89 S Stuart Cir · Greenacres, FL 33463

$124,900

4 bd · 2.0 ba · 1,440 sqft · Manufactured · 62 Days on market

Built 1998 Fair condition ↓ 10% since listing

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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 +30.0/30.0
• 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
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Size, space, and massive potential! Welcome to one of the largest homes in Colonial Estates, boasting 1,824 sq ft with screened in porch. This unique property currently features 4 spacious bedrooms with easy potential for a 5th making it a rare find for large families or those needing a home office. Situated on a prime oversized corner lot, this home offers a generous yard and an open feel. While the home is ready for your creative renovations and cosmetic updates, you can have peace of mind knowing the Air Conditioning unit is brand new. This home is a blank canvas ready to be turned into a high -equity masterpiece. Great schools , and close to Okeeheelee park. Colonial estates offers many

Key facts

• Oversized corner lot
• Screened in porch
• Generous yard

Tags

• SCREENED IN PORCH
• OVERSIZED CORNER LOT
• GENEROUS YARD
• NEW AIR CONDITIONING UNIT
• CLOSE TO OKEEHEELEE PARK
• COLONIAL ESTATES AMENITIES

Property features AI

Finance

• Other: Pets allowed (with limits)
• Financial info: Land lease of $971 monthly (lease expires 2026-12-31); Land lease applies

Exterior

• Parking: Driveway parking with space for 2 vehicles
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Manufactured home (double wide); One story; Entry at level 1; Faces southeast; Resale condition
• Construction: Vinyl siding; Aluminum roof; Skirt: Other; Double wide body type; Total stories: 1
• Exterior features: Corner lot; Oversized lot; Paved road frontage; Shed(s)

Interior

• Kitchen: Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Wood; Other
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Vaulted ceilings
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $117k (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 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).
• At $2,957/mo this rent would consume 48% of the median local household income ($74k/yr) (locally 1466% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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.
7. 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.
8. 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: 2.37% ✓
• Cap rate: 20.44%
• Cash-on-cash: 50.53%
• DSCR: 3.25
• GRM: 3.5

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: 46.4%
• Equity multiple: 2.96×
• Total profit: $68,704
• Equity at exit: $18,623

10-year hold

• IRR: 51.4%
• Equity multiple: 5.61×
• Total profit: $161,381
• Equity at exit: $10,799

Cash invested: $34,972 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,957 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $1,473

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,559	-5% $1,516	+0% $1,473	+5% $1,429	+10% $1,386
Rent	-10% $1,239	-5% $1,356	+0% $1,473	+5% $1,589	+10% $1,706
Rate	-1.0pp $1,535	-0.5pp $1,504	base $1,473	+0.5pp $1,440	+1.0pp $1,407

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2116 21th Ln Unit 2116 Greenacres, FL	3.0	3.0	1488	$2,500	$1.68	25d	1	0.21mi
1821 18th Ln Greenacres, FL	3.0	3.0	1488	$2,600	$1.75	0d	1	0.36mi
6615 Waterfront Xing Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$3,604	$3.31	0d	23	0.44mi
4124 Pine Hollow Cir Greenacres, FL	4.0	2.5	1872	$3,195	$1.71	18d	1	0.47mi
4535 Oak Terrace Dr Greenacres, FL	3.0	2.0	1061	$2,500	$2.36	16d	1	0.50mi
4535 Oak Terrace Dr Greenacres, FL	3.0	2.0	1061	$2,400	$2.26	13d	1	0.50mi
1421 14th Ln Unit D Greenacres, FL	3.0	3.0	1488	$3,000	$2.02	6d	1	0.53mi
6733 Broadwater Ln Lake Worth, FL	3.0	2.5	1568	$2,800	$1.79	25d	1	0.58mi
4228 Deste Ct Greenacres, FL	3.0	2.5	1497	$3,000	$2.00	19d	1	0.60mi
4080 Tivoli Ct #307 Lake Worth, FL	3.0	2.0	1253	$1,999	$1.60	25d	1	0.66mi
4832 Esedra Ct Lake Worth, FL	1.0–3.0	1.0–2.0	1026	$1,800	$1.75	4d	2	0.70mi
6909 Harbours Edge Ave Unit 6909 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	25d	1	0.70mi
6909 Harbours Edge Ave Unit 6909 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	8d	1	0.70mi
4832 Esedra Ct #203 Lake Worth, FL	3.0	2.0	1225	$1,800	$1.47	25d	1	0.70mi
4360 Fountains Dr Lake Worth, FL	3.0	3.0	1600	$2,750	$1.72	25d	1	0.70mi
6273 Tall Cypress Cir Greenacres, FL	3.0	2.0	1360	$2,400	$1.76	25d	1	0.75mi
4329 Pond Lily Ln Unit 4329 Greenacres, FL	3.0	2.5	1690	$2,950	$1.75	23d	1	0.79mi
6923 Harbours Edge Ave Lake Worth, FL	3.0	2.5	1690	$3,000	$1.78	3d	1	0.81mi
6923 Harbours Edge Ave Lake Worth, FL	3.0	2.5	1690	$3,000	$1.78	25d	1	0.81mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	23d	1	0.85mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	8d	1	0.85mi
1204 Timberlane Cir Unit 12D Greenacres, FL	3.0	2.0	1332	$2,800	$2.10	4d	1	0.86mi
4416 Hammock Grove Dr Lake Worth, FL	4.0	2.5	1750	$3,600	$2.06	25d	1	0.87mi
4393 Hammock Grove Dr Lake Worth, FL	4.0	2.0	1851	$3,200	$1.73	0d	1	0.93mi
4393 Hammock Grove Dr Lake Worth, FL	4.0	3.0	1851	$3,100	$1.67	25d	1	0.93mi
261 Martin Ave Greenacres, FL	3.0	2.0	1339	$2,745	$2.05	0d	1	1.03mi
4469 Luxemburg Ct Lake Worth, FL	3.0	2.5	1502	$3,400	$2.26	25d	1	1.04mi
4483 Luxemburg Ct #201 Lake Worth, FL	3.0	2.0	1265	$2,800	$2.21	25d	1	1.07mi
3356 Via Mancebo St Lake Worth, FL	3.0	2.5	1728	$2,650	$1.53	16d	1	1.07mi
5196 Edgecliff Ave Lake Worth, FL	4.0	2.0	1407	$3,025	$2.15	0d	1	1.07mi
4648 Suburban Pines Dr #4648 Lake Worth, FL	3.0	2.5	1514	$2,500	$1.65	25d	1	1.09mi
5862 Triphammer Rd Lake Worth, FL	3.0	2.0	1130	$2,850	$2.52	25d	1	1.11mi
160 Baldwin Blvd Greenacres, FL	4.0	3.0	1650	$3,300	$2.00	14d	1	1.12mi
140 Baldwin Blvd Greenacres, FL	4.0	3.0	1561	$3,400	$2.18	25d	1	1.13mi
4125 Pine Branch Cir Lake Worth, FL	3.0	2.0	1786	$2,800	$1.57	25d	1	1.14mi
130 Baldwin Blvd Greenacres, FL	3.0	2.5	1338	$2,700	$2.02	12d	1	1.14mi
3024 Lucerne Park Dr Greenacres, FL	3.0	2.0	1545	$3,100	$2.01	25d	1	1.15mi
6031 10th Ave N #219 Greenacres, FL	3.0	2.0	1078	$2,400	$2.23	5d	1	1.16mi
6034 Triphammer Rd Lake Worth, FL	4.0	2.0	1401	$2,950	$2.11	25d	1	1.16mi
6134 Seven Springs Blvd Unit 40d Greenacres, FL	3.0	3.0	1321	$2,400	$1.82	4d	1	1.17mi

Listing history 16 events

1. 2026-06-21
   days on market $124,900 Active 62 DOM
2. 2026-06-18
   days on market $124,900 Active 59 DOM
3. 2026-06-17
   days on market $124,900 Active 58 DOM
4. 2026-06-16
   days on market $124,900 Active 57 DOM
5. 2026-06-15
   days on market $124,900 Active 56 DOM
6. 2026-06-13
   days on market $124,900 Active 54 DOM
7. 2026-06-09
   days on market $124,900 Active 50 DOM
8. 2026-06-08
   days on market $124,900 Active 49 DOM
9. 2026-06-07
   days on market $124,900 Active 48 DOM
10. 2026-06-04
    days on market $124,900 Active 45 DOM
11. 2026-06-03
    days on market $124,900 Active 44 DOM
12. 2026-06-02
    days on market $124,900 Active 43 DOM
13. 2026-06-01
    days on market $124,900 Active 42 DOM
14. 2026-05-31
    days on market $124,900 Active 41 DOM
15. 2026-05-11
    price $124,900
16. 2026-04-19
    listed $139,000 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 9/10 Extreme 7 d/yr ≥105°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: $35,479
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$2,838
• − Management: −$2,838
• − Depreciation: −$3,633
• Taxable income: $16,674
• Est. tax owed @ 24.0%: −$4,002
• After-tax cash flow: $13,668/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, and improve the landscaping. The HVAC unit is new, but the home's overall condition is fair. With some updates, it has the potential to be a high-equity masterpiece.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate kitchen countertops — dated and worn
• Moderate kitchen appliances — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate landscaping — overgrown and debris

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace kitchen cabinets and countertops — modern cabinets and countertops improve functionality and aesthetics
• Resale replace kitchen appliances — new appliances improve functionality and aesthetics
• Resale replace bathroom fixtures — new fixtures improve functionality and aesthetics
• Resale landscaping and yard maintenance — a well-maintained yard enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
kitchen countertops · dated and worn	Moderate	$3,000–15,000
kitchen appliances · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
landscaping · overgrown and debris	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets and countertops — modern cabinets and countertops improve functionality and aesthetics ↑
• Resale replace kitchen appliances — new appliances improve functionality and aesthetics ↑
• Resale replace bathroom fixtures — new fixtures improve functionality and aesthetics ↑
• Resale landscaping and yard maintenance — a well-maintained yard enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.1% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $124,900 Beaches MLS
• 2026-04-19 Listed $139,000 Beaches MLS