3625 La Aires Ct Unit B2 · Greenacres, FL 33463

$139,000

2 bd · 1.5 ba · 920 sqft · Condo public records · 149 Days on market

Built 1979 $420/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 +16.7/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ALL IMPACT WINDOWS! Newer AC! This community does NOT allow annual rentals at any time. Only seasonal rentals 1x per year. Great location for a perfect little unit to call your own. 55+ community. Close to shopping and restaurants. In-unit laundry, garden views, walk to the pool, clubhouse, shuffleboard and lake. Large walk-in closets in BOTH rooms. Around the year activities in the community. Unit needs new flooring and some updating to make it your own special place. Priced accordingly. Impact Windows throughout! AC only a couple of years old.

Key facts

• Fresh paint
• Wood floors
• No carpet

Tags

• WOOD FLOORS
• FRESH PAINT
• UPDATED LIGHTING
• NO POPCORN CEILINGS
• NO CARPET
• GENEROUS STORAGE

Property features AI

Finance

• Other: Building area listed as 920 (source: public records)
• Financial info: Pets allowed with possible restrictions; no dogs allowed
• HOA & community: Homeowners association with monthly fee; Monthly HOA fee of $420; Association amenities include clubhouse, shuffleboard court, and on-site manager; Senior community

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available; Water and sewer available
• Home design: Condominium; Resale property; 2-story building; Faces west
• Construction: Built with CBS (concrete block) construction
• Exterior features: Not waterfront; No waterfront features listed

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: No special interior features listed
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (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 rising (+1.3%/yr); 346 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 32% of the median local income ($74k/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 $961 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 149 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 3→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 1.40% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.49×
• Total profit: $-19,838
• Equity at exit: $20,725

10-year hold

• IRR: -10.1%
• Equity multiple: 0.45×
• Total profit: $-21,509
• Equity at exit: $12,018

Cash invested: $38,920 (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 33463

• Home prices YoY: -30.9%
• Rents YoY: 1.3%
• Active inventory: 346
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$729
• Tax from tax record: −$240 /mo · $2,877/yr
• Insurance: −$58
• HOA: −$420
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $87

Break-even live

Break-even rent $1,831

Max offer price $139,000

Occupancy floor 90%

Sensitivity live

Price	-10% $166	-5% $127	+0% $87	+5% $48	+10% $9
Rent	-10% $-66	-5% $11	+0% $87	+5% $164	+10% $241
Rate	-1.0pp $157	-0.5pp $123	base $87	+0.5pp $51	+1.0pp $15

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3490 La Jardin Ct Unit B2 Greenacres, FL	1.0	1.0	780	$1,385	$1.78	3d	1	0.10mi
5971 La Pinata Blvd Unit B1 Greenacres, FL	2.0	1.0	920	$1,750	$1.90	25d	1	0.14mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,949	$2.61	0d	1	0.22mi
342 Pine Ridge Cir Unit B2 Greenacres, FL	2.0	1.5	935	$2,200	$2.35	15d	1	0.22mi
6061 10th Ave N #242 Greenacres, FL	2.0	2.0	855	$2,000	$2.34	5d	1	0.40mi
6031 10th Ave N #219 Greenacres, FL	3.0	2.0	1078	$2,400	$2.23	4d	1	0.42mi
6170 Dodd Rd Unit The Greenacres, FL	2.0	2.0	1000	$2,600	$2.60	25d	1	0.45mi
826 Sky Pine Way Greenacres, FL	2.0–3.0	2.0	1304	$1,800	$1.38	13d	2	0.64mi
5775 Fernley Dr W #131 West Palm Beach, FL	2.0	2.0	1072	$2,000	$1.87	11d	1	0.65mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	3d	1	0.67mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	15d	1	0.67mi
812 Sky Pine Way Greenacres, FL	2.0	2.0	1064	$2,100	$1.97	25d	1	0.69mi
712 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$2,150	$2.01	25d	1	0.69mi
4181 S 57th Ave Unit D Greenacres, FL	2.0	2.0	847	$1,850	$2.18	25d	1	0.70mi
4191 S 57th Ave Unit H Greenacres, FL	2.0	2.0	847	$1,750	$2.07	25d	1	0.71mi
811 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1064	$1,550	$1.46	20d	1	0.72mi
4205 S 57th Ave Unit G Greenacres, FL	2.0	2.0	1046	$1,900	$1.82	25d	1	0.73mi
802 Sky Pine Way Unit E2 Greenacres, FL	2.0	2.0	1111	$1,750	$1.58	8d	1	0.74mi
629 Sea Pine Way Unit D3 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	22d	1	0.75mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	21d	1	0.77mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	6d	1	0.77mi
628 Sea Pine Way Unit A2 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	17d	1	0.79mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	25d	1	0.80mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	2d	1	0.80mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	18d	1	0.80mi
720 Sunny Pine Way Unit G1 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	20d	1	0.80mi
2980 Crosley Dr E Unit F West Palm Beach, FL	2.0	1.0	829	$1,575	$1.90	0d	1	0.81mi
703 Sunny Pine Way Unit G2 Greenacres, FL	2.0	2.0	1068	$2,000	$1.87	16d	1	0.81mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	25d	1	0.86mi
2625 Emory Dr W Unit F West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	25d	1	0.88mi
2783 Dudley Dr E Unit D West Palm Beach, FL	2.0	2.0	910	$1,650	$1.81	17d	1	0.90mi
703 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$1,900	$1.78	25d	2	0.90mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	25d	1	0.92mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	25d	1	0.93mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	25d	1	0.93mi
724 Sunny Pine Way Unit D2 Greenacres, FL	2.0	2.0	1111	$1,950	$1.76	25d	1	0.93mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,750	$1.96	25d	1	0.94mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	3d	1	0.94mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,925	$2.17	25d	2	0.95mi
3045 Jackson Ave Greenacres, FL	2.0	1.0	900	$1,775	$1.97	25d	1	0.96mi

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $139,000 Active 149 DOM
2. 2026-06-17
   days on market $139,000 Active 148 DOM
3. 2026-06-16
   days on market $139,000 Active 147 DOM
4. 2026-06-15
   days on market $139,000 Active 146 DOM
5. 2026-06-13
   days on market $139,000 Active 144 DOM
6. 2026-06-09
   days on market $139,000 Active 140 DOM
7. 2026-06-07
   days on market $139,000 Active 138 DOM
8. 2026-06-04
   days on market $139,000 Active 135 DOM
9. 2026-06-03
   days on market $139,000 Active 134 DOM
10. 2026-06-01
    days on market $139,000 Active 132 DOM
11. 2026-06-01
    price $139,000 Active 131 DOM
12. 2026-05-31
    days on market $144,900 Active 131 DOM
13. 2026-02-19
    price $144,900
14. 2026-01-20
    listed $154,900 Active
15. 2024-01-11
    soldstatus $133,000
16. 2023-12-29
    soldstatus $133,000 Closed 552-char remark

    Show marketing remark (552 chars)

    ALL IMPACT WINDOWS! Newer AC! This community does NOT allow annual rentals at any time. Only seasonal rentals 1x per year. Great location for a perfect little unit to call your own. 55+ community. Close to shopping and restaurants. In-unit laundry, garden views, walk to the pool, clubhouse, shuffleboard and lake. Large walk-in closets in BOTH rooms. Around the year activities in the community. Unit needs new flooring and some updating to make it your own special place. Priced accordingly. Impact Windows throughout! AC only a couple of years old.

17. 2023-12-27
    status Pending 552-char remark

    Show marketing remark (552 chars)

    ALL IMPACT WINDOWS! Newer AC! This community does NOT allow annual rentals at any time. Only seasonal rentals 1x per year. Great location for a perfect little unit to call your own. 55+ community. Close to shopping and restaurants. In-unit laundry, garden views, walk to the pool, clubhouse, shuffleboard and lake. Large walk-in closets in BOTH rooms. Around the year activities in the community. Unit needs new flooring and some updating to make it your own special place. Priced accordingly. Impact Windows throughout! AC only a couple of years old.

18. 2023-12-06
    historical Active Under Contract 552-char remark

    Show marketing remark (552 chars)

    ALL IMPACT WINDOWS! Newer AC! This community does NOT allow annual rentals at any time. Only seasonal rentals 1x per year. Great location for a perfect little unit to call your own. 55+ community. Close to shopping and restaurants. In-unit laundry, garden views, walk to the pool, clubhouse, shuffleboard and lake. Large walk-in closets in BOTH rooms. Around the year activities in the community. Unit needs new flooring and some updating to make it your own special place. Priced accordingly. Impact Windows throughout! AC only a couple of years old.

19. 2023-11-22
    listed $130,000 Active 552-char remark

    Show marketing remark (552 chars)

    ALL IMPACT WINDOWS! Newer AC! This community does NOT allow annual rentals at any time. Only seasonal rentals 1x per year. Great location for a perfect little unit to call your own. 55+ community. Close to shopping and restaurants. In-unit laundry, garden views, walk to the pool, clubhouse, shuffleboard and lake. Large walk-in closets in BOTH rooms. Around the year activities in the community. Unit needs new flooring and some updating to make it your own special place. Priced accordingly. Impact Windows throughout! AC only a couple of years old.

20. 1999-02-24
    soldstatus $35,000
21. 1999-02-19
    soldstatus $35,000 98-char remark

    Show marketing remark (98 chars)

    T/B-CLEAN AND READY TO GO. COURTYARD VIEW FURNISHINGS NEGO. NEWER A/C AND ROOF. CLOSE TO SHOPPING.

22. 1999-01-13
    historical 98-char remark

    Show marketing remark (98 chars)

    T/B-CLEAN AND READY TO GO. COURTYARD VIEW FURNISHINGS NEGO. NEWER A/C AND ROOF. CLOSE TO SHOPPING.

23. 1998-01-22
    listed $37,000 98-char remark

    Show marketing remark (98 chars)

    T/B-CLEAN AND READY TO GO. COURTYARD VIEW FURNISHINGS NEGO. NEWER A/C AND ROOF. CLOSE TO SHOPPING.

24. 1991-05-07
    soldstatus $49,600

ⓘ 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: $2,877 · $240/mo
• Projected year-2 tax: $2,877 · $240/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 3 d/yr ≥105°F today · 8 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: $23,302
• − Mortgage interest: −$7,786
• − Property taxes: −$2,877
• − Insurance: −$695
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − HOA: −$5,040
• − Depreciation: −$4,044
• Taxable loss: −$869
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $1,257/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

• Census place: Greenacres, FL
• County: Palm Beach County · 1,438,312 people
• City population: 65,478
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 65,478
• Household income: $73,865
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 1466.0

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: Hispanic / Latino 38% Black 29% White 27% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 15% Romanian 1% Slovak 1%
• Foreign-born: 39% · Canada, Jamaica, China
• Languages at home: 45% English-only · Spanish 32% French/Haitian/Cajun 17% 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: ▼ -175.33%
• Current HPI: 392.055
• Rent YoY: ▲ 1.33%
• 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

+192.1% since first listed

12 events — show timeline

• 2026-02-19 Price Changed $144,900 Beaches MLS
• 2026-01-20 Listed $154,900 Beaches MLS
• 2024-01-11 Sold (Public Records) $133,000 Public Records
• 2023-12-29 Sold (MLS) $133,000 Beaches MLS
• 2023-12-27 Pending — Beaches MLS
• 2023-12-06 Contingent — Beaches MLS
• 2023-11-22 Listed $130,000 Beaches MLS
• 1999-02-24 Sold (Public Records) $35,000 Public Records
• 1999-02-19 Sold (MLS) $35,000 Beaches MLS
• 1999-01-13 Listing Removed — Beaches MLS
• 1998-01-22 Listed $37,000 Beaches MLS
• 1991-05-07 Sold (Public Records) $49,600 Public Records

Property tax history

+19.2%/yr

Latest (2025): $2,877 · +3.9% YoY. Source: county tax records.