6094 Forest Hill Blvd #106 · Greenacres, FL 33415

$115,000

1 bd · 1.0 ba · 616 sqft · Condo public records · 146 Days on market

Built 1980 $422/mo HOA · 23% 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 +26.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• 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

Step in to this beautiful 1/1 condo with many recent upgrades! New A/C unit installed in November 2019. All new hurricane and proof windows and doors(installed in February). Updated kitchen with wood cabinets, granite, and new plumbing. ADT alarm system with cameras at the main entrance. Centrally located with easy access to I-95 or the Turnpike. Drive to the beach in less then 15 minutes or the Wellington Mall in 10 minutes.

Key facts

• New plumbing
• Easy access to i-95
• Centrally located

Tags

• HURRICANE AND PROOF WINDOWS
• UPDATED KITCHEN
• GRANITE
• NEW PLUMBING
• CENTRALLY LOCATED
• EASY ACCESS TO I-95

Property features AI

Finance

• HOA & community: Monthly HOA ($422) — includes insurance; Community clubhouse; Fitness center; Pool; Sidewalks

Exterior

• Parking: Assigned parking
• Utilities: Public water; Three-phase electric; Cable available; Water available
• Home design: Condominium; Single-story; Entry-level living area; Faces south; Resale property
• Construction: CBS construction
• Exterior features: Screened patio; Patio; Waterfront on a basin

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Storm windows; Unfurnished
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (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: 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: Cholee Lake Elementary School (math 35% / reading 34%, grade F, #1,709 of 2,144 statewide, top 81%, 936 students, 72% FRL); Okeeheelee Middle School (math 34% / reading 40%, grade F, #399 of 571 statewide, top 71%, 1,377 students, 68% FRL); Palm Beach Central High School (math 42% / reading 55%, grade D, #198 of 667 statewide, top 30%, 2,980 students, 40% FRL).
• Market conditions: Rents soft (-1.6%/yr); 314 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 36% 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 $795 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 146 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y 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 $72k; list at $115k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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: 1.60% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• 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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-5,362
• Equity at exit: $17,147

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-766
• Equity at exit: $9,943

Cash invested: $32,200 (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: 314
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$603
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$48
• HOA: −$422
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $289

Break-even live

Break-even rent $1,474

Max offer price $115,000

Occupancy floor 79%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6100 Forest Hill Blvd #105 West Palm Beach, FL	2.0	1.0	728	$2,100	$2.88	24d	1	0.05mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	7d	1	0.07mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	20d	1	0.07mi
6054 Forest Hill Blvd #102 West Palm Beach, FL	2.0	1.0	728	$1,800	$2.47	24d	1	0.16mi
6106 Forest Hill Blvd West Palm Beach, FL	2.0	1.0	728	$1,900	$2.61	24d	2	0.16mi
2206 Laurel Way West Palm Beach, FL	1.0–3.0	1.0–2.0	850	$1,700	$2.00	24d	3	0.31mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	24d	1	0.76mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	24d	1	0.83mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	17d	1	0.93mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	7d	1	0.95mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,660	$1.87	24d	2	1.07mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	24d	1	1.10mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	24d	1	1.25mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	24d	1	1.29mi
2550 Lakehaven Rd West Palm Beach, FL	1.0	1.0	400	$1,500	$3.75	24d	1	1.43mi

HOA detail condo

• Monthly dues: $422 · $5,064/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-18
   days on market $115,000 Active 146 DOM
2. 2026-06-17
   days on market $115,000 Active 145 DOM
3. 2026-06-16
   days on market $115,000 Active 144 DOM
4. 2026-06-15
   days on market $115,000 Active 143 DOM
5. 2026-06-13
   days on market $115,000 Active 141 DOM
6. 2026-06-09
   days on market $115,000 Active 137 DOM
7. 2026-06-07
   days on market $115,000 Active 135 DOM
8. 2026-06-04
   days on market $115,000 Active 132 DOM
9. 2026-06-03
   days on market $115,000 Active 131 DOM
10. 2026-06-01
    days on market $115,000 Active 129 DOM
11. 2026-05-31
    days on market $115,000 Active 128 DOM
12. 2026-03-13
    status Active
13. 2026-03-11
    status Pending
14. 2026-01-21
    listed $115,000 Active
15. 2021-02-19
    soldstatus $71,900 Closed 430-char remark

    Show marketing remark (430 chars)

    Step in to this beautiful 1/1 condo with many recent upgrades! New A/C unit installed in November 2019. All new hurricane and proof windows and doors(installed in February). Updated kitchen with wood cabinets, granite, and new plumbing. ADT alarm system with cameras at the main entrance. Centrally located with easy access to I-95 or the Turnpike. Drive to the beach in less then 15 minutes or the Wellington Mall in 10 minutes.

16. 2020-09-04
    status Pending 430-char remark

    Show marketing remark (430 chars)

    Step in to this beautiful 1/1 condo with many recent upgrades! New A/C unit installed in November 2019. All new hurricane and proof windows and doors(installed in February). Updated kitchen with wood cabinets, granite, and new plumbing. ADT alarm system with cameras at the main entrance. Centrally located with easy access to I-95 or the Turnpike. Drive to the beach in less then 15 minutes or the Wellington Mall in 10 minutes.

17. 2020-08-15
    price $69,900 430-char remark

    Show marketing remark (430 chars)

    Step in to this beautiful 1/1 condo with many recent upgrades! New A/C unit installed in November 2019. All new hurricane and proof windows and doors(installed in February). Updated kitchen with wood cabinets, granite, and new plumbing. ADT alarm system with cameras at the main entrance. Centrally located with easy access to I-95 or the Turnpike. Drive to the beach in less then 15 minutes or the Wellington Mall in 10 minutes.

18. 2020-07-11
    price $72,900 430-char remark

    Show marketing remark (430 chars)

    Step in to this beautiful 1/1 condo with many recent upgrades! New A/C unit installed in November 2019. All new hurricane and proof windows and doors(installed in February). Updated kitchen with wood cabinets, granite, and new plumbing. ADT alarm system with cameras at the main entrance. Centrally located with easy access to I-95 or the Turnpike. Drive to the beach in less then 15 minutes or the Wellington Mall in 10 minutes.

19. 2020-06-14
    price $74,900 430-char remark

    Show marketing remark (430 chars)

    Step in to this beautiful 1/1 condo with many recent upgrades! New A/C unit installed in November 2019. All new hurricane and proof windows and doors(installed in February). Updated kitchen with wood cabinets, granite, and new plumbing. ADT alarm system with cameras at the main entrance. Centrally located with easy access to I-95 or the Turnpike. Drive to the beach in less then 15 minutes or the Wellington Mall in 10 minutes.

20. 2020-02-27
    listed $75,900 Active 430-char remark

    Show marketing remark (430 chars)

    Step in to this beautiful 1/1 condo with many recent upgrades! New A/C unit installed in November 2019. All new hurricane and proof windows and doors(installed in February). Updated kitchen with wood cabinets, granite, and new plumbing. ADT alarm system with cameras at the main entrance. Centrally located with easy access to I-95 or the Turnpike. Drive to the beach in less then 15 minutes or the Wellington Mall in 10 minutes.

21. 2019-10-25
    soldstatus $58,000
22. 2019-10-21
    soldstatus $58,000 Closed 225-char remark

    Show marketing remark (225 chars)

    VERY NICE 1 BEDROOM, 1 BATH UNIT ON FIRST FLOOR WITH UPGRADED KITCHEN, WITH GRANITE COUNTERS, STAINLESS STEEL APPLIANCES AND WOOD CABINETS, TILE FLOORS THROUGHOUT, LOTS OF CLOSET SPACE & SCREENED PATIO, FRESHLY PAINTED.

23. 2019-10-09
    historical Active Under Contract 225-char remark

    Show marketing remark (225 chars)

    VERY NICE 1 BEDROOM, 1 BATH UNIT ON FIRST FLOOR WITH UPGRADED KITCHEN, WITH GRANITE COUNTERS, STAINLESS STEEL APPLIANCES AND WOOD CABINETS, TILE FLOORS THROUGHOUT, LOTS OF CLOSET SPACE & SCREENED PATIO, FRESHLY PAINTED.

24. 2019-09-19
    status Active 225-char remark

    Show marketing remark (225 chars)

    VERY NICE 1 BEDROOM, 1 BATH UNIT ON FIRST FLOOR WITH UPGRADED KITCHEN, WITH GRANITE COUNTERS, STAINLESS STEEL APPLIANCES AND WOOD CABINETS, TILE FLOORS THROUGHOUT, LOTS OF CLOSET SPACE & SCREENED PATIO, FRESHLY PAINTED.

25. 2019-09-18
    historical Active Under Contract 225-char remark

    Show marketing remark (225 chars)

    VERY NICE 1 BEDROOM, 1 BATH UNIT ON FIRST FLOOR WITH UPGRADED KITCHEN, WITH GRANITE COUNTERS, STAINLESS STEEL APPLIANCES AND WOOD CABINETS, TILE FLOORS THROUGHOUT, LOTS OF CLOSET SPACE & SCREENED PATIO, FRESHLY PAINTED.

26. 2019-08-27
    listed $64,900 Active 225-char remark

    Show marketing remark (225 chars)

    VERY NICE 1 BEDROOM, 1 BATH UNIT ON FIRST FLOOR WITH UPGRADED KITCHEN, WITH GRANITE COUNTERS, STAINLESS STEEL APPLIANCES AND WOOD CABINETS, TILE FLOORS THROUGHOUT, LOTS OF CLOSET SPACE & SCREENED PATIO, FRESHLY PAINTED.

27. 2016-07-08
    soldstatus $51,000
28. 2016-05-09
    historical
29. 2016-05-06
    status Pending
30. 2016-04-22
    listed $55,000 Active
31. 2013-06-10
    soldstatus $39,900
32. 2013-05-31
    soldstatus $39,900 Sold
33. 2013-05-24
    status Pending
34. 2013-04-25
    historical Contingent
35. 2013-04-16
    listed $39,900 New
36. 1999-04-09
    historical
37. 1998-12-11
    listed $21,900
38. 1998-05-11
    historical
39. 1998-02-13
    listed $21,900
40. 1996-11-19
    soldstatus $20,000

ⓘ 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: $1,098 · $92/mo
• Projected year-2 tax: $1,098 · $92/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,080
• − Mortgage interest: −$6,442
• − Property taxes: −$1,098
• − Insurance: −$575
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − HOA: −$5,064
• − Depreciation: −$3,345
• Taxable income: $2,022
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,983/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

+475.0% since first listed

29 events — show timeline

• 2026-03-13 Relisted — Beaches MLS
• 2026-03-11 Pending — Beaches MLS
• 2026-01-21 Listed $115,000 Beaches MLS
• 2021-02-19 Sold (MLS) $71,900 Beaches MLS
• 2020-09-04 Pending — Beaches MLS
• 2020-08-15 Price Changed $69,900 Beaches MLS
• 2020-07-11 Price Changed $72,900 Beaches MLS
• 2020-06-14 Price Changed $74,900 Beaches MLS
• 2020-02-27 Listed $75,900 Beaches MLS
• 2019-10-25 Sold (Public Records) $58,000 Public Records
• 2019-10-21 Sold (MLS) $58,000 Beaches MLS
• 2019-10-09 Contingent — Beaches MLS
• 2019-09-19 Relisted — Beaches MLS
• 2019-09-18 Contingent — Beaches MLS
• 2019-08-27 Listed $64,900 Beaches MLS
• 2016-07-08 Sold (Public Records) $51,000 Public Records
• 2016-05-09 Listing Removed — Beaches MLS
• 2016-05-06 Pending — Beaches MLS
• 2016-04-22 Listed $55,000 Beaches MLS
• 2013-06-10 Sold (Public Records) $39,900 Public Records
• 2013-05-31 Sold (MLS) $39,900 Beaches MLS
• 2013-05-24 Pending — Beaches MLS
• 2013-04-25 Contingent — Beaches MLS
• 2013-04-16 Listed $39,900 Beaches MLS
• 1999-04-09 Listing Removed — Beaches MLS
• 1998-12-11 Listed $21,900 Beaches MLS
• 1998-05-11 Listing Removed — Beaches MLS
• 1998-02-13 Listed $21,900 Beaches MLS
• 1996-11-19 Sold (Public Records) $20,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,098 · +4.1% YoY. Source: county tax records.