811 Salem Ln · Greenacres, FL 33467

$105,000

1 bd · 1.0 ba · 642 sqft · Condo public records · 252 Days on market

Built 1983 $388/mo HOA · 20% 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 +29.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get yourself a piece of paradise with this reasonably priced unit in one of the most desirable 55-plus communities in mid-Palm Beach County. Incredibly low-cost association fees in a community with club house, two pools, two lakes with walking trails, tennis courts and workshop. Tucked away on southwest corner of Covered Bridge. Water and basic cable are included in association fee. Square footage is in addition to Florida Room.

Key facts

• Pickleball courts
• Bocce ball
• Tennis courts

Tags

• RESORT STYLE AMENITIES
• HEATED SWIMMING POOLS
• TENNIS COURTS
• PICKLEBALL COURTS
• BOCCE BALL
• SHUFFLEBOARD

Property features AI

Finance

• Financial info: Pets allowed (with limits on number and size)
• HOA & community: Community association with monthly fee; Monthly HOA fee approximately $388; Association amenities: clubhouse, pool, tennis courts; HOA fee covers cable TV, grounds maintenance, trash, water, common areas; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Villa; Single-story; Northwest facing
• Construction: CBS construction
• Exterior features: Not waterfront; No waterfront features

Interior

• Kitchen: Electric range; Microwave
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Entry level living area
• Laundry & utility: Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (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 soft (-0.4%/yr); 651 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $726 of loan paydown is wiped out by about $3k 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 252 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask is 6947% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.86% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 4.5

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,012
• Equity at exit: $15,656

10-year hold

• IRR: 6.9%
• Equity multiple: 1.42×
• Total profit: $12,342
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$551
• Tax from tax record: −$174 /mo · $2,090/yr
• Insurance: −$44
• HOA: −$388
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $384

Break-even live

Break-even rent $1,464

Max offer price $105,000

Occupancy floor 75%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$1,995	$2.71	15d	1	0.87mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$2,000	$2.72	4d	1	0.87mi
4120 Tivoli Ct #305 Lake Worth, FL	1.0	1.0	704	$1,750	$2.49	24d	1	0.89mi
7091 Golf Colony Ct #201 Lake Worth, FL	2.0	2.0	735	$1,850	$2.52	14d	1	0.89mi
7178 Golf Colony Ct #101 Lake Worth, FL	2.0	2.0	735	$1,700	$2.31	24d	1	0.90mi
4310 Chukka Ln Lake Worth, FL	1.0–3.0	1.0–2.0	986	$2,311	$2.34	2d	21	0.92mi
4284 Deste Ct #304 Greenacres, FL	1.0	1.0	716	$2,200	$3.07	17d	1	0.95mi
4230 Deste Ct Unit 305 Greenacres, FL	1.0	1.0	716	$1,900	$2.65	5d	1	0.96mi
4236 Deste Ct #108 Greenacres, FL	1.0	1.0	716	$1,800	$2.51	17d	1	0.99mi
4254 Deste Ct #305 Greenacres, FL	1.0	1.0	716	$1,500	$2.09	24d	1	1.15mi
446 Pine Glen Ln Unit A1 Greenacres, FL	1.0	1.0	614	$1,550	$2.52	15d	1	1.46mi

HOA detail condo

• Monthly dues: $388 · $4,656/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $105,000 Active 252 DOM
2. 2026-06-17
   days on market $105,000 Active 251 DOM
3. 2026-06-16
   days on market $105,000 Active 250 DOM
4. 2026-06-15
   days on market $105,000 Active 249 DOM
5. 2026-06-13
   days on market $105,000 Active 247 DOM
6. 2026-06-09
   days on market $105,000 Active 243 DOM
7. 2026-06-07
   days on market $105,000 Active 241 DOM
8. 2026-06-04
   days on market $105,000 Active 238 DOM
9. 2026-06-03
   days on market $105,000 Active 237 DOM
10. 2026-06-01
    days on market $105,000 Active 235 DOM
11. 2026-05-31
    days on market $105,000 Active 234 DOM
12. 2026-03-25
    listed $1,490
13. 2026-03-16
    price $105,000
14. 2025-10-09
    listed $120,000 Active
15. 2025-08-19
    historical
16. 2025-08-12
    listed $104,900 Active
17. 2021-12-15
    soldstatus $112,000
18. 2018-12-26
    soldstatus $59,000
19. 2018-12-21
    soldstatus $59,000 Closed 433-char remark

    Show marketing remark (433 chars)

    Get yourself a piece of paradise with this reasonably priced unit in one of the most desirable 55-plus communities in mid-Palm Beach County. Incredibly low-cost association fees in a community with club house, two pools, two lakes with walking trails, tennis courts and workshop. Tucked away on southwest corner of Covered Bridge. Water and basic cable are included in association fee. Square footage is in addition to Florida Room.

20. 2018-11-26
    historical Contingent 433-char remark

    Show marketing remark (433 chars)

    Get yourself a piece of paradise with this reasonably priced unit in one of the most desirable 55-plus communities in mid-Palm Beach County. Incredibly low-cost association fees in a community with club house, two pools, two lakes with walking trails, tennis courts and workshop. Tucked away on southwest corner of Covered Bridge. Water and basic cable are included in association fee. Square footage is in addition to Florida Room.

21. 2018-11-21
    status Active 433-char remark

    Show marketing remark (433 chars)

    Get yourself a piece of paradise with this reasonably priced unit in one of the most desirable 55-plus communities in mid-Palm Beach County. Incredibly low-cost association fees in a community with club house, two pools, two lakes with walking trails, tennis courts and workshop. Tucked away on southwest corner of Covered Bridge. Water and basic cable are included in association fee. Square footage is in addition to Florida Room.

22. 2018-11-20
    historical Contingent 433-char remark

    Show marketing remark (433 chars)

    Get yourself a piece of paradise with this reasonably priced unit in one of the most desirable 55-plus communities in mid-Palm Beach County. Incredibly low-cost association fees in a community with club house, two pools, two lakes with walking trails, tennis courts and workshop. Tucked away on southwest corner of Covered Bridge. Water and basic cable are included in association fee. Square footage is in addition to Florida Room.

23. 2018-11-11
    price $62,900 433-char remark

    Show marketing remark (433 chars)

    Get yourself a piece of paradise with this reasonably priced unit in one of the most desirable 55-plus communities in mid-Palm Beach County. Incredibly low-cost association fees in a community with club house, two pools, two lakes with walking trails, tennis courts and workshop. Tucked away on southwest corner of Covered Bridge. Water and basic cable are included in association fee. Square footage is in addition to Florida Room.

24. 2018-10-10
    listed $64,900 Active 433-char remark

    Show marketing remark (433 chars)

    Get yourself a piece of paradise with this reasonably priced unit in one of the most desirable 55-plus communities in mid-Palm Beach County. Incredibly low-cost association fees in a community with club house, two pools, two lakes with walking trails, tennis courts and workshop. Tucked away on southwest corner of Covered Bridge. Water and basic cable are included in association fee. Square footage is in addition to Florida Room.

25. 1997-12-24
    soldstatus $28,000
26. 1986-05-01
    soldstatus $33,000

ⓘ 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: $2,090 · $174/mo
• Projected year-2 tax: $2,090 · $174/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 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: $23,398
• − Mortgage interest: −$5,882
• − Property taxes: −$2,090
• − Insurance: −$525
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − HOA: −$4,656
• − Depreciation: −$3,055
• Taxable income: $3,447
• Est. tax owed @ 24.0%: −$827
• After-tax cash flow: $3,779/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

-95.5% since first listed

15 events — show timeline

• 2026-03-25 Listed for Rent $1,490 GFLMLS
• 2026-03-16 Price Changed $105,000 Beaches MLS
• 2025-10-09 Listed $120,000 Beaches MLS
• 2025-08-19 Listing Removed — Beaches MLS
• 2025-08-12 Listed $104,900 Beaches MLS
• 2021-12-15 Sold (Public Records) $112,000 Public Records
• 2018-12-26 Sold (Public Records) $59,000 Public Records
• 2018-12-21 Sold (MLS) $59,000 Beaches MLS
• 2018-11-26 Contingent — Beaches MLS
• 2018-11-21 Relisted — Beaches MLS
• 2018-11-20 Contingent — Beaches MLS
• 2018-11-11 Price Changed $62,900 Beaches MLS
• 2018-10-10 Listed $64,900 Beaches MLS
• 1997-12-24 Sold (Public Records) $28,000 Public Records
• 1986-05-01 Sold (Public Records) $33,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,090 · -0.8% YoY. Source: county tax records.