317 Knotty Pine Cir Unit C2 · Greenacres, FL 33463

$119,000

2 bd · 1.0 ba · 818 sqft · Condo public records · 84 Days on market

Built 1981 $398/mo HOA · 21% of rent

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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 +22.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 55+ Pine Ridge South 3! Charming 818 sq ft condo offers two spacious bedrooms & one well-appointed bathroom. Step inside to discover a thoughtfully designed interior featuring a convenient breakfast bar, perfect for casual dining & entertaining. The condo boasts a mix of carpet, laminate flooring & tile, enhancing the warm & inviting atmosphere throughout. Enjoy serene garden views from your private balcony, providing a peaceful retreat to unwind & relax. The southeastern exposure ensures ample natural light, creating a bright & airy ambiance in every room. The primary bedroom includes a generous walk-in closet & an ensuite. For your conv

Key facts

• Private balcony
• Walk-in closet
• $398 HOA

Tags

• PRIVATE BALCONY
• WALK-IN CLOSET
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: HOA with monthly fee; HOA includes cable TV; Amenities: Clubhouse, Pool (heated), Tennis courts, Pickleball courts, Shuffleboard court, Bocce ball, Jogging path, Management, On-site manager, Maintenance

Exterior

• Parking: Assigned parking; Guest parking (total parking for one vehicle)
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One level; Faces southeast; Two-story building
• Construction: CBS construction; Shingle roof
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Laminate; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet
• Laundry & utility: In-unit laundry with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% 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); L C Swain Middle School (math 26% / reading 33%, grade F, #469 of 571 statewide, top 84%, 1,451 students, 74% FRL); Santaluces Community High (math 22% / reading 39%, grade F, #434 of 667 statewide, top 66%, 2,675 students, 61% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-17 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 rising (+1.3%/yr); 354 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 31% 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 $823 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 84 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y 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 $66k; list at $119k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.62% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-8,896
• Equity at exit: $17,743

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-1,984
• Equity at exit: $10,289

Cash invested: $33,320 (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 33463

• Home prices YoY: -30.9%
• Rents YoY: 1.3%
• Active inventory: 354
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$624
• Tax from tax record: −$241 /mo · $2,896/yr
• Insurance: −$50
• HOA: −$398
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $208

Break-even live

Break-even rent $1,662

Max offer price $119,000

Occupancy floor 84%

Sensitivity live

Price	-10% $275	-5% $242	+0% $208	+5% $174	+10% $140
Rent	-10% $56	-5% $132	+0% $208	+5% $284	+10% $360
Rate	-1.0pp $268	-0.5pp $238	base $208	+0.5pp $177	+1.0pp $146

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Knotty Pine Cir Unit A2 Greenacres, FL	2.0	1.0	818	$1,500	$1.83	25d	1	0.02mi
313 Knotty Pine Cir Unit A2 Greenacres, FL	2.0	2.0	937	$1,900	$2.03	25d	1	0.07mi
309 Knotty Pine Cir Unit A1 Greenacres, FL	2.0	1.0	818	$1,650	$2.02	0d	1	0.11mi
335 Knotty Pine Cir Unit D2 Greenacres, FL	2.0	2.0	937	$1,750	$1.87	25d	1	0.15mi
301 Knotty Pine Cir Unit B2 Greenacres, FL	2.0	2.0	937	$2,300	$2.45	0d	1	0.16mi
211 Pine Hov Cir Unit D2 Greenacres, FL	2.0	2.0	924	$1,700	$1.84	0d	1	0.20mi
231 Pine Hov Cir Unit A1 Greenacres, FL	1.0	1.0	818	$1,650	$2.02	25d	1	0.27mi
133 Lake Pine Cir Unit B1 Greenacres, FL	1.0	1.0	639	$1,450	$2.27	25d	1	0.33mi
133 Lake Pine Cir Greenacres, FL	1.0	1.0	639	$1,300	$2.03	20d	1	0.33mi
121 Lake Pine Cir Unit A2 Greenacres, FL	2.0	1.0	818	$1,600	$1.96	25d	1	0.39mi
105 Lake Pine Cir Unit B2 Greenacres, FL	2.0	2.0	937	$2,000	$2.13	25d	1	0.39mi
102 Lake Pine Cir Unit A2 Greenacres, FL	2.0	1.0	937	$1,500	$1.60	25d	1	0.44mi
4205 S 57th Ave Unit G Greenacres, FL	2.0	2.0	1046	$1,900	$1.82	25d	1	0.45mi
4191 S 57th Ave Unit H Greenacres, FL	2.0	2.0	847	$1,750	$2.07	25d	1	0.46mi
104 Lake Pine Cir Unit A1 Greenacres, FL	2.0	2.0	937	$2,050	$2.19	25d	1	0.47mi
4181 S 57th Ave Unit D Greenacres, FL	2.0	2.0	847	$1,850	$2.18	25d	1	0.47mi
4121 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,950	$2.21	25d	1	0.50mi
4147 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$2,000	$2.27	0d	1	0.50mi
4101 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,850	$2.10	12d	1	0.50mi
4185 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,850	$2.10	23d	1	0.60mi
4221 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,900	$2.15	25d	1	0.63mi
4245 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$2,000	$2.27	25d	1	0.64mi
4243 Oak Terrace Dr #4243 Greenacres, FL	2.0	2.0	883	$1,950	$2.21	25d	1	0.64mi
4259 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,900	$2.15	25d	1	0.65mi
4535 Oak Terrace Dr Greenacres, FL	3.0	2.0	1061	$2,500	$2.36	16d	1	0.69mi
4535 Oak Terrace Dr Greenacres, FL	3.0	2.0	1061	$2,400	$2.26	13d	1	0.69mi
5905 Triphammer Rd Lake Worth, FL	2.0	2.0	1020	$3,000	$2.94	25d	1	0.78mi
417 Pine Glen Ln Unit D2 Greenacres, FL	2.0	2.0	922	$1,550	$1.68	25d	1	0.81mi
417 Pine Glen Ln Unit C2 Greenacres, FL	2.0	2.0	922	$1,800	$1.95	25d	1	0.81mi
407 Pine Cir Unit C1 Greenacres, FL	2.0	2.0	922	$1,800	$1.95	25d	1	0.82mi
407 Pine Cir Unit B1 Greenacres, FL	2.0	2.0	922	$1,750	$1.90	25d	1	0.82mi
408 Pine Glen Ln Unit C-2 Greenacres, FL	2.0	1.0	804	$1,600	$1.99	25d	1	0.83mi
446 Pine Glen Ln Unit A1 Greenacres, FL	1.0	1.0	614	$1,550	$2.52	16d	1	0.88mi
443 Pine Glen Ln Unit B2 Greenacres, FL	2.0	2.0	922	$1,500	$1.63	25d	1	0.89mi
429 Pine Glen Ln Unit C2 Greenacres, FL	2.0	1.0	804	$1,650	$2.05	25d	1	0.91mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,949	$2.61	0d	1	0.95mi
6170 Dodd Rd Unit The Greenacres, FL	2.0	2.0	1000	$2,600	$2.60	25d	1	1.01mi
3769 Mil Race Ct Greenacres, FL	2.0	2.0	921	$2,250	$2.44	25d	1	1.02mi
3774 Mil Race Ct Greenacres, FL	2.0	2.0	921	$2,100	$2.28	25d	1	1.02mi
6615 Waterfront Xing Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,864	$2.63	0d	23	1.03mi

HOA detail condo

• Monthly dues: $398 · $4,776/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-04
   days on market $119,000 Active 84 DOM
2. 2026-06-03
   days on market $119,000 Active 83 DOM
3. 2026-06-02
   days on market $119,000 Active 82 DOM
4. 2026-06-01
   days on market $119,000 Active 81 DOM
5. 2026-05-31
   days on market $119,000 Active 80 DOM
6. 2026-03-12
   listed $119,000 Active
7. 2025-05-08
   historical $1,400
8. 2025-05-03
   listed $1,400
9. 2025-01-29
   historical
10. 2024-11-19
    price $157,000
11. 2024-10-29
    price $162,000
12. 2024-08-29
    listed $165,000 Active
13. 2023-07-02
    historical
14. 2023-04-24
    price $159,459
15. 2023-03-25
    price $162,222
16. 2023-03-13
    listed $168,722 Active
17. 2017-08-24
    soldstatus $66,000
18. 2017-08-22
    soldstatus $66,000 Closed
19. 2017-07-24
    status Pending
20. 2017-05-18
    price $70,000
21. 2017-05-18
    status Active
22. 2017-05-11
    historical
23. 2017-01-10
    listed $75,000 Active
24. 2014-07-08
    historical
25. 2014-06-24
    soldstatus $48,000
26. 2014-06-20
    soldstatus $48,000 Closed
27. 2014-06-16
    status Pending
28. 2014-05-31
    historical Contingent
29. 2014-05-12
    listed $49,900 Active
30. 2014-05-07
    historical
31. 2014-02-22
    listed $49,900 Active
32. 2010-12-15
    historical
33. 2009-12-16
    listed $54,900
34. 1998-12-09
    soldstatus $33,000
35. 1996-04-29
    soldstatus $28,000
36. 1982-07-01
    soldstatus $43,300

ⓘ 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: $2,896 · $241/mo
• Projected year-2 tax: $2,896 · $241/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 ≥105°F today · 28 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: $23,101
• − Mortgage interest: −$6,666
• − Property taxes: −$2,896
• − Insurance: −$595
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − HOA: −$4,776
• − Depreciation: −$3,462
• Taxable income: $1,010
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $2,252/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

• Census place: Greenacres, FL
• County: Palm Beach County · 1,438,312 people
• City population: 65,478
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 65,478
• Household income: $73,865
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 1466.0

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: Hispanic / Latino 38% Black 29% White 27% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 15% Romanian 1% Slovak 1%
• Foreign-born: 39% · Canada, Jamaica, China
• Languages at home: 45% English-only · Spanish 32% French/Haitian/Cajun 17% 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: ▼ -175.33%
• Current HPI: 392.055
• Rent YoY: ▲ 1.33%
• 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

+174.8% since first listed

31 events — show timeline

• 2026-03-12 Listed $119,000 Beaches MLS
• 2025-05-08 Rental Removed $1,400 GFLMLS
• 2025-05-03 Listed for Rent $1,400 GFLMLS
• 2025-01-29 Listing Removed — Beaches MLS
• 2024-11-19 Price Changed $157,000 Beaches MLS
• 2024-10-29 Price Changed $162,000 Beaches MLS
• 2024-08-29 Listed $165,000 Beaches MLS
• 2023-07-02 Listing Removed — Beaches MLS
• 2023-04-24 Price Changed $159,459 Beaches MLS
• 2023-03-25 Price Changed $162,222 Beaches MLS
• 2023-03-13 Listed $168,722 Beaches MLS
• 2017-08-24 Sold (Public Records) $66,000 Public Records
• 2017-08-22 Sold (MLS) $66,000 Beaches MLS
• 2017-07-24 Pending — Beaches MLS
• 2017-05-18 Price Changed $70,000 Beaches MLS
• 2017-05-18 Relisted — Beaches MLS
• 2017-05-11 Listing Removed — Beaches MLS
• 2017-01-10 Listed $75,000 Beaches MLS
• 2014-07-08 Listing Removed — Beaches MLS
• 2014-06-24 Sold (Public Records) $48,000 Public Records
• 2014-06-20 Sold (MLS) $48,000 Beaches MLS
• 2014-06-16 Pending — Beaches MLS
• 2014-05-31 Contingent — Beaches MLS
• 2014-05-12 Listed $49,900 Beaches MLS
• 2014-05-07 Listing Removed — Beaches MLS
• 2014-02-22 Listed $49,900 Beaches MLS
• 2010-12-15 Listing Removed — Beaches MLS
• 2009-12-16 Listed $54,900 Beaches MLS
• 1998-12-09 Sold (Public Records) $33,000 Public Records
• 1996-04-29 Sold (Public Records) $28,000 Public Records
• 1982-07-01 Sold (Public Records) $43,300 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,896 · +212.5% YoY. Source: county tax records.