4363 Trevi Ct #304 · Greenacres, FL 33467

$129,000

1 bd · 1.5 ba · 761 sqft · Condo public records · 42 Days on market

Built 1972 $504/mo HOA · 25% 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 +23.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

Spacious one-bedroom residence located in the all-ages section of Trevi Court at The Fountains Country Club. Residents enjoy a gated community with a manned security entrance and 24-hour security patrol throughout the property. Optional golf and social memberships are available through the club, with no mandatory membership required for Trevi Court owners. The association fee includes cable, internet, water, building insurance, exterior maintenance, and security services. Conveniently located near shopping, dining, and major highways including I-95 and the Florida Turnpike. Association approval may take up to 30 days, and a minimum credit score of 700 is required. Application fee is $150 fo

Key facts

• Gated community
• $504 HOA
• Garage

Tags

• GATED COMMUNITY
• MANNED SECURITY ENTRANCE
• 24 HOUR SECURITY PATROL
• OPTIONAL GOLF MEMBERSHIPS
• OPTIONAL SOCIAL MEMBERSHIPS
• ASSOCIATION FEE INCLUDES CABLE

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association amenities include pool and elevators

Exterior

• Parking: 1 covered garage space; One-space parking
• Security: Security guard
• Utilities: Has cooling (central air)
• Home design: Attached property; 3-story building; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: No notable exterior features listed; Association pool

Interior

• Kitchen: Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: First-floor entry; Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% 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 22d 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 $892 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 42 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y 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 $92k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.58% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• 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: -9.3%
• Equity multiple: 0.67×
• Total profit: $-11,828
• Equity at exit: $19,234

10-year hold

• IRR: -7.1%
• Equity multiple: 0.64×
• Total profit: $-13,085
• Equity at exit: $11,154

Cash invested: $36,120 (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 33467

• Rents YoY: -0.4%
• Active inventory: 651
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,037 high
• Mortgage (P&I): −$676
• Tax from tax record: −$144 /mo · $1,731/yr
• Insurance: −$54
• HOA: −$504
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $231

Break-even live

Break-even rent $1,745

Max offer price $129,000

Occupancy floor 84%

Sensitivity live

Price	-10% $304	-5% $268	+0% $231	+5% $195	+10% $158
Rent	-10% $70	-5% $151	+0% $231	+5% $312	+10% $392
Rate	-1.0pp $296	-0.5pp $264	base $231	+0.5pp $198	+1.0pp $164

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4363 Trevi Ct #203 Lake Worth, FL	1.0	1.5	761	$1,650	$2.17	25d	1	0.00mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	18d	1	0.05mi
4345 Trevi Ct #204 Lake Worth, FL	2.0	2.0	1005	$2,100	$2.09	21d	1	0.08mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,675	$1.78	6d	1	0.21mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,750	$1.86	21d	1	0.21mi
4284 Deste Ct #304 Greenacres, FL	1.0	1.0	716	$2,200	$3.07	17d	1	0.21mi
4120 Tivoli Ct #305 Lake Worth, FL	1.0	1.0	704	$1,750	$2.49	25d	1	0.21mi
4230 Deste Ct Unit 305 Greenacres, FL	1.0	1.0	716	$1,900	$2.65	6d	1	0.23mi
4236 Deste Ct #108 Greenacres, FL	1.0	1.0	716	$1,800	$2.51	18d	1	0.25mi
4100 Tivoli Ct #104 Lake Worth, FL	1.0	1.0	780	$1,600	$2.05	25d	1	0.26mi
4242 Deste Ct Unit 208 Greenacres, FL	2.0	2.0	978	$2,500	$2.56	25d	1	0.31mi
4266 Deste Ct #107 Greenacres, FL	2.0	2.0	978	$2,100	$2.15	25d	1	0.36mi
4557 Luxemburg Ct Lake Worth, FL	2.0	1.5	1065	$2,400	$2.25	25d	1	0.39mi
4657 Fountains Dr S #206 Lake Worth, FL	1.0	1.0	882	$1,650	$1.87	12d	1	0.40mi
4254 Deste Ct #305 Greenacres, FL	1.0	1.0	716	$1,500	$2.09	25d	1	0.40mi
4598 Lucerne Lakes Blvd E #101 Lake Worth, FL	2.0	2.0	872	$2,250	$2.58	5d	1	0.41mi
4598 Lucerne Lakes Blvd E #101 Lake Worth, FL	2.0	2.0	872	$2,250	$2.58	25d	1	0.41mi
6615 Waterfront Xing Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,124	$1.95	0d	23	0.41mi
4471 Luxemburg Ct Lake Worth, FL	2.0	2.0	1005	$2,150	$2.14	25d	2	0.41mi
4471 Luxemburg Ct #101 Lake Worth, FL	2.0	2.0	1005	$2,300	$2.29	19d	1	0.41mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	15d	1	0.44mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1005	$2,250	$2.24	25d	1	0.44mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1027	$2,250	$2.19	6d	1	0.44mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	8d	1	0.45mi
7101 Golf Colony Ct #102 Lake Worth, FL	2.0	2.0	790	$2,500	$3.16	25d	1	0.45mi
7091 Golf Colony Ct #201 Lake Worth, FL	2.0	2.0	735	$1,850	$2.52	14d	1	0.48mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	25d	1	0.49mi
7149 Golf Colony Ct #104 Lake Worth, FL	2.0	2.0	790	$2,300	$2.91	25d	1	0.49mi
7149 Golf Colony Ct Lake Worth, FL	2.0	2.0	823	$2,075	$2.52	2d	3	0.49mi
7149 Golf Colony Ct Lake Worth, FL	2.0	2.0	823	$2,098	$2.55	13d	2	0.49mi
4489 Luxemburg Ct #101 Lake Worth, FL	2.0	2.0	1005	$2,000	$1.99	25d	1	0.50mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$1,995	$2.71	15d	1	0.50mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$2,000	$2.72	4d	1	0.50mi
4682 Lucerne Lakes Blvd E #202 Lake Worth, FL	2.0	2.0	872	$1,800	$2.06	21d	1	0.51mi
4832 Esedra Ct Lake Worth, FL	1.0–3.0	1.0–2.0	1026	$1,499	$1.46	3d	2	0.52mi
4801 Esedra Ct #201 Lake Worth, FL	2.0	2.0	1005	$2,300	$2.29	25d	1	0.54mi
4801 Esedra Ct Lake Worth, FL	2.0	2.0	1027	$2,075	$2.02	11d	2	0.54mi
4838 Esedra Ct Lake Worth, FL	1.0	1.0	804	$1,550	$1.93	25d	2	0.54mi
7118 Golf Colony Ct #103 Lake Worth, FL	2.0	2.0	790	$1,725	$2.18	25d	1	0.55mi
7178 Golf Colony Ct #101 Lake Worth, FL	2.0	2.0	735	$1,700	$2.31	25d	1	0.57mi

HOA detail condo

• Monthly dues: $504 · $6,048/yr
• Likely covers: waterinternetcableexterior maint.insurancesecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $129,000 Active 42 DOM
2. 2026-06-17
   days on market $129,000 Active 41 DOM
3. 2026-06-16
   days on market $129,000 Active 40 DOM
4. 2026-06-15
   days on market $129,000 Active 39 DOM
5. 2026-06-13
   days on market $129,000 Active 37 DOM
6. 2026-06-09
   days on market $129,000 Active 33 DOM
7. 2026-06-08
   days on market $129,000 Active 32 DOM
8. 2026-06-07
   days on market $129,000 Active 31 DOM
9. 2026-06-04
   days on market $129,000 Active 28 DOM
10. 2026-06-03
    days on market $129,000 Active 27 DOM
11. 2026-06-02
    days on market $129,000 Active 26 DOM
12. 2026-06-01
    days on market $129,000 Active 25 DOM
13. 2026-05-31
    days on market $129,000 Active 24 DOM
14. 2026-05-07
    listed $129,000 Active
15. 2026-03-18
    historical
16. 2026-03-09
    status Active
17. 2026-03-04
    status Pending
18. 2026-01-30
    listed $119,000 Active
19. 2013-09-22
    historical
20. 2013-09-21
    historical
21. 2009-09-24
    historical
22. 2009-03-20
    listed $29,500
23. 2008-06-30
    historical
24. 2007-05-12
    listed $85,000
25. 2007-02-05
    historical
26. 2006-08-22
    listed $109,000
27. 2006-02-24
    listed $144,900
28. 2005-11-10
    soldstatus $92,000
29. 2005-11-03
    soldstatus $92,000
30. 2005-08-30
    historical
31. 2005-08-05
    listed $99,900
32. 2000-10-20
    listed $48,900
33. 1993-02-04
    soldstatus $42,900
34. 1991-10-01
    soldstatus $35,000

ⓘ 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: $1,731 · $144/mo
• Projected year-2 tax: $1,731 · $144/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 3/10 Moderate
• 🌡 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: $24,449
• − Mortgage interest: −$7,226
• − Property taxes: −$1,731
• − Insurance: −$645
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − HOA: −$6,048
• − Depreciation: −$3,753
• Taxable income: $1,134
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $2,500/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

+268.6% since first listed

21 events — show timeline

• 2026-05-07 Listed $129,000 MARMLS
• 2026-03-18 Listing Removed — MARMLS
• 2026-03-09 Relisted — MARMLS
• 2026-03-04 Pending — MARMLS
• 2026-01-30 Listed $119,000 MARMLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2009-09-24 Listing Removed — Beaches MLS
• 2009-03-20 Listed $29,500 Beaches MLS
• 2008-06-30 Listing Removed — Beaches MLS
• 2007-05-12 Listed $85,000 Beaches MLS
• 2007-02-05 Listing Removed — Beaches MLS
• 2006-08-22 Listed $109,000 Beaches MLS
• 2006-02-24 Listed $144,900 Beaches MLS
• 2005-11-10 Sold (Public Records) $92,000 Public Records
• 2005-11-03 Sold (MLS) $92,000 Beaches MLS
• 2005-08-30 Listing Removed — Beaches MLS
• 2005-08-05 Listed $99,900 Beaches MLS
• 2000-10-20 Listed $48,900 Beaches MLS
• 1993-02-04 Sold (Public Records) $42,900 Public Records
• 1991-10-01 Sold (Public Records) $35,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,731 · -1.0% YoY. Source: county tax records.