7626 Tahiti Ln #204 · Greenacres, FL 33467

$133,500

2 bd · 2.0 ba · 1,049 sqft · Condo public records · 361 Days on market

Built 1987 $575/mo HOA · 27% 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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• 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

MOVE IN READY!!! Great condo located in beautiful Lucerne Lakes, a 55+ active community. This 2 bd / 2ba second floor condo with high vaulted ceilings, corner unit, extra windows. New Paint throughout condo, new plank tiles in entry area, kitchen & eat-in area. Wood plank flooring throughout living room, dining room & bedrooms. Side by side Refrigerator, stove, microwave, dishwasher, washer & dryer. Water, sewer, trash and basic cable are included Master bedroom offers ensuite bathroom, walk in shower separate from vanity area. Large walk-in closet. Guest bedroom with nice closet. Guest bathroom with tub. Laundry room comes with washer, dryer & extra storage. Blin

Key facts

• Wood plank flooring
• Large walk-in closet
• New plank tiles

Tags

• HIGH VAULTED CEILINGS
• NEW PLANK TILES
• WOOD PLANK FLOORING
• ENSUITE BATHROOM
• WALK IN SHOWER
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Building area: 1,072 total; living area reported as 1,049; 372 units in community
• HOA & community: Monthly association fee of $575; Association covers cable TV, sewer, trash and water; Community amenities: fitness center, community room, courtesy bus; Has association; Senior community; Pets not allowed

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Sewer available; Water available
• Home design: Condominium; 2-story building; Unit faces west
• Construction: CBS construction
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range; Refrigerator; Electric water heater
• Bedrooms: No main-level bedrooms
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: High ceilings; Smoke detectors
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $134k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $117k (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; 40 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

• Local home prices are declining (-3.0%/yr); year-one equity from $923 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 361 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $59k; list at $134k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $117,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 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: 1.57% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 5.3

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: -6.4%
• Equity multiple: 0.77×
• Total profit: $-8,509
• Equity at exit: $19,905

10-year hold

• IRR: -2.7%
• Equity multiple: 0.85×
• Total profit: $-5,485
• Equity at exit: $11,543

Cash invested: $37,380 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$700
• Tax from tax record: −$24 /mo · $294/yr
• Insurance: −$56
• HOA: −$575
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $298

Break-even live

Break-even rent $1,715

Max offer price $133,500

Occupancy floor 81%

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: $33,375
• Closing costs: $4,005
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4735 Lucerne Lakes Blvd E #410 Lake Worth, FL	2.0	2.0	1330	$1,700	$1.28	24d	1	0.07mi
4725 Lucerne Lakes Blvd E Lake Worth, FL	2.0	2.0	1330	$1,950	$1.47	7d	2	0.08mi
4725 Lucerne Lakes Blvd E Lake Worth, FL	2.0	2.0	1330	$1,950	$1.47	20d	2	0.08mi
7593 Tahiti Ln #205 Lake Worth, FL	2.0	2.0	1186	$1,800	$1.52	24d	1	0.09mi
4735 Lucerne Lakes Blvd W Unit 410 Greenacres, FL	2.0	2.0	1330	$1,700	$1.28	22d	1	0.13mi
4640 Lucerne Lakes Blvd W #605 Lake Worth, FL	2.0	1.0	900	$1,600	$1.78	15d	1	0.17mi
7178 Golf Colony Ct #101 Lake Worth, FL	2.0	2.0	735	$1,700	$2.31	24d	1	0.17mi
7118 Golf Colony Ct #103 Lake Worth, FL	2.0	2.0	790	$1,725	$2.18	24d	1	0.17mi
7281 Golf Colony Ct #204 Lake Worth, FL	1.0	1.0	857	$1,450	$1.69	12d	1	0.18mi
7250 Golf Colony Ct #104 Lake Worth, FL	2.0	2.0	815	$1,985	$2.44	24d	1	0.19mi
4698 Lucerne Lakes Blvd E #103 Lake Worth, FL	2.0	2.0	1244	$2,100	$1.69	24d	1	0.19mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$1,995	$2.71	15d	1	0.23mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$2,000	$2.72	4d	1	0.23mi
4682 Lucerne Lakes Blvd E #202 Lake Worth, FL	2.0	2.0	872	$1,800	$2.06	20d	1	0.24mi
4760 Lucerne Lakes Blvd W #405 Lake Worth, FL	1.0	1.5	1000	$1,490	$1.49	24d	1	0.25mi
7091 Golf Colony Ct #201 Lake Worth, FL	2.0	2.0	735	$1,850	$2.52	14d	1	0.25mi
7257 Golf Colony Ct #203 Lake Worth, FL	2.0	2.0	790	$1,950	$2.47	7d	1	0.25mi
7149 Golf Colony Ct Lake Worth, FL	2.0	2.0	823	$2,075	$2.52	2d	3	0.25mi
7149 Golf Colony Ct Lake Worth, FL	2.0	2.0	823	$2,098	$2.55	12d	2	0.25mi
7149 Golf Colony Ct #104 Lake Worth, FL	2.0	2.0	790	$2,300	$2.91	24d	1	0.25mi
7101 Golf Colony Ct #102 Lake Worth, FL	2.0	2.0	790	$2,500	$3.16	24d	1	0.27mi
4640 Lucerne Lakes Blvd W Lake Worth, FL	2.0	1.0–2.0	960	$1,525	$1.59	4d	2	0.29mi
4598 Lucerne Lakes Blvd E #101 Lake Worth, FL	2.0	2.0	872	$2,250	$2.58	24d	1	0.32mi
4598 Lucerne Lakes Blvd E #101 Lake Worth, FL	2.0	2.0	872	$2,250	$2.58	5d	1	0.32mi
4489 Luxemburg Ct #101 Lake Worth, FL	2.0	2.0	1005	$2,000	$1.99	24d	1	0.32mi
4483 Luxemburg Ct #201 Lake Worth, FL	3.0	2.0	1265	$2,800	$2.21	24d	1	0.33mi
4471 Luxemburg Ct Lake Worth, FL	2.0	2.0	1005	$2,150	$2.14	24d	2	0.36mi
4471 Luxemburg Ct #101 Lake Worth, FL	2.0	2.0	1005	$2,300	$2.29	18d	1	0.36mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1027	$2,250	$2.19	5d	1	0.37mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1005	$2,250	$2.24	24d	1	0.37mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,240	$1.38	12d	1	0.38mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,275	$1.42	7d	1	0.38mi
4557 Luxemburg Ct Lake Worth, FL	2.0	1.5	1065	$2,400	$2.25	24d	1	0.38mi
4657 Fountains Dr S #206 Lake Worth, FL	1.0	1.0	882	$1,650	$1.87	12d	1	0.56mi
4702 Fountains Dr S #207 Lake Worth, FL	2.0	2.5	1434	$2,600	$1.81	24d	1	0.57mi
4702 Fountains Dr S #207 Lake Worth, FL	2.0	2.5	1434	$2,600	$1.81	1d	1	0.57mi
4770 Fountains Dr S #303 Lake Worth, FL	2.0	2.0	1434	$2,200	$1.53	2d	1	0.59mi
4801 Esedra Ct Lake Worth, FL	2.0	2.0	1027	$2,075	$2.02	11d	2	0.68mi
4801 Esedra Ct #201 Lake Worth, FL	2.0	2.0	1005	$2,300	$2.29	24d	1	0.68mi
4345 Trevi Ct #204 Lake Worth, FL	2.0	2.0	1005	$2,100	$2.09	20d	1	0.68mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: watersewertrashcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $133,500 Active 361 DOM
2. 2026-06-17
   days on market $133,500 Active 360 DOM
3. 2026-06-16
   days on market $133,500 Active 359 DOM
4. 2026-06-15
   days on market $133,500 Active 358 DOM
5. 2026-06-13
   days on market $133,500 Active 356 DOM
6. 2026-06-09
   days on market $133,500 Active 352 DOM
7. 2026-06-07
   days on market $133,500 Active 350 DOM
8. 2026-06-04
   days on market $133,500 Active 347 DOM
9. 2026-06-03
   days on market $133,500 Active 346 DOM
10. 2026-06-01
    days on market $133,500 Active 344 DOM
11. 2026-05-31
    days on market $133,500 Active 343 DOM
12. 2026-01-29
    price $133,500
13. 2025-06-22
    listed $140,000 Active
14. 2024-11-24
    historical
15. 2024-08-03
    price $165,000
16. 2024-05-23
    listed $175,000 Active
17. 2024-05-14
    historical
18. 2023-11-15
    listed $175,000 Active
19. 2015-12-17
    soldstatus $59,000 Closed
20. 2015-10-29
    historical Contingent
21. 2015-10-02
    listed $57,900 Active
22. 1996-07-03
    soldstatus $45,500
23. 1994-05-24
    soldstatus $42,500

ⓘ 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: $294 · $24/mo
• Projected year-2 tax: $1,108 · $92/mo
• Expected delta: +$815/yr (+$68/mo · 277.5%)

ⓘ 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 ≥106°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: $25,106
• − Mortgage interest: −$7,478
• − Property taxes: −$294
• − Insurance: −$668
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − HOA: −$6,900
• − Depreciation: −$3,884
• Taxable income: $1,867
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $3,124/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

+214.1% since first listed

12 events — show timeline

• 2026-01-29 Price Changed $133,500 Beaches MLS
• 2025-06-22 Listed $140,000 Beaches MLS
• 2024-11-24 Listing Removed — Beaches MLS
• 2024-08-03 Price Changed $165,000 Beaches MLS
• 2024-05-23 Listed $175,000 Beaches MLS
• 2024-05-14 Listing Removed — Beaches MLS
• 2023-11-15 Listed $175,000 Beaches MLS
• 2015-12-17 Sold (MLS) $59,000 Beaches MLS
• 2015-10-29 Contingent — Beaches MLS
• 2015-10-02 Listed $57,900 Beaches MLS
• 1996-07-03 Sold (Public Records) $45,500 Public Records
• 1994-05-24 Sold (Public Records) $42,500 Public Records

Property tax history

-2.3%/yr

Latest (2025): $294 · +2.8% YoY. Source: county tax records.