6158 N Guava Ln · Atlantis, FL 33462

$79,000

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 146 Days on market

8,712 sqft lot $1230/mo HOA · 50% of rent ↓ 11% 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 +23.8/30.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just Listed !!! This home is immaculate and being sold Furnished Turnkey ! Perfect full time or part time residences. Double carport allowing Parking for 4 cars, large attached Florida room, interior laundry , spacious bedrooms , beautiful furnishings, large kitchen , high ceilings. Upgrades include New AC 2022, Dishwasher 2025, Stove/oven 2022, Washer & Dryer 2022. Built in 2002 by Jacobsen . Located in a Gated community with a Clubhouse, Two Pools, Fitness, Pickleball, Game Room, Library , Kitchen and more !

Key facts

• Gated community
• Interior laundry
• Clubhouse

Tags

• DOUBLE CARPORT
• FLORIDA ROOM
• INTERIOR LAUNDRY
• GATED COMMUNITY
• CLUBHOUSE
• TWO POOLS

Property features AI

Finance

• Other: Pets allowed with number and size limits
• HOA & community: Homeowners association with monthly fee; Association fee covers common areas, laundry, grounds maintenance, pool(s), recreation facilities, sewer, security, taxes, trash and water; Senior community; Community clubhouse, fitness center, game room, kitchen facilities, laundry facilities, library, pickleball, putting green, shuffleboard, tennis courts

Exterior

• Parking: Attached carport; Covered parking for 4 vehicles; 4 total parking spaces
• Utilities: Electricity connected
• Home design: Manufactured home; Single-story
• Construction: Manufactured construction
• Exterior features: Community pool; Storm/security shutters

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Storm/security shutters

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#390 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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 fast (+4.1%/yr); 383 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 50% 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.09% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.21%
• DSCR: 1.37
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $336
• Equity at exit: $11,779

10-year hold

• IRR: 13.3%
• Equity multiple: 2.23×
• Total profit: $27,274
• Equity at exit: $6,830

Cash invested: $22,120 (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 33462

• Rents YoY: 4.1%
• Active inventory: 383
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,440 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$1,230
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $151

Break-even live

Break-even rent $2,248

Max offer price $79,000

Occupancy floor 89%

Sensitivity live

Price	-10% $206	-5% $179	+0% $151	+5% $124	+10% $97
Rent	-10% $-41	-5% $55	+0% $151	+5% $248	+10% $344
Rate	-1.0pp $191	-0.5pp $171	base $151	+0.5pp $131	+1.0pp $110

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6040 Lace Wood Cir Lake Worth, FL	3.0	2.0	1326	$2,799	$2.11	25d	1	0.11mi
3883 Island Club Cir W Lake Worth, FL	3.0	2.5	1308	$2,400	$1.83	18d	1	0.36mi
580 Tallulah Rd Lake Worth, FL	2.0	1.0	750	$2,500	$3.33	22d	1	0.37mi
423 Pine Tree Ct #23 Lake Worth, FL	2.0	2.0	1222	$2,300	$1.88	22d	1	0.38mi
6411 Birch Ln Lake Worth, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	0.39mi
6511 Seminole Dr Unit 2 Atlantis, FL	2.0	1.0	845	$2,150	$2.54	6d	1	0.64mi
4350 Peregrine Way Lake Worth, FL	1.0–3.0	1.0–2.0	1025	$2,704	$2.64	0d	17	0.82mi
5056 Lantana Rd #4302 Lake Worth, FL	2.0	2.0	979	$2,295	$2.34	8d	1	0.97mi
5048 Lantana Rd #5112 Lake Worth, FL	3.0	2.0	1115	$2,200	$1.97	8d	1	1.02mi
5064 Lantana Rd #6203 Lake Worth, FL	2.0	2.0	929	$2,100	$2.26	25d	1	1.03mi
6909 Blue Skies Dr Lake Worth, FL	2.0	2.5	1293	$2,600	$2.01	25d	1	1.05mi
4951 Mallory St Unit 4951 Greenacres, FL	3.0	2.5	1309	$2,700	$2.06	22d	1	1.09mi
7132 Colony Club Dr Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,357	$2.17	0d	15	1.13mi
4947 Grinnell St Lake Worth, FL	3.0	2.5	1309	$2,850	$2.18	25d	1	1.14mi
4725 Via Bari Lake Worth, FL	1.0–3.0	1.0–2.0	1150	$2,290	$1.99	4d	10	1.21mi
6289 Lear Dr Lake Worth, FL	1.0–3.0	1.0–2.0	792	$1,975	$2.49	15d	2	1.31mi
6289 Lear Dr #203 Lake Worth, FL	3.0	2.0	1044	$2,200	$2.11	25d	1	1.31mi
7398 Willow Springs Cir E Boynton Beach, FL	3.0	2.0	1390	$2,861	$2.06	6d	1	1.32mi
6175 Reflections Blvd Lake Worth, FL	1.0–2.0	1.0–2.0	814	$2,307	$2.83	0d	16	1.37mi
4863 Gulfstream Rd Lake Worth Beach, FL	3.0	1.0	1050	$2,200	$2.10	25d	1	1.38mi
3884 Melaleuca Ln Lake Worth, FL	3.0	3.0	1407	$2,750	$1.95	8d	1	1.41mi
3920 Melaleuca Ln Unit 303 Lake Worth Beach, FL	3.0	3.0	1407	$2,695	$1.92	25d	1	1.45mi
712 Meadows Cir Boynton Beach, FL	2.0	2.0	921	$2,400	$2.61	25d	1	1.46mi
2780 Norfolk Pine Ct Lake Worth, FL	2.0	2.0	1175	$2,400	$2.04	25d	1	1.47mi
5864 Strawberry Lakes Cir Lake Worth, FL	3.0	2.0	1087	$2,825	$2.60	6d	1	1.48mi
4616 Villas Santorini Dr Unit 4653 Lake Worth Beach, FL	3.0	2.0	1200	$2,450	$2.04	25d	1	1.48mi
4938 Serafica Dr Unit 14 Lake Worth Beach, FL	2.0	1.0	840	$2,000	$2.38	8d	1	1.49mi

HOA detail

• Monthly dues: $1,230 · $14,760/yr
• Likely covers: poolsecurity

Listing history 8 events

1. 2026-06-09
   days on market $79,000 Active 146 DOM
2. 2026-06-07
   days on market $79,000 Active 144 DOM
3. 2026-06-04
   days on market $79,000 Active 141 DOM
4. 2026-06-03
   days on market $79,000 Active 140 DOM
5. 2026-06-01
   days on market $79,000 Active 138 DOM
6. 2026-05-31
   days on market $79,000 Active 137 DOM
7. 2026-04-01
   price $79,000
8. 2026-01-12
   listed $89,000 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 10/10 Extreme 7 d/yr ≥105°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: $29,276
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − HOA: −$14,760
• − Depreciation: −$2,298
• Taxable income: $1,528
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $1,450/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 — Atlantis

• Score: 71/100
• State rank: #390
• US rank: #6861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,371
• Household income: $73,997
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1852.0

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 0.68)
• Race & ethnicity: White 44% Black 26% Hispanic / Latino 26% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 3%
• Common ancestry: Hispanic 14% Romanian 2% Scotch-Irish 2%
• Foreign-born: 31% · Canada, Jamaica, Dominican Republic
• Languages at home: 60% English-only · Spanish 20% French/Haitian/Cajun 16% Other Indo-European 1%

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: ▼ -295.48%
• Current HPI: 361.5391
• Rent YoY: ▲ 4.09%
• 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

-11.2% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $79,000 MCRTC
• 2026-01-12 Listed $89,000 MCRTC