3597 Birdie Dr Unit 202c · Greenacres, FL 33467

$121,500

2 bd · 2.0 ba · 1,090 sqft · Condo · 148 Days on market

Built 1978 Good condition $807/mo HOA · 38% of rent ↓ 6% since listing

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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 +14.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Water and Golf Views, Light and Bright . Tranquil and secluded section. Lock and go, rentable. Ideal escape for freezing northern winters. Updated unit, stainless steal appliances, quartz, easy access to I95, Turnpike, Airport, Island of Palm Beach and downtown West Palm Expansive patio extends the full width of the unit with storage closet, Patio accessible from sliders in the kitchen, living room and primary suite. Secluded of Poinciana, which features its own pool in addition to the club house's pool, tennis courts, community room, exercise room, bar and restaurant hosting a lively lifestyle. Updated electrical panel, ac, and flooring. This elevator building enjoying the best the area

Key facts

• Exercise room
• Tennis courts
• Pool

Tags

• PATIO
• POOL
• TENNIS COURTS
• COMMUNITY ROOM
• EXERCISE ROOM
• UPDATED KITCHEN

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Association: Poinciana A B C; Monthly HOA fee of $807; HOA covers insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, legal/accounting, reserves, roof repairs, recreation facilities, and pool service; Community amenities: clubhouse, car wash area, elevators, fitness center, golf course, jogging path, parking, pool, shuffleboard, tennis courts, trash chute, bocce ball, cafe/restaurant, community room, maintained community, sidewalks, street lights

Exterior

• Parking: Assigned parking; Guest parking; Total of 1 parking space
• Security: Fire alarm
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Electricity available; Sewer available; Water available
• Home design: Condominium; One level; Faces east; Resale unit; Part of a 6-story building (Building C. Poincianna A B C)
• Construction: CBS construction; Flat roof
• Exterior features: Covered patio; Screened patio; Patio; Cul-de-sac lot; Many trees; Located on golf course; Sidewalks; Landscaped; Paved road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans; Paddle fans
• Interior features: Built-in features; Entrance foyer; Walk-in closet(s); Split bedroom layout; Partially furnished
• Laundry & utility: In-unit laundry; Laundry closet with washer and dryer hookups; Electric dryer hookup; Washer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $122k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $25 ($306/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $107k (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 25d 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 $840 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 148 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% 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 $106,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1978 — 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: 1.74% ✓
• Cap rate: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 4.8

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: -21.2%
• Equity multiple: 0.30×
• Total profit: $-23,742
• Equity at exit: $18,116

10-year hold

• IRR: -45.1%
• Equity multiple: -0.19×
• Total profit: $-40,413
• Equity at exit: $10,505

Cash invested: $34,020 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$637
• Tax est. 1.5%: −$152 /mo · $1,822/yr
• Insurance: −$51
• HOA: −$807
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $25

Break-even live

Break-even rent $2,084

Max offer price $121,500

Occupancy floor 94%

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: $30,375
• Closing costs: $3,645
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3593 Birdie Dr #103 Lake Worth, FL	1.0	1.5	824	$1,600	$1.94	24d	1	0.11mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	24d	1	0.12mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	13d	1	0.13mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	22d	1	0.13mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	24d	1	0.21mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	15d	1	0.21mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	24d	1	0.25mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,600	$1.88	24d	1	0.25mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	8d	1	0.26mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	17d	1	0.29mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	24d	1	0.31mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	24d	1	0.31mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,850	$1.51	24d	1	0.38mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,675	$1.78	5d	1	0.42mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,750	$1.86	21d	1	0.42mi
4080 Tivoli Ct #307 Lake Worth, FL	3.0	2.0	1253	$1,999	$1.60	24d	1	0.47mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	24d	1	0.48mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	18d	2	0.51mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	11d	1	0.52mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	24d	1	0.52mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	18d	1	0.52mi
4363 Trevi Ct #203 Lake Worth, FL	1.0	1.5	761	$1,650	$2.17	24d	1	0.57mi
4100 Tivoli Ct #104 Lake Worth, FL	1.0	1.0	780	$1,600	$2.05	24d	1	0.57mi
4120 Tivoli Ct #305 Lake Worth, FL	1.0	1.0	704	$1,750	$2.49	24d	1	0.58mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	24d	1	0.62mi
4345 Trevi Ct #204 Lake Worth, FL	2.0	2.0	1005	$2,100	$2.09	21d	1	0.64mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	21d	1	0.65mi
4228 Deste Ct Greenacres, FL	3.0	2.5	1497	$3,000	$2.00	19d	1	0.66mi
4230 Deste Ct Unit 305 Greenacres, FL	1.0	1.0	716	$1,900	$2.65	5d	1	0.68mi
3258 Jog Park Dr Greenacres, FL	2.0	2.0	1415	$2,300	$1.63	24d	1	0.70mi
4284 Deste Ct #304 Greenacres, FL	1.0	1.0	716	$2,200	$3.07	17d	1	0.71mi
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	24d	1	0.71mi
4236 Deste Ct #108 Greenacres, FL	1.0	1.0	716	$1,800	$2.51	18d	1	0.73mi
3043 Grandiflora Dr Lake Worth, FL	3.0	2.0	1316	$2,700	$2.05	12d	1	0.78mi
4242 Deste Ct Unit 208 Greenacres, FL	2.0	2.0	978	$2,500	$2.56	24d	1	0.79mi
6615 Waterfront Xing Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,864	$2.63	2d	22	0.80mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	2d	1	0.83mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	24d	1	0.83mi
4266 Deste Ct #107 Greenacres, FL	2.0	2.0	978	$2,100	$2.15	24d	1	0.88mi
4254 Deste Ct #305 Greenacres, FL	1.0	1.0	716	$1,500	$2.09	24d	1	0.90mi

HOA detail condo

• Monthly dues: $807 · $9,684/yr
• Likely covers: waterelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $121,500 Active 148 DOM
2. 2026-06-17
   days on market $121,500 Active 147 DOM
3. 2026-06-16
   days on market $121,500 Active 146 DOM
4. 2026-06-15
   days on market $121,500 Active 145 DOM
5. 2026-06-13
   days on market $121,500 Active 143 DOM
6. 2026-06-09
   pricedays on market $121,500 Active 139 DOM
7. 2026-06-07
   days on market $122,500 Active 137 DOM
8. 2026-06-04
   days on market $122,500 Active 134 DOM
9. 2026-06-03
   days on market $122,500 Active 133 DOM
10. 2026-06-01
    days on market $122,500 Active 131 DOM
11. 2026-05-31
    days on market $122,500 Active 130 DOM
12. 2026-04-23
    price $122,500
13. 2026-04-16
    price $122,800
14. 2026-03-18
    price $124,800
15. 2026-01-21
    listed $129,900 Active

ⓘ 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: $25,399
• − Mortgage interest: −$6,806
• − Property taxes: −$1,822
• − Insurance: −$608
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − HOA: −$9,684
• − Depreciation: −$3,535
• Taxable loss: −$1,119
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $574/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 80/100 Cosmetic rehab

This well-maintained townhouse is in good condition with updated appliances and flooring. It offers a good return on investment with potential for cosmetic upgrades to enhance its curb appeal and rental value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and resale value
• Both Landscaping improvements — Enhances curb appeal and rental value
• Both Reorganizing interior layout — Maximizes space and improves flow

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and rental value ↑
• Both Reorganizing interior layout — Maximizes space and improves flow ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.7% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $122,500 Beaches MLS
• 2026-04-16 Price Changed $122,800 Beaches MLS
• 2026-03-18 Price Changed $124,800 Beaches MLS
• 2026-01-21 Listed $129,900 Beaches MLS