6850 10th Ave N #310 · Greenacres, FL 33467

$146,500

2 bd · 2.0 ba · 1,222 sqft · Condo public records · 14 Days on market

Built 1981 $735/mo HOA · 35% of rent

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Why this score? — see what drove the D 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 +10.0/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COME TO THE CARLISLE TO MOVE INTO THIS SPACIOUS THIRD FLOOR APARTMENT OVERLOOKING THE LOVELY POOL, THE GOLF COURSE AND THE LAKE. GREAT VIEWS DAILY, THE UPDATES WILL MAKE LIFE EASY. QUARTZ COUNTERTOPS, STAINLESS KITCHEN APPLIANCES, WATER RESISTANT FLOORS, MAKE THIS YOUR HOME. THE CARLISLE BLDG IS SPECIAL, IT HAS ITS OWN POOL & RECENTLY COMPLETED RENOVATIONS ON ITS 2 ELEVATORS. THERE IS AN ADDITIONAL POOL AT THE CLUBHOUSE WITH NO MEMBERSHIP GOLF, TENNIS, MEL'S BISTRO, GYM, GROUP TRIPS AND MORE. Time to make a reasonable offer.

Key facts

• Quartz countertops
• Updated bathrooms
• Carlisle pool

Tags

• UPDATED CABINETRY
• QUARTZ COUNTERTOPS
• WATER RESISTANT FLOORING
• UPDATED BATHROOMS
• OVERLOOKING THE GOLF COURSE
• CARLISLE POOL

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Association: CARLISLE AT POINCIANA; Monthly HOA fee; Association amenities include: billiard room, clubhouse, elevators, fitness center, golf course, game room, parking, pool, tennis courts, trash chute, cafe/restaurant, community room, internet included, library, pickleball courts; HOA covers cable TV, insurance, internet, grounds and structure maintenance, pest control, sewer, trash, water, common areas and taxes, elevator, reserve funds, roof repairs, recreation facilities, pool service

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Condominium; One level; Faces west; 4-story building (building name: CARLISLE AT POINCIANA)
• Construction: Concrete / concrete block with stucco construction; Concrete, pre-stressed roof
• Exterior features: Located on a golf course; Paved road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric central heating (individual); Electric central cooling (individual)
• Interior features: Entrance foyer; Walk-in closets; Split bedroom layout; Unfurnished
• 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 $146k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (10.7% below list).
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $131k (10.7% below list) — sets the bar for cash-flow.

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); Okeeheelee Middle School (math 34% / reading 40%, grade F, #399 of 571 statewide, top 71%, 1,377 students, 68% 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 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 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 (-0.4%/yr); 666 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,822 (10.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.43% ✓
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 5.8

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: -26.5%
• Equity multiple: 0.15×
• Total profit: $-35,058
• Equity at exit: $21,844

10-year hold

• IRR: -60.8%
• Equity multiple: -0.45×
• Total profit: $-59,608
• Equity at exit: $12,667

Cash invested: $41,020 (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: 666
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$768
• Tax from tax record: −$182 /mo · $2,183/yr
• Insurance: −$61
• HOA: −$735
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-89

Break-even live

Break-even rent $2,210

Max offer price $130,822

Occupancy floor 99%

Sensitivity live

Price	-10% $-6	-5% $-47	+0% $-89	+5% $-130	+10% $-172
Rent	-10% $-255	-5% $-172	+0% $-89	+5% $-6	+10% $77
Rate	-1.0pp $-15	-0.5pp $-51	base $-89	+0.5pp $-127	+1.0pp $-165

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: $36,625
• Closing costs: $4,395
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,800	$1.47	1d	1	0.09mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	19d	2	0.11mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	26d	1	0.12mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	12d	1	0.12mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	19d	1	0.15mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	26d	1	0.20mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	22d	1	0.24mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,600	$1.88	26d	1	0.27mi
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	26d	1	0.30mi
3593 Birdie Dr #103 Lake Worth, FL	1.0	1.5	824	$1,600	$1.94	26d	1	0.32mi
3258 Jog Park Dr Greenacres, FL	2.0	2.0	1415	$2,300	$1.63	26d	1	0.35mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	26d	1	0.36mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	15d	1	0.38mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	24d	1	0.38mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	26d	1	0.39mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	26d	1	0.39mi
3043 Grandiflora Dr Lake Worth, FL	3.0	2.0	1316	$2,700	$2.05	14d	1	0.42mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	26d	1	0.47mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	26d	1	0.48mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	26d	1	0.51mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	4d	1	0.51mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	9d	1	0.55mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	17d	1	0.62mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	26d	1	0.75mi
720 Sunny Pine Way Unit G1 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	21d	1	0.77mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,925	$2.17	26d	2	0.78mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,750	$1.86	22d	1	0.79mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,675	$1.78	7d	1	0.79mi
6273 Tall Cypress Cir Greenacres, FL	3.0	2.0	1360	$2,400	$1.76	26d	1	0.80mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	22d	1	0.80mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	7d	1	0.80mi
4080 Tivoli Ct #307 Lake Worth, FL	3.0	2.0	1253	$1,999	$1.60	26d	1	0.82mi
712 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$2,150	$2.01	26d	1	0.89mi
724 Sunny Pine Way Unit D2 Greenacres, FL	2.0	2.0	1111	$1,950	$1.76	26d	1	0.89mi
4100 Tivoli Ct #104 Lake Worth, FL	1.0	1.0	780	$1,600	$2.05	26d	1	0.91mi
726 Sunny Pine Way Unit B2 Greenacres, FL	3.0	2.0	1254	$2,200	$1.75	6d	1	0.92mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	19d	1	0.92mi
4120 Tivoli Ct #305 Lake Worth, FL	1.0	1.0	704	$1,750	$2.49	26d	1	0.93mi
703 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$1,900	$1.78	26d	2	0.93mi
6170 Dodd Rd Unit The Greenacres, FL	2.0	2.0	1000	$2,600	$2.60	26d	1	0.93mi

HOA detail condo

• Monthly dues: $735 · $8,820/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-21
   days on market $146,500 Active 14 DOM
2. 2026-06-18
   days on market $146,500 Active 11 DOM
3. 2026-06-17
   days on market $146,500 Active 10 DOM
4. 2026-06-16
   days on market $146,500 Active 9 DOM
5. 2026-06-15
   days on market $146,500 Active 8 DOM
6. 2026-06-13
   days on market $146,500 Active 6 DOM
7. 2026-06-09
   days on market $146,500 Active 2 DOM
8. 2026-06-08
   remarks 528-char remark
9. 2026-06-08
   listed $146,500 Active 1 DOM

ⓘ 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: $2,183 · $182/mo
• Projected year-2 tax: $2,183 · $182/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 25 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: $25,177
• − Mortgage interest: −$8,206
• − Property taxes: −$2,183
• − Insurance: −$732
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − HOA: −$8,820
• − Depreciation: −$4,262
• Taxable loss: −$3,055
• Est. tax savings @ 24.0%: +$733
• After-tax cash flow: $-332/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

+134.4% since first listed

21 events — show timeline

• 2026-06-06 Listed $146,500 Beaches MLS
• 2021-11-02 Sold (Public Records) $155,000 Public Records
• 2021-11-01 Sold (MLS) $155,000 Beaches MLS
• 2021-10-04 Contingent — Beaches MLS
• 2021-09-22 Relisted — Beaches MLS
• 2021-09-21 Contingent — Beaches MLS
• 2021-09-13 Price Changed $159,000 Beaches MLS
• 2021-08-18 Price Changed $160,000 Beaches MLS
• 2021-07-12 Price Changed $161,000 Beaches MLS
• 2021-06-27 Price Changed $162,000 Beaches MLS
• 2021-06-13 Price Changed $163,000 Beaches MLS
• 2021-06-03 Price Changed $164,000 Beaches MLS
• 2021-05-23 Listed $167,000 Beaches MLS
• 2021-04-28 Sold (Public Records) $93,500 Public Records
• 2016-10-25 Sold (Public Records) $73,000 Public Records
• 2016-10-20 Sold (MLS) $73,000 Beaches MLS
• 2016-10-13 Pending — Beaches MLS
• 2016-09-28 Contingent — Beaches MLS
• 2016-09-25 Listed $74,500 Beaches MLS
• 1988-06-22 Sold (Public Records) $61,000 Public Records
• 1981-05-01 Sold (Public Records) $62,500 Public Records

Property tax history

+15.3%/yr

Latest (2025): $2,183 · +3.4% YoY. Source: county tax records.