4803 Esedra Ct · Greenacres, FL 33467

$185,000

3 bd · 2.5 ba · 1,502 sqft · Condo public records · 281 Days on market

Built 1973 $1124/mo HOA · 42% of rent ↓ 10% since listing

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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).

• Cash flow +10.0/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 3-bedroom townhouse in a sought-after 55+ gated community with 24/7 security. This home offers serene landscape views, a sparkling community pool, and the option to join the clubhouse. Residents enjoy a peaceful, active lifestyle with the convenience of it's location. Explore nearby golf courses, dining, shopping, cultural venues, and the beautiful beaches of Palm Beach County—all just minutes away. Easy access to major highways and airports makes travel simple, while the gated entry ensures peace of mind. Whether you're looking for relaxation, community, or convenience, this townhouse is the perfect place to call home.

Key facts

• Gated community
• Clubhouse
• Community pool

Tags

• GATED COMMUNITY
• COMMUNITY POOL
• CLUBHOUSE
• LANDSCAPE VIEWS
• EASY ACCESS TO HIGHWAYS

Property features AI

Finance

• Other: Living area approximately 1,502 (building area 1,638 as public record); Directions: South on Jog Rd, right on Lake Worth Rd, left into Fountains community — townhouse on the right (do not use gate across Melaluca; resident only)
• Financial info: Pets not allowed
• HOA & community: Monthly HOA fee (includes cable TV, insurance, grounds maintenance, security, trash, water, common real estate tax); HOA amenities include pool and parking; Has homeowners association; Senior community

Exterior

• Parking: Community parking
• Security: Gated community (with and without guard noted); Security patrol; Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Townhouse; 2 stories; North-facing; Resale property
• Construction: Built with CBS construction materials; Composition/shingle roof
• Exterior features: No waterfront; Community pool; Community parking

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom (3 total bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Walk-in closet(s); Upstairs living area; Furnished
• Laundry & utility: Washer/dryer hookups inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (10.7% below list).
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (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: Heritage Elementary School (math 35% / reading 39%, grade F, #1,609 of 2,144 statewide, top 77%, 786 students, 75% FRL); Woodlands Middle School (math 51% / reading 58%, grade B-, #183 of 571 statewide, top 34%, 1,551 students, 40% FRL); Santaluces Community High (math 22% / reading 39%, grade F, #434 of 667 statewide, top 66%, 2,675 students, 61% FRL).
• Market conditions: Rents soft (-0.4%/yr); 666 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 34% of the median local income ($96k/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 $1k of loan paydown is wiped out by about $6k 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 281 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% 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. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.45% ✓
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.88
• GRM: 5.8

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: -26.5%
• Equity multiple: 0.14×
• Total profit: $-44,303
• Equity at exit: $27,584

10-year hold

• IRR: -61.5%
• Equity multiple: -0.46×
• Total profit: $-75,503
• Equity at exit: $15,995

Cash invested: $51,800 (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 33467

• Rents YoY: -0.4%
• Active inventory: 666
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,676 high
• Mortgage (P&I): −$970
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$77
• HOA: −$1,124
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-112

Break-even live

Break-even rent $2,817

Max offer price $165,290

Occupancy floor 99%

Sensitivity live

Price	-10% $-7	-5% $-59	+0% $-112	+5% $-164	+10% $-216
Rent	-10% $-323	-5% $-217	+0% $-112	+5% $-6	+10% $100
Rate	-1.0pp $-18	-0.5pp $-65	base $-112	+0.5pp $-160	+1.0pp $-208

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4801 Esedra Ct Lake Worth, FL	2.0	2.0	1027	$2,075	$2.02	12d	2	0.03mi
4832 Esedra Ct #203 Lake Worth, FL	3.0	2.0	1225	$1,800	$1.47	26d	1	0.10mi
4832 Esedra Ct Lake Worth, FL	1.0–3.0	1.0–2.0	1026	$1,800	$1.75	4d	2	0.10mi
4702 Fountains Dr S #207 Lake Worth, FL	2.0	2.5	1434	$2,600	$1.81	26d	1	0.13mi
4702 Fountains Dr S #207 Lake Worth, FL	2.0	2.5	1434	$2,600	$1.81	3d	1	0.13mi
4666 Fountains Dr S Unit 124 Greenacres, FL	2.0	2.5	2036	$2,900	$1.42	26d	1	0.17mi
6909 Harbours Edge Ave Unit 6909 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	26d	1	0.22mi
6909 Harbours Edge Ave Unit 6909 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	9d	1	0.22mi
4770 Fountains Dr S #303 Lake Worth, FL	2.0	2.0	1434	$2,200	$1.53	4d	1	0.25mi
1204 Timberlane Cir Unit 12D Greenacres, FL	3.0	2.0	1332	$2,800	$2.10	5d	1	0.28mi
441 Pine Glen Ln Unit A1 Greenacres, FL	2.0	1.0	1700	$1,600	$0.94	26d	1	0.29mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1027	$2,250	$2.19	7d	1	0.36mi
5172 Fountains Dr S Lake Worth, FL	2.0	2.0	1591	$2,400	$1.51	26d	1	0.37mi
4557 Luxemburg Ct Lake Worth, FL	2.0	1.5	1065	$2,400	$2.25	26d	1	0.39mi
4483 Luxemburg Ct #201 Lake Worth, FL	3.0	2.0	1265	$2,800	$2.21	26d	1	0.40mi
4469 Luxemburg Ct Lake Worth, FL	3.0	2.5	1502	$3,400	$2.26	26d	1	0.42mi
6615 Waterfront Xing Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$3,604	$3.31	1d	23	0.44mi
4360 Fountains Dr Lake Worth, FL	3.0	3.0	1600	$2,750	$1.72	26d	1	0.45mi
4535 Oak Terrace Dr Greenacres, FL	3.0	2.0	1061	$2,400	$2.26	14d	1	0.46mi
4535 Oak Terrace Dr Greenacres, FL	3.0	2.0	1061	$2,500	$2.36	17d	1	0.46mi
4228 Deste Ct Greenacres, FL	3.0	2.5	1497	$3,000	$2.00	20d	1	0.48mi
4416 Hammock Grove Dr Lake Worth, FL	4.0	2.5	1750	$3,600	$2.06	26d	1	0.48mi
4698 Lucerne Lakes Blvd E Unit 46 Greenacres, FL	2.0	2.0	1600	$2,000	$1.25	26d	1	0.51mi
4698 Lucerne Lakes Blvd E #103 Lake Worth, FL	2.0	2.0	1244	$2,100	$1.69	26d	1	0.51mi
4393 Hammock Grove Dr Lake Worth, FL	4.0	3.0	1851	$3,100	$1.67	26d	1	0.54mi
4393 Hammock Grove Dr Lake Worth, FL	4.0	2.0	1851	$3,200	$1.73	1d	1	0.54mi
4259 Oak Terrace Dr Unit 2 Greenacres, FL	2.0	2.0	1400	$2,000	$1.43	26d	1	0.54mi
4329 Pond Lily Ln Unit 4329 Greenacres, FL	3.0	2.5	1690	$2,950	$1.75	24d	1	0.55mi
4185 Oak Terrace Dr Unit 21 Greenacres, FL	2.0	2.0	1400	$2,000	$1.43	26d	1	0.58mi
4211 Turnberry Cir #501 Lake Worth, FL	2.0	2.5	1405	$2,500	$1.78	0d	1	0.61mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	19d	1	0.62mi
6923 Harbours Edge Ave Lake Worth, FL	3.0	2.5	1690	$3,000	$1.78	3d	1	0.63mi
6923 Harbours Edge Ave Lake Worth, FL	3.0	2.5	1690	$3,000	$1.78	26d	1	0.63mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	24d	1	0.65mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	9d	1	0.65mi
4725 Lucerne Lakes Blvd E Lake Worth, FL	2.0	2.0	1330	$1,950	$1.47	9d	2	0.67mi
4725 Lucerne Lakes Blvd E Lake Worth, FL	2.0	2.0	1330	$1,950	$1.47	22d	2	0.67mi
4080 Tivoli Ct #307 Lake Worth, FL	3.0	2.0	1253	$1,999	$1.60	26d	1	0.67mi
4169 Oak Terrace Dr Unit 41 Greenacres, FL	2.0	2.0	1500	$2,000	$1.33	26d	1	0.67mi
4735 Lucerne Lakes Blvd E #410 Lake Worth, FL	2.0	2.0	1330	$1,700	$1.28	26d	1	0.68mi

HOA detail condo

• Monthly dues: $1,124 · $13,488/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $185,000 Active 281 DOM
2. 2026-06-18
   days on market $185,000 Active 278 DOM
3. 2026-06-17
   days on market $185,000 Active 277 DOM
4. 2026-06-16
   days on market $185,000 Active 276 DOM
5. 2026-06-15
   days on market $185,000 Active 275 DOM
6. 2026-06-13
   days on market $185,000 Active 273 DOM
7. 2026-06-09
   days on market $185,000 Active 269 DOM
8. 2026-06-07
   days on market $185,000 Active 267 DOM
9. 2026-06-04
   days on market $185,000 Active 264 DOM
10. 2026-06-03
    days on market $185,000 Active 263 DOM
11. 2026-06-01
    days on market $185,000 Active 261 DOM
12. 2026-05-31
    days on market $185,000 Active 260 DOM
13. 2026-04-14
    price $185,000
14. 2025-11-15
    status Active
15. 2025-11-10
    historical Active Under Contract
16. 2025-09-13
    listed $205,000 Active

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$887/yr (+$74/mo · 136.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $32,106
• − Mortgage interest: −$10,363
• − Property taxes: −$648
• − Insurance: −$925
• − Repairs & maintenance: −$2,569
• − Management: −$2,569
• − HOA: −$13,488
• − Depreciation: −$5,382
• Taxable loss: −$3,836
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $-418/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

-9.8% since first listed

4 events — show timeline

• 2026-04-14 Price Changed $185,000 Beaches MLS
• 2025-11-15 Relisted — Beaches MLS
• 2025-11-10 Contingent — Beaches MLS
• 2025-09-13 Listed $205,000 Beaches MLS

Property tax history

+0.8%/yr

Latest (2025): $648 · +2.8% YoY. Source: county tax records.