4 N Greenway Vlg Vlg N #206 · Royal Palm Beach, FL 33411

$95,000

1 bd · 1.5 ba · 780 sqft · Condo public records · 97 Days on market

Built 1970 $467/mo HOA · 26% of rent

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Why this score? — see what drove the B+ 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 +26.7/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 4 Greenway Vlg N--a fantastic opportunity for both homeowners & savvy investors alike. This well-maintained residence offers the flexibility to be enjoyed as a comfortable primary home or to generate immediate rental income as an investment property. Located in the charming Royal Palm Beach area, this community is known for its peaceful atmosphere, mature landscaping & convenient access to everyday essentials. Minutes from shopping, dining, parks, and medical facilities--and a short drive to the vibrant culture and beaches of Palm Beach County--this location offers both convenience & lifestyle! 1 Year HOME WARRANTY included- Appliances, HVAC, water heater are al

Key facts

• $467 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Community association with monthly fee (includes cable TV, electricity, grounds maintenance, sewer, water, common areas); Association amenities: billiard room, clubhouse, fitness center, pool, shuffleboard court, storage, bocce ball, pickleball courts; Pets allowed with no restrictions; Senior community

Exterior

• Parking: Open parking (1 space); No carport
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water available
• Home design: Condominium; One-level living; Two-story building; Northwest facing
• Construction: CBS construction; Flat and metal roof; Block foundation; Built as resale property
• Exterior features: Not waterfront; City street and private road frontage

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Laminate; Tile
• Bathrooms: One full bathroom and one half bathroom (two total)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Carpet, laminate, and tile flooring throughout; Window coverings (other); Common area laundry
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#135 in FL, #2,039 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living C-, 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.
• Market conditions: Rents flat; 574 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.8% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $26k; list at $95k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1970 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.89% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 3.43×
• Total profit: $64,622
• Equity at exit: $85,584

10-year hold

• IRR: 26.2%
• Equity multiple: 7.43×
• Total profit: $171,047
• Equity at exit: $184,564

Cash invested: $26,600 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$498
• Tax from tax record: −$159 /mo · $1,908/yr
• Insurance: −$40
• HOA: −$467
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $257

Break-even live

Break-even rent $1,473

Max offer price $95,000

Occupancy floor 81%

Sensitivity live

Price	-10% $311	-5% $284	+0% $257	+5% $230	+10% $203
Rent	-10% $115	-5% $186	+0% $257	+5% $328	+10% $399
Rate	-1.0pp $305	-0.5pp $281	base $257	+0.5pp $232	+1.0pp $207

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Greenway Vlg N #203 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	25d	1	0.03mi
149 West Ct Royal Palm Beach, FL	1.0	1.0	648	$1,800	$2.78	11d	1	0.11mi
7 Greenway Vlg N Royal Palm Beach, FL	1.0–2.0	1.5–2.0	930	$1,650	$1.77	17d	2	0.12mi
7 Greenway Vlg N #107 Royal Palm Beach, FL	1.0	1.5	780	$1,650	$2.12	5d	1	0.12mi
2 Greenway Vlg N #210 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	25d	1	0.13mi
12002 Poinciana Blvd #204 Royal Palm Beach, FL	2.0	2.0	1048	$1,750	$1.67	25d	1	0.13mi
12007 Poinciana Blvd #205 Royal Palm Beach, FL	2.0	2.0	1088	$1,590	$1.46	15d	1	0.19mi
12009 Poinciana Blvd #102 Royal Palm Beach, FL	1.0	1.0	660	$1,500	$2.27	25d	1	0.20mi
4 W Greenway Dr Unit 201 Royal Palm Beach, FL	1.0	1.5	780	$1,450	$1.86	25d	1	0.25mi
12021 W Greenway Dr #101 Royal Palm Beach, FL	1.0	1.5	660	$1,400	$2.12	25d	1	0.25mi
73 Macadamia Ct Royal Palm Beach, FL	2.0	2.0	1112	$2,000	$1.80	11d	1	0.33mi
120 Sparrow Dr #205 Royal Palm Beach, FL	2.0	2.0	793	$2,200	$2.77	25d	1	0.42mi
120 Sparrow Dr Royal Palm Beach, FL	2.0	2.0–2.5	793	$2,200	$2.77	22d	2	0.42mi
139 Sparrow Dr Royal Palm Beach, FL	2.0–3.0	1.5–2.5	1100	$1,850	$1.68	15d	3	0.58mi
263 Deerfield Ct Royal Palm Beach, FL	2.0	2.0	1120	$1,800	$1.61	25d	1	0.69mi
201 Seminole Lakes Dr Royal Palm Beach, FL	1.0	1.0	800	$1,400	$1.75	25d	1	0.73mi
280 Crestwood Cir #204 Royal Palm Beach, FL	2.0	2.0	1024	$2,150	$2.10	15d	1	0.84mi
310 Crestwood Ct N Unit 310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	4d	1	0.95mi
600 Crestwood Ct N #609 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	15d	1	0.99mi
300 Crestwood Ct N #310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	4d	1	1.00mi
700 Crestwood Ct S #708 Royal Palm Beach, FL	2.0	2.0	1075	$2,750	$2.56	25d	1	1.03mi
1000 Crestwood Ct S #1009 Royal Palm Beach, FL	2.0	2.0	1112	$2,200	$1.98	8d	1	1.06mi
210 Sparrow Dr #4 Royal Palm Beach, FL	2.0	2.0	930	$1,900	$2.04	21d	1	1.09mi
1700 Crestwood Ct S #1708 Royal Palm Beach, FL	2.0	2.0	1075	$2,200	$2.05	3d	1	1.09mi

HOA detail condo

• Monthly dues: $467 · $5,604/yr
• Likely covers: waterlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $95,000 Active 97 DOM
2. 2026-06-17
   days on market $95,000 Active 96 DOM
3. 2026-06-16
   days on market $95,000 Active 95 DOM
4. 2026-06-15
   days on market $95,000 Active 94 DOM
5. 2026-06-13
   days on market $95,000 Active 92 DOM
6. 2026-06-09
   days on market $95,000 Active 88 DOM
7. 2026-06-08
   days on market $95,000 Active 87 DOM
8. 2026-06-07
   days on market $95,000 Active 86 DOM
9. 2026-06-04
   days on market $95,000 Active 83 DOM
10. 2026-06-03
    days on market $95,000 Active 82 DOM
11. 2026-06-02
    days on market $95,000 Active 81 DOM
12. 2026-06-01
    days on market $95,000 Active 80 DOM
13. 2026-05-31
    days on market $95,000 Active 79 DOM
14. 2026-03-13
    listed $95,000 Active
15. 2021-08-01
    historical
16. 2021-04-21
    price $70,000
17. 2021-02-22
    price $72,500
18. 2021-01-19
    listed $75,000 Active
19. 2012-04-30
    historical
20. 2011-10-13
    listed $39,900
21. 2010-09-21
    historical
22. 2010-05-17
    listed $52,500
23. 1997-10-08
    soldstatus $26,500

ⓘ 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: $1,908 · $159/mo
• Projected year-2 tax: $1,908 · $159/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 ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,578
• − Mortgage interest: −$5,321
• − Property taxes: −$1,908
• − Insurance: −$475
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − HOA: −$5,604
• − Depreciation: −$2,764
• Taxable income: $2,053
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $2,588/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 — Royal Palm Beach

• Score: 79/100
• State rank: #135
• US rank: #2039

Category grades

Amenities F Commute F Cost of living C- Crime B+ Employment A+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royal Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 75,299
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

+258.5% since first listed

10 events — show timeline

• 2026-03-13 Listed $95,000 Beaches MLS
• 2021-08-01 Listing Removed — Beaches MLS
• 2021-04-21 Price Changed $70,000 Beaches MLS
• 2021-02-22 Price Changed $72,500 Beaches MLS
• 2021-01-19 Listed $75,000 Beaches MLS
• 2012-04-30 Listing Removed — Beaches MLS
• 2011-10-13 Listed $39,900 Beaches MLS
• 2010-09-21 Listing Removed — Beaches MLS
• 2010-05-17 Listed $52,500 Beaches MLS
• 1997-10-08 Sold (Public Records) $26,500 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,908 · +6.3% YoY. Source: county tax records.