255 Atwell Dr · Greenacres, FL 33411

$595,000

3 bd · 2.5 ba · 2,411 sqft · SingleFamily public records · 11 Days on market

Built 2013 5,992 sqft lot $216/mo HOA · 5% 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 +11.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

This is the selling agents own residence and is an absolute must see. This home includes, impact glass throughout, a private and fenced backyard, surrounded by mature Clusia bushes, and a two car garage with additional custom storage. Inside, this home offers a light and bright open floor plan, with both a formal living room and dining room. The large kitchen overlooks the family room and offers a pantry and plenty of cabinet space. upstairs has three generous size bedrooms, with a primary suite that includes a large walk-in closet with custom shelving and an ensuite bath, which offers a Jacuzzi tub, a large separate shower, and dual vanities. This home is centrally located within minutes

Key facts

• Large outdoor patio
• Oversized kitchen
• Full impact windows

Tags

• FULL IMPACT WINDOWS
• OVERSIZED KITCHEN
• LARGE OUTDOOR PATIO
• PRIVATE LANDSCAPED BACKYARD
• FENCED BACKYARD

Property features AI

Finance

• Other: Pets allowed (restrictions possible)
• HOA & community: HOA with monthly fee; HOA amenities include pool, parking, and sidewalks

Exterior

• Parking: Attached 2-car garage; Driveway with guest parking; Garage door opener; 2 covered parking spaces (garage)
• Security: Closed-circuit cameras; Owned security system
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single-family home; Two stories; Resale condition; Faces east
• Construction: Stucco and CBS construction; Tile roof; Slab foundation; Built as a multi-story residence
• Exterior features: Fenced backyard; Landscaped yard; Sidewalks

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom (3 total bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; High ceilings; Walk-in closets; Closet cabinetry; Plantation shutters; Storm windows
• Laundry & utility: Inside laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $595k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $550k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $466k (21.7% below list).
• Recommended offer: $466k (21.7% below list) — sets the bar for 1% rule.

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: Everglades Elementary (math 70% / reading 74%, grade A-, #288 of 2,144 statewide, top 15%, 888 students, 34% FRL); Emerald Cove Middle School (math 61% / reading 64%, grade B+, #116 of 571 statewide, top 21%, 1,241 students, 36% FRL); Palm Beach Central High School (math 42% / reading 55%, grade D, #198 of 667 statewide, top 30%, 2,980 students, 40% FRL) — zoned schools average 36% FRL vs 52% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 574 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $4,660/mo this rent would consume 60% of the median local household income ($93k/yr) (locally 1870% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $64k of equity ($4k loan paydown + $60k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$102k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $466,024 (21.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.79×
• Total profit: $297,910
• Equity at exit: $536,023

10-year hold

• IRR: 19.6%
• Equity multiple: 6.23×
• Total profit: $871,669
• Equity at exit: $1,155,954

Cash invested: $166,600 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $4,660 high
• Mortgage (P&I): −$3,120
• Tax from tax record: −$352 /mo · $4,228/yr
• Insurance: −$248
• HOA: −$216
• Vacancy / Maint / Mgmt: −$979
• Net cashflow: $-255

Break-even live

Break-even rent $4,983

Max offer price $549,970

Occupancy floor —

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8421 Pioneer Rd West Palm Beach, FL	3.0	2.0	2000	$2,900	$1.45	7d	1	0.49mi
8152 Butler Greenwood Dr Royal Palm Beach, FL	3.0	3.0	2323	$10,000	$4.30	24d	1	0.61mi
8694 Pioneer Rd West Palm Beach, FL	4.0	3.0	2000	$3,500	$1.75	18d	1	0.78mi
699 Belle Grove Ln Royal Palm Beach, FL	3.0	2.0	1849	$3,500	$1.89	24d	1	0.88mi
851 Edgebrook Ln West Palm Beach, FL	4.0	3.0	3038	$7,200	$2.37	7d	1	1.00mi
625 Whippoorwill Ter West Palm Beach, FL	3.0	2.0	1914	$4,500	$2.35	24d	1	1.43mi

HOA detail

• Monthly dues: $216 · $2,592/yr

Listing history 9 events

1. 2026-06-18
   status $595,000 Pending 11 DOM
2. 2026-06-18
   days on market $595,000 Active 11 DOM
3. 2026-06-17
   days on market $595,000 Active 10 DOM
4. 2026-06-16
   days on market $595,000 Active 9 DOM
5. 2026-06-15
   days on market $595,000 Active 8 DOM
6. 2026-06-13
   days on market $595,000 Active 6 DOM
7. 2026-06-09
   days on market $595,000 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $595,000 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: $4,228 · $352/mo
• Projected year-2 tax: $4,938 · $412/mo
• Expected delta: +$711/yr (+$59/mo · 16.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,923
• − Mortgage interest: −$33,329
• − Property taxes: −$4,228
• − Insurance: −$2,975
• − Repairs & maintenance: −$4,474
• − Management: −$4,474
• − HOA: −$2,592
• − Depreciation: −$17,309
• Taxable loss: −$13,458
• Est. tax savings @ 24.0%: +$3,230
• After-tax cash flow: $171/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: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

1 event — show timeline

• 2026-06-06 Listed $595,000 Beaches MLS

Property tax history

+24.5%/yr

Latest (2025): $4,228 · +3.1% YoY. Source: county tax records.