3362 Perimeter Dr #3362 · Greenacres, FL 33467

$134,900

2 bd · 2.0 ba · 1,059 sqft · Condo public records · 181 Days on market

Built 1985 $638/mo HOA · 29% 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 +23.3/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED FOR QUICK SALE! LIGHT & BRIGHT 2ND FLOOR MODEL W/SERENE GARDEN & PARTIAL LAKEVIEW. JUST A LITTLE TLC AND THIS ONE WOULD BE BEAUTIFUL. CERAMIC TILE THROUGHOUT KITCHEN, WALKWAYS & DINING AREA. NEUTRAL WALLS, FLOORING, CABINETS & APPLIANCES. BOTH BATHS FEATURE SKYLIGHTS, AND MASTER SUITE IS VERY SPACIOUS W/SITTING AREA. TILED PORCH OFFERS PLEXIGLASS SLIDING DOORS FOR YEAR-ROUND USE PLUS WROL-UPS. RUUD A/C HANDLER APPEARS TO BE NEW 1997, REFRIG HAS ICEMAKER, & MODEL OFFERS FULL-SIZE W/D IN CLOSET. LOTS TO LOVE AT A REASONABLE PRICE IN DESIRABLE & ACTIVE NEIGH- BORHOOD WITH AMENITIES.

Key facts

• Inviting balcony
• Open floor plan
• Brand new microwave

Tags

• INVITING BALCONY
• LAKE VIEW
• BRAND NEW CARPETING
• BRAND NEW MICROWAVE
• BRAND NEW OVEN
• OPEN FLOOR PLAN

Property features AI

Finance

• HOA & community: Community pool; Monthly HOA fee (amount provided); Senior community; Pets allowed with limits

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Condominium; Two-story building (unit on second floor); Faces east; Resale condition; Multi/split levels
• Construction: CBS construction; Built using public records data
• Exterior features: Porch; Glass-enclosed porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Split bedroom layout (multi/split levels)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; Walk-in closets; Split bedroom layout
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% 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: schools D+, employment D, amenities 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.
• Market conditions: Rents soft (-0.4%/yr); 665 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $933 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 181 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.61% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• 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: -9.2%
• Equity multiple: 0.68×
• Total profit: $-12,138
• Equity at exit: $20,114

10-year hold

• IRR: -7.0%
• Equity multiple: 0.64×
• Total profit: $-13,470
• Equity at exit: $11,664

Cash invested: $37,772 (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: 665
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$707
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$56
• HOA: −$638
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $247

Break-even live

Break-even rent $1,863

Max offer price $134,900

Occupancy floor 84%

Sensitivity live

Price	-10% $323	-5% $285	+0% $247	+5% $209	+10% $171
Rent	-10% $75	-5% $161	+0% $247	+5% $333	+10% $419
Rate	-1.0pp $315	-0.5pp $281	base $247	+0.5pp $212	+1.0pp $177

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	25d	1	0.03mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	3d	1	0.03mi
3043 Grandiflora Dr Lake Worth, FL	3.0	2.0	1316	$2,700	$2.05	13d	1	0.11mi
3258 Jog Park Dr Greenacres, FL	2.0	2.0	1415	$2,300	$1.63	25d	1	0.17mi
720 Sunny Pine Way Unit G1 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	21d	1	0.27mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	6d	1	0.29mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	22d	1	0.29mi
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	25d	1	0.31mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,925	$2.17	25d	2	0.33mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	22d	1	0.36mi
712 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$2,150	$2.01	25d	1	0.37mi
724 Sunny Pine Way Unit D2 Greenacres, FL	2.0	2.0	1111	$1,950	$1.76	25d	1	0.42mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	25d	1	0.44mi
726 Sunny Pine Way Unit B2 Greenacres, FL	3.0	2.0	1254	$2,200	$1.75	5d	1	0.44mi
703 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$1,900	$1.78	25d	2	0.45mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,500	$1.89	20d	1	0.46mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,475	$1.87	6d	1	0.46mi
812 Sky Pine Way Greenacres, FL	2.0	2.0	1064	$2,100	$1.97	25d	1	0.46mi
6134 Seven Springs Blvd Unit 40d Greenacres, FL	3.0	3.0	1321	$2,400	$1.82	5d	1	0.47mi
811 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1064	$1,550	$1.46	21d	1	0.48mi
6273 Tall Cypress Cir Greenacres, FL	3.0	2.0	1360	$2,400	$1.76	25d	1	0.51mi
504 Shady Pine Way Unit 2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	25d	1	0.51mi
703 Sunny Pine Way Unit G2 Greenacres, FL	2.0	2.0	1068	$2,000	$1.87	16d	1	0.51mi
802 Sky Pine Way Unit E2 Greenacres, FL	2.0	2.0	1111	$1,750	$1.58	9d	1	0.51mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	12d	1	0.52mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	25d	1	0.52mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	19d	2	0.52mi
502 Shady Pine Way Unit D2 Greenacres, FL	2.0	1.0	991	$1,900	$1.92	0d	1	0.52mi
817 Sky Pine Way Unit H Greenacres, FL	2.0	2.0	1370	$2,300	$1.68	18d	1	0.54mi
6023 10th Ave N #114 Greenacres, FL	2.0	2.0	1050	$2,000	$1.90	0d	1	0.54mi
826 Sky Pine Way Greenacres, FL	2.0–3.0	2.0	1304	$1,800	$1.38	0d	2	0.55mi
6061 10th Ave N #242 Greenacres, FL	2.0	2.0	855	$2,000	$2.34	6d	1	0.57mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	3d	1	0.58mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	16d	1	0.58mi
6031 10th Ave N #219 Greenacres, FL	3.0	2.0	1078	$2,400	$2.23	5d	1	0.58mi
6049 Olivewood Cir Greenacres, FL	2.0	2.0	1377	$2,200	$1.60	25d	1	0.58mi
508 Shady Pine Way Unit D1 Greenacres, FL	2.0	2.0	1115	$1,850	$1.66	23d	1	0.60mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,600	$1.88	25d	1	0.60mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,800	$1.47	0d	1	0.60mi
6043 10th Ave N #130 Greenacres, FL	3.0	2.0	1500	$2,300	$1.53	25d	1	0.61mi

HOA detail condo

• Monthly dues: $638 · $7,656/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-01
   days on market $134,900 Active 181 DOM
2. 2026-05-31
   days on market $134,900 Active 180 DOM
3. 2026-04-22
   price $134,900
4. 2026-03-25
   price $139,900
5. 2026-02-06
   price $149,900
6. 2025-12-01
   listed $159,900 Active
7. 2003-08-29
   soldstatus $95,000 617-char remark

   Show marketing remark (617 chars)

   PRICED FOR QUICK SALE! LIGHT & BRIGHT 2ND FLOOR MODEL W/SERENE GARDEN & PARTIAL LAKEVIEW. JUST A LITTLE TLC AND THIS ONE WOULD BE BEAUTIFUL. CERAMIC TILE THROUGHOUT KITCHEN, WALKWAYS & DINING AREA. NEUTRAL WALLS, FLOORING, CABINETS & APPLIANCES. BOTH BATHS FEATURE SKYLIGHTS, AND MASTER SUITE IS VERY SPACIOUS W/SITTING AREA. TILED PORCH OFFERS PLEXIGLASS SLIDING DOORS FOR YEAR-ROUND USE PLUS WROL-UPS. RUUD A/C HANDLER APPEARS TO BE NEW 1997, REFRIG HAS ICEMAKER, & MODEL OFFERS FULL-SIZE W/D IN CLOSET. LOTS TO LOVE AT A REASONABLE PRICE IN DESIRABLE & ACTIVE NEIGH- BORHOOD WITH AMENITIES.

8. 2003-07-28
   historical 617-char remark

   Show marketing remark (617 chars)

   PRICED FOR QUICK SALE! LIGHT & BRIGHT 2ND FLOOR MODEL W/SERENE GARDEN & PARTIAL LAKEVIEW. JUST A LITTLE TLC AND THIS ONE WOULD BE BEAUTIFUL. CERAMIC TILE THROUGHOUT KITCHEN, WALKWAYS & DINING AREA. NEUTRAL WALLS, FLOORING, CABINETS & APPLIANCES. BOTH BATHS FEATURE SKYLIGHTS, AND MASTER SUITE IS VERY SPACIOUS W/SITTING AREA. TILED PORCH OFFERS PLEXIGLASS SLIDING DOORS FOR YEAR-ROUND USE PLUS WROL-UPS. RUUD A/C HANDLER APPEARS TO BE NEW 1997, REFRIG HAS ICEMAKER, & MODEL OFFERS FULL-SIZE W/D IN CLOSET. LOTS TO LOVE AT A REASONABLE PRICE IN DESIRABLE & ACTIVE NEIGH- BORHOOD WITH AMENITIES.

9. 2003-05-07
   listed $95,000 617-char remark

   Show marketing remark (617 chars)

   PRICED FOR QUICK SALE! LIGHT & BRIGHT 2ND FLOOR MODEL W/SERENE GARDEN & PARTIAL LAKEVIEW. JUST A LITTLE TLC AND THIS ONE WOULD BE BEAUTIFUL. CERAMIC TILE THROUGHOUT KITCHEN, WALKWAYS & DINING AREA. NEUTRAL WALLS, FLOORING, CABINETS & APPLIANCES. BOTH BATHS FEATURE SKYLIGHTS, AND MASTER SUITE IS VERY SPACIOUS W/SITTING AREA. TILED PORCH OFFERS PLEXIGLASS SLIDING DOORS FOR YEAR-ROUND USE PLUS WROL-UPS. RUUD A/C HANDLER APPEARS TO BE NEW 1997, REFRIG HAS ICEMAKER, & MODEL OFFERS FULL-SIZE W/D IN CLOSET. LOTS TO LOVE AT A REASONABLE PRICE IN DESIRABLE & ACTIVE NEIGH- BORHOOD WITH AMENITIES.

10. 1986-03-01
    soldstatus $61,000

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$279/yr (+$23/mo · 33.1%)

ⓘ 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 · 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: $26,108
• − Mortgage interest: −$7,556
• − Property taxes: −$841
• − Insurance: −$674
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − HOA: −$7,656
• − Depreciation: −$3,924
• Taxable income: $1,278
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $2,658/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): 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

+121.1% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $134,900 Beaches MLS
• 2026-03-25 Price Changed $139,900 Beaches MLS
• 2026-02-06 Price Changed $149,900 Beaches MLS
• 2025-12-01 Listed $159,900 Beaches MLS
• 2003-08-29 Sold (MLS) $95,000 Beaches MLS
• 2003-07-28 Listing Removed — Beaches MLS
• 2003-05-07 Listed $95,000 Beaches MLS
• 1986-03-01 Sold (Public Records) $61,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $841 · +2.9% YoY. Source: county tax records.