5423 Cresthaven Blvd Unit C · Greenacres, FL 33415

$100,000

2 bd · 2.0 ba · 964 sqft · Condo public records · 88 Days on market

Built 1975 $562/mo HOA · 32% 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 +25.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT LOCATION...ADD YOUR PERSONAL TOUCH TO THIS 2 BEDROOM 2 BATH VILLA INSOUGH AFTER COMMUNITY. ASSOCIATION REQUIRES 20% DOWN ON FIANCING. NO LEASE THE FRIST 2 YEARS

Key facts

• $562 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Senior community; Road maintained via a road maintenance agreement; Green energy-efficient appliances
• Financial info: Not a land-lease property
• HOA & community: Association: CRESTHAVEN VILLAS; Monthly HOA fee of $562; HOA includes cable TV, insurance, structure maintenance, pest control, sewer, trash, water, common areas, reserve funds, roof repairs, recreation facility and pool service; Association amenities include: heated pool, pool, clubhouse, fitness center, billiard room, game room, laundry, management, picnic area, parking, shuffleboard court, storage, workshop area, manager on site, trash chute, bike storage, business center, community room, internet included, library, lobby, maintained community, sidewalks, street lights, maintenance, recreation facilities

Exterior

• Parking: Assigned parking; Guest parking; Total of 1 parking space
• Security: Security patrol; Other security features
• Utilities: Public water; Public sewer; Electricity available; Cable available; Water available
• Home design: Condominium; One-story; Resale condition; Faces north
• Construction: Built with concrete block (CBS); No stucco on exterior; Shingle roof; Block foundation
• Exterior features: Screened porch; Porch; Storage structure

Interior

• Kitchen: Refrigerator; Electric water heater listed under appliances
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable built-in interior features listed; Unfurnished unit
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (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: Clifford O Taylor/Kirklane Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 1,230 students, 80% 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 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-21 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 soft (-1.6%/yr); 313 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 34% of the median local income ($61k/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 $691 of loan paydown is wiped out by about $3k 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 88 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.76% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 4.7

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: -7.1%
• Equity multiple: 0.75×
• Total profit: $-7,026
• Equity at exit: $14,910

10-year hold

• IRR: -4.6%
• Equity multiple: 0.76×
• Total profit: $-6,698
• Equity at exit: $8,646

Cash invested: $28,000 (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 33415

• Rents YoY: -1.6%
• Active inventory: 313
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$524
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$42
• HOA: −$562
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $220

Break-even live

Break-even rent $1,481

Max offer price $100,000

Occupancy floor 82%

Sensitivity live

Price	-10% $277	-5% $248	+0% $220	+5% $192	+10% $163
Rent	-10% $81	-5% $151	+0% $220	+5% $290	+10% $359
Rate	-1.0pp $270	-0.5pp $245	base $220	+0.5pp $194	+1.0pp $168

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5443 Cresthaven Blvd Unit F West Palm Beach, FL	2.0	2.0	910	$1,550	$1.70	3d	1	0.03mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	25d	1	0.06mi
2731 Barkley Dr W Unit B West Palm Beach, FL	2.0	2.0	895	$1,800	$2.01	25d	1	0.07mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	25d	1	0.10mi
2783 Dudley Dr E Unit D West Palm Beach, FL	2.0	2.0	910	$1,650	$1.81	18d	1	0.10mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	25d	1	0.12mi
2980 Crosley Dr E Unit F West Palm Beach, FL	2.0	1.0	829	$1,575	$1.90	0d	1	0.20mi
2556 Dudley Dr E Unit D West Palm Beach, FL	2.0	1.0	829	$1,550	$1.87	25d	1	0.23mi
2531 Barkley Dr W Unit B West Palm Beach, FL	2.0	2.0	895	$1,800	$2.01	6d	1	0.23mi
2531 Barkley Dr W Unit D West Palm Beach, FL	2.0	2.0	895	$1,750	$1.96	25d	1	0.23mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	9d	1	0.26mi
2567 Dudley Dr W Unit F West Palm Beach, FL	2.0	1.0	815	$1,550	$1.90	25d	1	0.27mi
3045 Jackson Ave Greenacres, FL	2.0	1.0	900	$1,775	$1.97	25d	1	0.35mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	18d	1	0.36mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	22d	1	0.37mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	18d	1	0.40mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	4d	1	0.44mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,750	$1.96	25d	1	0.44mi
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	25d	1	0.45mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	25d	1	0.47mi
2415 Lewis Rd West Palm Beach, FL	3.0	2.0	1086	$2,850	$2.62	0d	1	0.48mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	25d	1	0.48mi
2625 Emory Dr W Unit F West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	25d	1	0.51mi
2167 Laura Ln Unit A West Palm Beach, FL	3.0	1.0	951	$2,125	$2.23	16d	1	0.61mi
5775 Fernley Dr W #131 West Palm Beach, FL	2.0	2.0	1072	$2,000	$1.87	12d	1	0.67mi
2255 Ida Way West Palm Beach, FL	2.0	2.0	948	$2,200	$2.32	25d	1	0.69mi
3808 Inlet Cir #3808 Greenacres, FL	2.0	2.0	992	$2,200	$2.22	0d	1	0.70mi
342 Pine Ridge Cir Unit B2 Greenacres, FL	2.0	1.5	935	$2,200	$2.35	16d	1	0.78mi
629 Sea Pine Way Unit D3 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	23d	1	0.81mi
628 Sea Pine Way Unit A2 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	18d	1	0.81mi
3490 La Jardin Ct Unit B2 Greenacres, FL	1.0	1.0	780	$1,385	$1.78	4d	1	0.87mi
4591 Purdy Ln Unit 2 West Palm Beach, FL	3.0	2.0	850	$3,000	$3.53	25d	1	0.88mi
4591 Purdy Ln Unit 1 West Palm Beach, FL	2.0	1.0	900	$2,350	$2.61	25d	1	0.88mi
6031 10th Ave N #219 Greenacres, FL	3.0	2.0	1078	$2,400	$2.23	5d	1	0.90mi
6061 10th Ave N #242 Greenacres, FL	2.0	2.0	855	$2,000	$2.34	6d	1	0.91mi
2206 Laurel Way West Palm Beach, FL	1.0–3.0	1.0–2.0	850	$1,975	$2.32	25d	3	0.92mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	3d	1	0.92mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	16d	1	0.92mi
6023 10th Ave N #114 Greenacres, FL	2.0	2.0	1050	$2,000	$1.90	0d	1	0.93mi
4904 Dillon St Unit C Greenacres, FL	1.0	1.0	699	$1,450	$2.07	25d	1	0.93mi

HOA detail condo

• Monthly dues: $562 · $6,744/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   statusdays on market $100,000 Active Under Contract 88 DOM
2. 2026-06-18
   days on market $100,000 Active 85 DOM
3. 2026-06-17
   days on market $100,000 Active 84 DOM
4. 2026-06-16
   days on market $100,000 Active 83 DOM
5. 2026-06-15
   days on market $100,000 Active 82 DOM
6. 2026-06-13
   days on market $100,000 Active 80 DOM
7. 2026-06-09
   days on market $100,000 Active 76 DOM
8. 2026-06-08
   days on market $100,000 Active 75 DOM
9. 2026-06-07
   pricedays on market $100,000 Active 74 DOM
10. 2026-06-04
    days on market $115,000 Active 71 DOM
11. 2026-06-03
    days on market $115,000 Active 70 DOM
12. 2026-06-02
    days on market $115,000 Active 69 DOM
13. 2026-06-01
    days on market $115,000 Active 68 DOM
14. 2026-05-31
    days on market $115,000 Active 67 DOM
15. 2026-05-12
    status Active
16. 2026-05-12
    price $119,999
17. 2026-04-21
    historical Active Under Contract
18. 2026-04-20
    status Active
19. 2026-04-02
    historical Active Under Contract
20. 2026-03-25
    listed $129,900 Active
21. 2005-08-23
    soldstatus $94,000
22. 2005-08-22
    soldstatus $94,000 166-char remark

    Show marketing remark (166 chars)

    GREAT LOCATION...ADD YOUR PERSONAL TOUCH TO THIS 2 BEDROOM 2 BATH VILLA INSOUGH AFTER COMMUNITY. ASSOCIATION REQUIRES 20% DOWN ON FIANCING. NO LEASE THE FRIST 2 YEARS

23. 2005-07-11
    historical 166-char remark

    Show marketing remark (166 chars)

    GREAT LOCATION...ADD YOUR PERSONAL TOUCH TO THIS 2 BEDROOM 2 BATH VILLA INSOUGH AFTER COMMUNITY. ASSOCIATION REQUIRES 20% DOWN ON FIANCING. NO LEASE THE FRIST 2 YEARS

24. 2005-05-25
    listed $95,900 166-char remark

    Show marketing remark (166 chars)

    GREAT LOCATION...ADD YOUR PERSONAL TOUCH TO THIS 2 BEDROOM 2 BATH VILLA INSOUGH AFTER COMMUNITY. ASSOCIATION REQUIRES 20% DOWN ON FIANCING. NO LEASE THE FRIST 2 YEARS

25. 1984-12-01
    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: $505 · $42/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$325/yr (+$27/mo · 64.2%)

ⓘ 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 · 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: $21,118
• − Mortgage interest: −$5,602
• − Property taxes: −$505
• − Insurance: −$500
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − HOA: −$6,744
• − Depreciation: −$2,909
• Taxable income: $1,479
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $2,286/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): 54,581
• Household income: $61,274
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 2254.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 26% White 21% Black 21% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Cuban 14% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 9% Romanian 1% Lithuanian 1%
• Foreign-born: 44% · Canada, Jamaica, Dominican Republic
• Languages at home: 40% English-only · Spanish 49% French/Haitian/Cajun 8% Other Indo-European 1%

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: ▼ -400.29%
• Current HPI: 413.9695
• Rent YoY: ▼ -1.64%
• 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

+242.9% since first listed

11 events — show timeline

• 2026-05-12 Relisted — Beaches MLS
• 2026-05-12 Price Changed $119,999 Beaches MLS
• 2026-04-21 Contingent — Beaches MLS
• 2026-04-20 Relisted — Beaches MLS
• 2026-04-02 Contingent — Beaches MLS
• 2026-03-25 Listed $129,900 Beaches MLS
• 2005-08-23 Sold (Public Records) $94,000 Public Records
• 2005-08-22 Sold (MLS) $94,000 Beaches MLS
• 2005-07-11 Listing Removed — Beaches MLS
• 2005-05-25 Listed $95,900 Beaches MLS
• 1984-12-01 Sold (Public Records) $35,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $505 · +5.5% YoY. Source: county tax records.