320 Pine Ridge Cir Unit A1 · Greenacres, FL 33463

$149,900

2 bd · 1.5 ba · 935 sqft · Condo public records · 50 Days on market

Built 1980 $423/mo HOA · 22% 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 +20.7/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 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

Great Opportunity! Make this lovely unfurnished condo, 1st unit corner your new home in a quiet neighborhood. A spacious 2 bedrooms, 1.5 bathrooms wich are nicely remodeled. The kitchen was renovated with new cabinets, franite and appliances. New roof, new washer & dryer. fabulous clean property, perfect for snowbird or live the Florida lifestyle all year long, clubhouse w/ large pool sundeck, tennis, shuffleboard, walking paths and more. All conveniently located near shopping, restaurants, entertainment, beaches, turnpike and much more to move right into!!!!

Key facts

• Clubhouse
• Renovated kitchen
• New washer

Tags

• REMODELED BATHROOMS
• RENOVATED KITCHEN
• NEW ROOF
• NEW WASHER
• NEW DRYER
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Monthly HOA fee (approx. $423) covering cable TV, insurance, trash, and common areas; Community amenities include clubhouse, management, picnic area, parking, pool, shuffleboard court, tennis courts, on-site manager, and community room; Pets allowed (pet restrictions possible); Senior community; Approximately 300 units in the community

Exterior

• Parking: Assigned open parking (2 spaces)
• Security: Fire alarm; Smoke detector(s)
• Utilities: Public water; Public sewer; 100 Amp electric service; Sewer and water available
• Home design: Condominium; Resale property; 2 stories; Entry-level living area; North-facing
• Construction: Built with stucco and CBS construction; Composition/shingle roof
• Exterior features: Covered patio; Screened patio; Screened porch; Patio; Porch; Glass-enclosed patio/porch; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Other heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (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: 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: Liberty Park Elementary School (math 25% / reading 38%, grade F, #1,841 of 2,144 statewide, top 86%, 845 students, 76% FRL); L C Swain Middle School (math 26% / reading 33%, grade F, #469 of 571 statewide, top 84%, 1,451 students, 74% FRL); John I. Leonard High School (math 17% / reading 35%, grade F, #494 of 667 statewide, top 75%, 3,549 students, 67% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-20 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).
• This rent runs 32% 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 $1k 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 50 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 11 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 $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 1.30% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 6.4

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: -9.6%
• Equity multiple: 0.66×
• Total profit: $-14,391
• Equity at exit: $22,351

10-year hold

• IRR: -3.1%
• Equity multiple: 0.81×
• Total profit: $-7,845
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$786
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$62
• HOA: −$423
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $203

Break-even live

Break-even rent $1,699

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $288	-5% $245	+0% $203	+5% $160	+10% $118
Rent	-10% $48	-5% $126	+0% $203	+5% $280	+10% $357
Rate	-1.0pp $278	-0.5pp $241	base $203	+0.5pp $164	+1.0pp $124

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 Pine Ridge Cir Unit B2 Greenacres, FL	2.0	1.5	935	$2,200	$2.35	16d	1	0.09mi
3490 La Jardin Ct Unit B2 Greenacres, FL	1.0	1.0	780	$1,385	$1.78	4d	1	0.25mi
3808 Inlet Cir #3808 Greenacres, FL	2.0	2.0	992	$2,200	$2.22	0d	1	0.39mi
5971 La Pinata Blvd Unit B1 Greenacres, FL	2.0	1.0	920	$1,750	$1.90	26d	1	0.39mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,949	$2.61	1d	1	0.45mi
2980 Crosley Dr E Unit F West Palm Beach, FL	2.0	1.0	829	$1,575	$1.90	1d	1	0.54mi
6061 10th Ave N #242 Greenacres, FL	2.0	2.0	855	$2,000	$2.34	6d	1	0.56mi
6031 10th Ave N #219 Greenacres, FL	3.0	2.0	1078	$2,400	$2.23	5d	1	0.57mi
6023 10th Ave N #114 Greenacres, FL	2.0	2.0	1050	$2,000	$1.90	0d	1	0.62mi
5775 Fernley Dr W #131 West Palm Beach, FL	2.0	2.0	1072	$2,000	$1.87	12d	1	0.65mi
3045 Jackson Ave Greenacres, FL	2.0	1.0	900	$1,775	$1.97	26d	1	0.65mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	26d	1	0.66mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	26d	1	0.67mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	19d	1	0.68mi
2783 Dudley Dr E Unit D West Palm Beach, FL	2.0	2.0	910	$1,650	$1.81	18d	1	0.68mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	26d	1	0.71mi
5443 Cresthaven Blvd Unit F West Palm Beach, FL	2.0	2.0	910	$1,550	$1.70	3d	1	0.73mi
4904 Dillon St Unit C Greenacres, FL	1.0	1.0	699	$1,450	$2.07	26d	1	0.73mi
6170 Dodd Rd Unit The Greenacres, FL	2.0	2.0	1000	$2,600	$2.60	26d	1	0.74mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	26d	1	0.76mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	18d	1	0.76mi
826 Sky Pine Way Greenacres, FL	2.0–3.0	2.0	1304	$1,800	$1.38	0d	2	0.76mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	22d	1	0.76mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	16d	1	0.78mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	4d	1	0.78mi
2731 Barkley Dr W Unit B West Palm Beach, FL	2.0	2.0	895	$1,800	$2.01	26d	1	0.79mi
2625 Emory Dr W Unit F West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	26d	1	0.80mi
629 Sea Pine Way Unit D3 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	23d	1	0.80mi
4191 S 57th Ave Unit H Greenacres, FL	2.0	2.0	847	$1,750	$2.07	26d	1	0.80mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	9d	1	0.80mi
4181 S 57th Ave Unit D Greenacres, FL	2.0	2.0	847	$1,850	$2.18	26d	1	0.81mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	4d	1	0.83mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,750	$1.96	26d	1	0.83mi
628 Sea Pine Way Unit A2 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	18d	1	0.84mi
4205 S 57th Ave Unit G Greenacres, FL	2.0	2.0	1046	$1,900	$1.82	26d	1	0.84mi
812 Sky Pine Way Greenacres, FL	2.0	2.0	1064	$2,100	$1.97	26d	1	0.84mi
3750 Mil-Race Ct Unit 3769 Greenacres, FL	2.0	2.0	921	$2,350	$2.55	26d	1	0.86mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	26d	1	0.86mi
811 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1064	$1,550	$1.46	21d	1	0.86mi
3750 Mil Race Ct Unit 3774 Greenacres, FL	2.0	2.0	921	$2,100	$2.28	26d	1	0.87mi

HOA detail condo

• Monthly dues: $423 · $5,076/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-21
   remarks 568-char remark
2. 2026-06-21
   days on market $149,900 Active 50 DOM
3. 2026-06-18
   days on market $149,900 Active 47 DOM
4. 2026-06-17
   days on market $149,900 Active 46 DOM
5. 2026-06-16
   days on market $149,900 Active 45 DOM
6. 2026-06-15
   days on market $149,900 Active 44 DOM
7. 2026-06-13
   days on market $149,900 Active 42 DOM
8. 2026-06-09
   days on market $149,900 Active 38 DOM
9. 2026-06-08
   days on market $149,900 Active 37 DOM
10. 2026-06-07
    days on market $149,900 Active 36 DOM
11. 2026-06-04
    days on market $149,900 Active 33 DOM
12. 2026-06-03
    days on market $149,900 Active 32 DOM
13. 2026-06-02
    days on market $149,900 Active 31 DOM
14. 2026-06-01
    days on market $149,900 Active 30 DOM
15. 2026-05-31
    days on market $149,900 Active 29 DOM
16. 2026-05-02
    listed $149,900 Active
17. 2024-11-12
    historical
18. 2024-07-06
    price $170,000
19. 2024-03-25
    listed $187,000 Active
20. 2022-12-05
    historical
21. 2022-10-29
    price $197,000
22. 2022-09-25
    price $199,900
23. 2022-04-04
    listed $200,000 Active
24. 2019-08-21
    soldstatus $105,000
25. 2019-08-19
    soldstatus $105,000 Closed
26. 2019-07-23
    historical Active Under Contract
27. 2019-07-05
    status Active
28. 2019-07-02
    historical Active Under Contract
29. 2019-05-28
    price $110,000
30. 2019-05-28
    listed $110,000 Active
31. 2019-05-28
    listed $110 Active
32. 2019-05-28
    historical
33. 2011-10-26
    soldstatus $21,500
34. 2011-08-26
    historical
35. 2011-08-13
    historical
36. 2011-07-23
    listed $24,210
37. 2011-05-02
    historical
38. 2011-02-20
    listed $29,900
39. 2011-01-17
    listed $26,900
40. 2005-01-20
    soldstatus $92,000
41. 2005-01-14
    soldstatus $92,000
42. 2004-12-04
    historical
43. 2004-10-26
    listed $100,000
44. 2001-06-11
    soldstatus $45,000
45. 2001-03-25
    historical
46. 2000-08-14
    listed $45,900
47. 1998-01-07
    soldstatus $36,000
48. 1998-01-07
    soldstatus $36,000

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $1,244 · $104/mo
• Expected delta: +$397/yr (+$33/mo · 46.9%)

ⓘ 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 ≥105°F today · 24 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: $23,466
• − Mortgage interest: −$8,397
• − Property taxes: −$847
• − Insurance: −$750
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − HOA: −$5,076
• − Depreciation: −$4,361
• Taxable income: $282
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,365/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

+316.4% since first listed

33 events — show timeline

• 2026-05-02 Listed $149,900 Beaches MLS
• 2024-11-12 Listing Removed — Beaches MLS
• 2024-07-06 Price Changed $170,000 Beaches MLS
• 2024-03-25 Listed $187,000 Beaches MLS
• 2022-12-05 Listing Removed — Beaches MLS
• 2022-10-29 Price Changed $197,000 Beaches MLS
• 2022-09-25 Price Changed $199,900 Beaches MLS
• 2022-04-04 Listed $200,000 Beaches MLS
• 2019-08-21 Sold (Public Records) $105,000 Public Records
• 2019-08-19 Sold (MLS) $105,000 Beaches MLS
• 2019-07-23 Contingent — Beaches MLS
• 2019-07-05 Relisted — Beaches MLS
• 2019-07-02 Contingent — Beaches MLS
• 2019-05-28 Price Changed $110,000 Beaches MLS
• 2019-05-28 Listing Removed — Beaches MLS
• 2019-05-28 Listed $110 Beaches MLS
• 2019-05-28 Listed $110,000 Beaches MLS
• 2011-10-26 Sold (MLS) $21,500 Beaches MLS
• 2011-08-26 Listing Removed — Beaches MLS
• 2011-08-13 Listing Removed — Beaches MLS
• 2011-07-23 Listed $24,210 Beaches MLS
• 2011-05-02 Listing Removed — Beaches MLS
• 2011-02-20 Listed $29,900 Beaches MLS
• 2011-01-17 Listed $26,900 Beaches MLS
• 2005-01-20 Sold (Public Records) $92,000 Public Records
• 2005-01-14 Sold (MLS) $92,000 Beaches MLS
• 2004-12-04 Listing Removed — Beaches MLS
• 2004-10-26 Listed $100,000 Beaches MLS
• 2001-06-11 Sold (Public Records) $45,000 Public Records
• 2001-03-25 Listing Removed — Beaches MLS
• 2000-08-14 Listed $45,900 Beaches MLS
• 1998-01-07 Sold (Public Records) $36,000 Public Records
• 1998-01-07 Sold (Public Records) $36,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $847 · +2.9% YoY. Source: county tax records.