2800 Ashley Dr E Unit B · Greenacres, FL 33415

$110,000

2 bd · 1.0 ba · 883 sqft · Condo public records · 61 Days on market

Built 1967 $546/mo HOA · 31% 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 +21.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 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

Lovely Villa to hang your hat for the winter or all year round. Open great room that looks out to your nice patio, Your nice bright kitchen is the perfect size for all your cooking needs. There is an added island for more counter space and storage. The Master bedroom is quite large and offers plenty of closet space. The 2nd bedroom makes for a perfect guest room/office. Accordion Hurricane Shutters are on all windows and slider. Cresthaven offers a clubhouse, pool, activities, socials and a gym. Your monthly fee includes your water and cable. How can you go wrong? Come live the easy life!

Key facts

• Parking
• Community pool
• Built 1967

Property features AI

Finance

• Financial info: Pets allowed with restrictions (breed, number, and size limits)
• HOA & community: Part of Cresthaven Ashley Master Association; Monthly HOA fee; HOA amenities include billiard room, clubhouse, fitness center, game room, laundry, parking, pool, shuffleboard court, community room, library, sidewalks; HOA fee covers insurance, grounds maintenance, structure maintenance, pest control, reserve funds, roof repairs, and recreation facility

Exterior

• Parking: Assigned parking (1 open/assigned space, total parking 1)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available; Sewer connected; Water connected
• Home design: Villa; Single-story (one level); Resale property; Faces west
• Construction: Brick, stucco, and CBS construction
• Exterior features: Not waterfront; Shingle roof

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Laminate; Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: No additional interior features listed; Shutters on windows
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (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 25d 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 35% 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 $761 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 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $68k; list at $110k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1967 — 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: 1.62% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 5.2

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: -11.1%
• Equity multiple: 0.61×
• Total profit: $-11,861
• Equity at exit: $16,401

10-year hold

• IRR: -10.2%
• Equity multiple: 0.51×
• Total profit: $-15,197
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$577
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$46
• HOA: −$546
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $170

Break-even live

Break-even rent $1,563

Max offer price $110,000

Occupancy floor 85%

Sensitivity live

Price	-10% $233	-5% $202	+0% $170	+5% $139	+10% $108
Rent	-10% $30	-5% $100	+0% $170	+5% $241	+10% $311
Rate	-1.0pp $226	-0.5pp $198	base $170	+0.5pp $142	+1.0pp $113

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	25d	1	0.14mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	21d	1	0.22mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	17d	1	0.22mi
3045 Jackson Ave Greenacres, FL	2.0	1.0	900	$1,775	$1.97	25d	1	0.33mi
2731 Barkley Dr W Unit B West Palm Beach, FL	2.0	2.0	895	$1,800	$2.01	25d	1	0.40mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	25d	1	0.41mi
5443 Cresthaven Blvd Unit F West Palm Beach, FL	2.0	2.0	910	$1,550	$1.70	3d	1	0.41mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	25d	1	0.43mi
2531 Barkley Dr W Unit B West Palm Beach, FL	2.0	2.0	895	$1,800	$2.01	6d	1	0.47mi
2531 Barkley Dr W Unit D West Palm Beach, FL	2.0	2.0	895	$1,750	$1.96	25d	1	0.47mi
2980 Crosley Dr E Unit F West Palm Beach, FL	2.0	1.0	829	$1,575	$1.90	0d	1	0.49mi
2783 Dudley Dr E Unit D West Palm Beach, FL	2.0	2.0	910	$1,650	$1.81	17d	1	0.54mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	25d	1	0.56mi
2255 Ida Way West Palm Beach, FL	2.0	2.0	948	$2,200	$2.32	25d	1	0.56mi
2556 Dudley Dr E Unit D West Palm Beach, FL	2.0	1.0	829	$1,550	$1.87	25d	1	0.59mi
2567 Dudley Dr W Unit F West Palm Beach, FL	2.0	1.0	815	$1,550	$1.90	25d	1	0.65mi
4591 Purdy Ln Unit 1 West Palm Beach, FL	2.0	1.0	900	$2,350	$2.61	25d	1	0.66mi
4591 Purdy Ln Unit 2 West Palm Beach, FL	3.0	2.0	850	$3,000	$3.53	25d	1	0.67mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	8d	1	0.67mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	8d	1	0.68mi
4098 Linda Ln West Palm Beach, FL	2.0	1.0	860	$2,465	$2.87	25d	1	0.74mi
2167 Laura Ln Unit A West Palm Beach, FL	3.0	1.0	951	$2,125	$2.23	15d	1	0.78mi
4904 Dillon St Unit C Greenacres, FL	1.0	1.0	699	$1,450	$2.07	25d	1	0.81mi
400 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	25d	1	0.82mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	18d	1	0.84mi
700 Village Green Ct Palm Springs, FL	1.0–2.0	1.5	796	$1,800	$2.26	2d	3	0.85mi
2415 Lewis Rd West Palm Beach, FL	3.0	2.0	1086	$2,850	$2.62	0d	1	0.86mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	3d	1	0.87mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,750	$1.96	25d	1	0.87mi
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	4d	1	0.87mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	25d	1	0.88mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	8d	1	0.88mi
500 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	3d	1	0.88mi
500 Village Green Cir W #107 Palm Springs, FL	2.0	1.5	836	$1,850	$2.21	23d	1	0.88mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,850	$2.50	25d	2	0.89mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.5	800	$1,850	$2.31	17d	2	0.89mi
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	6d	1	0.90mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	25d	1	0.91mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	25d	1	0.91mi
2785 Reo Ln Unit 2 Lake Worth Beach, FL	2.0	1.0	884	$2,300	$2.60	25d	1	0.93mi

HOA detail condo

• Monthly dues: $546 · $6,552/yr
• Likely covers: watercablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-03-26
   listed $110,000 Active
2. 2019-03-15
   soldstatus $67,500
3. 2019-03-14
   soldstatus $67,500 Closed 596-char remark

   Show marketing remark (596 chars)

   Lovely Villa to hang your hat for the winter or all year round. Open great room that looks out to your nice patio, Your nice bright kitchen is the perfect size for all your cooking needs. There is an added island for more counter space and storage. The Master bedroom is quite large and offers plenty of closet space. The 2nd bedroom makes for a perfect guest room/office. Accordion Hurricane Shutters are on all windows and slider. Cresthaven offers a clubhouse, pool, activities, socials and a gym. Your monthly fee includes your water and cable. How can you go wrong? Come live the easy life!

4. 2019-02-15
   historical Contingent 596-char remark

   Show marketing remark (596 chars)

   Lovely Villa to hang your hat for the winter or all year round. Open great room that looks out to your nice patio, Your nice bright kitchen is the perfect size for all your cooking needs. There is an added island for more counter space and storage. The Master bedroom is quite large and offers plenty of closet space. The 2nd bedroom makes for a perfect guest room/office. Accordion Hurricane Shutters are on all windows and slider. Cresthaven offers a clubhouse, pool, activities, socials and a gym. Your monthly fee includes your water and cable. How can you go wrong? Come live the easy life!

5. 2019-02-01
   price $69,900 596-char remark

   Show marketing remark (596 chars)

   Lovely Villa to hang your hat for the winter or all year round. Open great room that looks out to your nice patio, Your nice bright kitchen is the perfect size for all your cooking needs. There is an added island for more counter space and storage. The Master bedroom is quite large and offers plenty of closet space. The 2nd bedroom makes for a perfect guest room/office. Accordion Hurricane Shutters are on all windows and slider. Cresthaven offers a clubhouse, pool, activities, socials and a gym. Your monthly fee includes your water and cable. How can you go wrong? Come live the easy life!

6. 2019-01-03
   listed $75,000 Active 596-char remark

   Show marketing remark (596 chars)

   Lovely Villa to hang your hat for the winter or all year round. Open great room that looks out to your nice patio, Your nice bright kitchen is the perfect size for all your cooking needs. There is an added island for more counter space and storage. The Master bedroom is quite large and offers plenty of closet space. The 2nd bedroom makes for a perfect guest room/office. Accordion Hurricane Shutters are on all windows and slider. Cresthaven offers a clubhouse, pool, activities, socials and a gym. Your monthly fee includes your water and cable. How can you go wrong? Come live the easy life!

7. 1996-03-29
   soldstatus $33,000
8. 1994-09-01
   soldstatus $30,900

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$122/yr (+$10/mo · 15.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $21,343
• − Mortgage interest: −$6,162
• − Property taxes: −$791
• − Insurance: −$550
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − HOA: −$6,552
• − Depreciation: −$3,200
• Taxable income: $673
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $1,884/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

+256.0% since first listed

8 events — show timeline

• 2026-03-26 Listed $110,000 Beaches MLS
• 2019-03-15 Sold (Public Records) $67,500 Public Records
• 2019-03-14 Sold (MLS) $67,500 Beaches MLS
• 2019-02-15 Contingent — Beaches MLS
• 2019-02-01 Price Changed $69,900 Beaches MLS
• 2019-01-03 Listed $75,000 Beaches MLS
• 1996-03-29 Sold (Public Records) $33,000 Public Records
• 1994-09-01 Sold (Public Records) $30,900 Public Records

Property tax history

+0.2%/yr

Latest (2025): $791 · +2.6% YoY. Source: county tax records.