Ct #101 Lake Worth, FL	2.0	2.0	735	$1,700	$2.31	25d	1	0.17mi
7118 Golf Colony Ct #103 Lake Worth, FL	2.0	2.0	790	$1,725	$2.18	25d	1	0.17mi
7281 Golf Colony Ct #204 Lake Worth, FL	1.0	1.0	857	$1,450	$1.69	13d	1	0.18mi
7250 Golf Colony Ct #104 Lake Worth, FL	2.0	2.0	815	$1,985	$2.44	25d	1	0.19mi
7250 Golf Colony Ct #104 Lake Worth, FL	2.0	2.0	815	$2,100	$2.58	0d	1	0.19mi
4698 Lucerne Lakes Blvd E #103 Lake Worth, FL	2.0	2.0	1244	$2,100	$1.69	25d	1	0.19mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$2,000	$2.72	5d	1	0.23mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$1,995	$2.71	16d	1	0.23mi
4682 Lucerne Lakes Blvd E #202 Lake Worth, FL	2.0	2.0	872	$1,800	$2.06	22d	1	0.24mi
4760 Lucerne Lakes Blvd W #405 Lake Worth, FL	1.0	1.5	1000	$1,490	$1.49	25d	1	0.25mi
7091 Golf Colony Ct #201 Lake Worth, FL	2.0	2.0	735	$1,850	$2.52	15d	1	0.25mi
7257 Golf Colony Ct #203 Lake Worth, FL	2.0	2.0	790	$1,950	$2.47	9d	1	0.25mi
7149 Golf Colony Ct Lake Worth, FL	2.0	2.0	823	$2,098	$2.55	14d	2	0.25mi
7149 Golf Colony Ct Lake Worth, FL	2.0	2.0	823	$2,075	$2.52	3d	3	0.25mi
7149 Golf Colony Ct #104 Lake Worth, FL	2.0	2.0	790	$2,300	$2.91	25d	1	0.25mi
7101 Golf Colony Ct #102 Lake Worth, FL	2.0	2.0	790	$2,500	$3.16	25d	1	0.27mi
4640 Lucerne Lakes Blvd W Lake Worth, FL	2.0	1.0–2.0	960	$1,525	$1.59	6d	2	0.29mi
4598 Lucerne Lakes Blvd E #101 Lake Worth, FL	2.0	2.0	872	$2,250	$2.58	6d	1	0.32mi
4598 Lucerne Lakes Blvd E #101 Lake Worth, FL	2.0	2.0	872	$2,250	$2.58	25d	1	0.32mi
4489 Luxemburg Ct #101 Lake Worth, FL	2.0	2.0	1005	$2,000	$1.99	25d	1	0.32mi
4483 Luxemburg Ct #201 Lake Worth, FL	3.0	2.0	1265	$2,800	$2.21	25d	1	0.33mi
4471 Luxemburg Ct Lake Worth, FL	2.0	2.0	1005	$2,150	$2.14	25d	2	0.36mi
4471 Luxemburg Ct #101 Lake Worth, FL	2.0	2.0	1005	$2,300	$2.29	20d	1	0.36mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1005	$2,250	$2.24	25d	1	0.37mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1027	$2,250	$2.19	6d	1	0.37mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,275	$1.42	9d	1	0.38mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,240	$1.38	13d	1	0.38mi
4557 Luxemburg Ct Lake Worth, FL	2.0	1.5	1065	$2,400	$2.25	25d	1	0.38mi
4657 Fountains Dr S #206 Lake Worth, FL	1.0	1.0	882	$1,650	$1.87	13d	1	0.56mi
4702 Fountains Dr S #207 Lake Worth, FL	2.0	2.5	1434	$2,600	$1.81	25d	1	0.57mi
4702 Fountains Dr S #207 Lake Worth, FL	2.0	2.5	1434	$2,600	$1.81	2d	1	0.57mi
4770 Fountains Dr S #303 Lake Worth, FL	2.0	2.0	1434	$2,200	$1.53	4d	1	0.59mi
4801 Esedra Ct Lake Worth, FL	2.0	2.0	1027	$2,075	$2.02	12d	2	0.68mi
4801 Esedra Ct #201 Lake Worth, FL	2.0	2.0	1005	$2,300	$2.29	25d	1	0.68mi

HOA detail condo

• Monthly dues: $620 · $7,440/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $139,900 Active 240 DOM
2. 2026-06-18
   days on market $139,900 Active 237 DOM
3. 2026-06-17
   days on market $139,900 Active 236 DOM
4. 2026-06-16
   days on market $139,900 Active 235 DOM
5. 2026-06-15
   days on market $139,900 Active 234 DOM
6. 2026-06-13
   days on market $139,900 Active 232 DOM
7. 2026-06-09
   days on market $139,900 Active 228 DOM
8. 2026-06-07
   days on market $139,900 Active 226 DOM
9. 2026-06-04
   days on market $139,900 Active 223 DOM
10. 2026-06-03
    days on market $139,900 Active 222 DOM
11. 2026-06-01
    days on market $139,900 Active 220 DOM
12. 2026-05-31
    days on market $139,900 Active 219 DOM
13. 2026-05-01
    price $139,900
14. 2026-03-28
    price $149,900
15. 2026-01-19
    price $159,000
16. 2025-10-23
    listed $165,000 Active
17. 2021-05-11
    soldstatus $133,500 Closed 797-char remark

    Show marketing remark (797 chars)

    Come see this ground floor corner HOPA unit that is a 2 bedroom / 2 bath condo that is move-in ready and looking for a new owner! This unit has been freshly painted, has updated wood-like LVP flooring throughout, has new stainless steel appliances, updated baseboards throughout and new bathroom vanities! The kitchen has wood cabinets and updated Corian counters. In addition to the dining / living room combo, the kitchen has an eat-in area and also a snack bar, so there is plenty of room to dine. The master bedroom has updated fixtures and a large walk-in closet! The guest bathroom has updated fixtures and is right off of the guest bedroom. The screened patio is perfect for reading a book or sipping your morning coffee. This unit even has its own laundry hookup, what more could ask for?

18. 2021-03-30
    status Pending 797-char remark

    Show marketing remark (797 chars)

    Come see this ground floor corner HOPA unit that is a 2 bedroom / 2 bath condo that is move-in ready and looking for a new owner! This unit has been freshly painted, has updated wood-like LVP flooring throughout, has new stainless steel appliances, updated baseboards throughout and new bathroom vanities! The kitchen has wood cabinets and updated Corian counters. In addition to the dining / living room combo, the kitchen has an eat-in area and also a snack bar, so there is plenty of room to dine. The master bedroom has updated fixtures and a large walk-in closet! The guest bathroom has updated fixtures and is right off of the guest bedroom. The screened patio is perfect for reading a book or sipping your morning coffee. This unit even has its own laundry hookup, what more could ask for?

19. 2021-03-09
    price $135,000 797-char remark

    Show marketing remark (797 chars)

    Come see this ground floor corner HOPA unit that is a 2 bedroom / 2 bath condo that is move-in ready and looking for a new owner! This unit has been freshly painted, has updated wood-like LVP flooring throughout, has new stainless steel appliances, updated baseboards throughout and new bathroom vanities! The kitchen has wood cabinets and updated Corian counters. In addition to the dining / living room combo, the kitchen has an eat-in area and also a snack bar, so there is plenty of room to dine. The master bedroom has updated fixtures and a large walk-in closet! The guest bathroom has updated fixtures and is right off of the guest bedroom. The screened patio is perfect for reading a book or sipping your morning coffee. This unit even has its own laundry hookup, what more could ask for?

20. 2021-02-10
    listed $145,000 Active 797-char remark

    Show marketing remark (797 chars)

    Come see this ground floor corner HOPA unit that is a 2 bedroom / 2 bath condo that is move-in ready and looking for a new owner! This unit has been freshly painted, has updated wood-like LVP flooring throughout, has new stainless steel appliances, updated baseboards throughout and new bathroom vanities! The kitchen has wood cabinets and updated Corian counters. In addition to the dining / living room combo, the kitchen has an eat-in area and also a snack bar, so there is plenty of room to dine. The master bedroom has updated fixtures and a large walk-in closet! The guest bathroom has updated fixtures and is right off of the guest bedroom. The screened patio is perfect for reading a book or sipping your morning coffee. This unit even has its own laundry hookup, what more could ask for?

21. 2017-12-18
    status Pending
22. 2017-12-18
    historical
23. 2017-11-17
    listed $85,000 Active
24. 2017-07-28
    historical
25. 2017-07-21
    listed $70,000 Active
26. 2003-12-02
    soldstatus $75,000
27. 2003-11-26
    soldstatus $75,000
28. 2003-10-31
    historical
29. 2003-07-23
    listed $76,000
30. 1987-12-01
    soldstatus $63,000

ⓘ 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: $1,438 · $120/mo
• Projected year-2 tax: $1,438 · $120/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 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $25,138
• − Mortgage interest: −$7,837
• − Property taxes: −$1,438
• − Insurance: −$700
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − HOA: −$7,440
• − Depreciation: −$4,070
• Taxable loss: −$368
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $1,566/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

+122.1% since first listed

18 events — show timeline

• 2026-05-01 Price Changed $139,900 Beaches MLS
• 2026-03-28 Price Changed $149,900 Beaches MLS
• 2026-01-19 Price Changed $159,000 Beaches MLS
• 2025-10-23 Listed $165,000 Beaches MLS
• 2021-05-11 Sold (MLS) $133,500 Beaches MLS
• 2021-03-30 Pending — Beaches MLS
• 2021-03-09 Price Changed $135,000 Beaches MLS
• 2021-02-10 Listed $145,000 Beaches MLS
• 2017-12-18 Pending — Beaches MLS
• 2017-12-18 Listing Removed — Beaches MLS
• 2017-11-17 Listed $85,000 Beaches MLS
• 2017-07-28 Listing Removed — MARMLS
• 2017-07-21 Listed $70,000 MARMLS
• 2003-12-02 Sold (Public Records) $75,000 Public Records
• 2003-11-26 Sold (MLS) $75,000 Beaches MLS
• 2003-10-31 Listing Removed — Beaches MLS
• 2003-07-23 Listed $76,000 Beaches MLS
• 1987-12-01 Sold (Public Records) $63,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,438 · +3.7% YoY. Source: county tax records.