6100 Forest Hill Blvd #107 · Greenacres, FL 33415

$135,000

1 bd · 1.0 ba · 616 sqft · Condo public records · 26 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 +16.6/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

This inviting 1-bedroom, 1-bath corner condo offers the perfect blend of comfort and convenience with easy first-floor living. Featuring wood-look tile flooring, LED recessed lighting, and tastefully updated kitchen and bathroom spaces, the home provides a clean and modern feel throughout. Additional corner windows fill the unit with natural light, while the tankless water heater adds efficiency and everyday convenience. Ideally located near shopping, dining, and major highways, this well-maintained residence is a wonderful place to call home.

Key facts

• Corner condo
• First-floor living
• Updated kitchen

Tags

• CORNER CONDO
• FIRST-FLOOR LIVING
• WOOD-LOOK TILE FLOORING
• LED RECESSED LIGHTING
• UPDATED KITCHEN
• UPDATED BATHROOM

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee; Association fee covers common areas, insurance, structural maintenance, trash, and water; Community pool

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water (association includes water); Public sewer; Electric service
• Home design: 2-story property; Attached property; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Storm/security shutters; Association pool; Waterfront property; Property has a view; No additional exterior features listed

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Main-level primary bedroom; Bedroom on main level; Pantry
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $83 ($992/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: $133k (1.5% 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 (-1.6%/yr); 314 active listings in the ZIP; 15 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 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 $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 26 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 25y 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 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 $132,975 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 6.1

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: -16.9%
• Equity multiple: 0.43×
• Total profit: $-21,714
• Equity at exit: $20,129

10-year hold

• IRR: -19.8%
• Equity multiple: 0.16×
• Total profit: $-31,791
• Equity at exit: $11,672

Cash invested: $37,800 (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: 314
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$708
• Tax from tax record: −$187 /mo · $2,247/yr
• Insurance: −$56
• HOA: −$422
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $83

Break-even live

Break-even rent $1,739

Max offer price $135,000

Occupancy floor 91%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	8d	1	0.01mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	21d	1	0.01mi
6100 Forest Hill Blvd #105 West Palm Beach, FL	2.0	1.0	728	$2,100	$2.88	24d	1	0.03mi
6054 Forest Hill Blvd #102 West Palm Beach, FL	2.0	1.0	728	$1,800	$2.47	24d	1	0.19mi
6106 Forest Hill Blvd West Palm Beach, FL	2.0	1.0	728	$1,900	$2.61	24d	2	0.19mi
2206 Laurel Way West Palm Beach, FL	1.0–3.0	1.0–2.0	850	$1,700	$2.00	24d	3	0.34mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	24d	1	0.79mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	24d	1	0.86mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	17d	1	0.96mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	8d	1	0.99mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,660	$1.87	24d	2	1.04mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	24d	1	1.14mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	24d	1	1.29mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	24d	1	1.33mi
2550 Lakehaven Rd West Palm Beach, FL	1.0	1.0	400	$1,500	$3.75	24d	1	1.49mi

HOA detail condo

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

Listing history 50 events

1. 2026-06-18
   days on market $135,000 Active 26 DOM
2. 2026-06-17
   days on market $135,000 Active 25 DOM
3. 2026-06-16
   days on market $135,000 Active 24 DOM
4. 2026-06-15
   days on market $135,000 Active 23 DOM
5. 2026-06-13
   days on market $135,000 Active 21 DOM
6. 2026-06-09
   pricedays on market $135,000 Active 17 DOM
7. 2026-06-08
   days on market $140,000 Active 16 DOM
8. 2026-06-07
   days on market $140,000 Active 15 DOM
9. 2026-06-04
   days on market $140,000 Active 12 DOM
10. 2026-06-03
    days on market $140,000 Active 11 DOM
11. 2026-06-02
    days on market $140,000 Active 10 DOM
12. 2026-06-01
    days on market $140,000 Active 9 DOM
13. 2026-05-31
    days on market $140,000 Active 8 DOM
14. 2026-05-21
    listed $140,000 Active
15. 2026-03-31
    historical
16. 2025-12-29
    price $140,000
17. 2025-10-14
    listed $145,000 Active
18. 2025-10-10
    historical
19. 2025-07-02
    historical
20. 2025-06-22
    listed $139,500 Active
21. 2025-05-02
    historical
22. 2025-03-11
    price $142,500
23. 2025-01-15
    price $147,500
24. 2024-08-30
    status Active
25. 2024-08-08
    status Pending
26. 2024-07-25
    historical Active Under Contract
27. 2024-05-16
    status Active
28. 2024-05-14
    historical Active Under Contract
29. 2024-05-14
    status Active
30. 2024-05-13
    historical Active Under Contract
31. 2024-05-07
    listed $149,500 Active
32. 2024-05-02
    historical
33. 2022-08-09
    soldstatus $125,000
34. 2022-08-05
    soldstatus $135,000 Closed
35. 2022-06-20
    historical Active Under Contract
36. 2022-06-10
    listed $140,000 Active
37. 2020-11-04
    soldstatus $57,500
38. 2020-01-29
    soldstatus $62,000
39. 2020-01-24
    historical
40. 2020-01-23
    soldstatus $62,000 Closed
41. 2019-12-17
    status Pending
42. 2019-11-21
    listed $65,000 Active
43. 2019-09-14
    historical
44. 2019-08-04
    listed $65,000 Active
45. 2017-04-21
    soldstatus $65,000
46. 2006-08-21
    historical
47. 2006-05-26
    listed $120,000
48. 2004-01-02
    soldstatus $51,000
49. 2003-12-17
    soldstatus $51,000
50. 2003-12-02
    historical

ⓘ 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: $2,247 · $187/mo
• Projected year-2 tax: $2,247 · $187/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: $22,119
• − Mortgage interest: −$7,562
• − Property taxes: −$2,247
• − Insurance: −$675
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − HOA: −$5,064
• − Depreciation: −$3,927
• Taxable loss: −$896
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $1,207/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

+775.0% since first listed

43 events — show timeline

• 2026-05-21 Listed $140,000 MARMLS
• 2026-03-31 Listing Removed — Beaches MLS
• 2025-12-29 Price Changed $140,000 Beaches MLS
• 2025-10-14 Listed $145,000 Beaches MLS
• 2025-10-10 Coming Soon — Beaches MLS
• 2025-07-02 Listing Removed — Beaches MLS
• 2025-06-22 Listed $139,500 Beaches MLS
• 2025-05-02 Listing Removed — Beaches MLS
• 2025-03-11 Price Changed $142,500 Beaches MLS
• 2025-01-15 Price Changed $147,500 Beaches MLS
• 2024-08-30 Relisted — Beaches MLS
• 2024-08-08 Pending — Beaches MLS
• 2024-07-25 Contingent — Beaches MLS
• 2024-05-16 Relisted — Beaches MLS
• 2024-05-14 Contingent — Beaches MLS
• 2024-05-14 Relisted — Beaches MLS
• 2024-05-13 Contingent — Beaches MLS
• 2024-05-07 Listed $149,500 Beaches MLS
• 2024-05-02 Coming Soon — Beaches MLS
• 2022-08-09 Sold (Public Records) $125,000 Public Records
• 2022-08-05 Sold (MLS) $135,000 Beaches MLS
• 2022-06-20 Contingent — Beaches MLS
• 2022-06-10 Listed $140,000 Beaches MLS
• 2020-11-04 Sold (Public Records) $57,500 Public Records
• 2020-01-29 Sold (Public Records) $62,000 Public Records
• 2020-01-24 Listing Removed — Beaches MLS
• 2020-01-23 Sold (MLS) $62,000 Beaches MLS
• 2019-12-17 Pending — Beaches MLS
• 2019-11-21 Listed $65,000 Beaches MLS
• 2019-09-14 Listing Removed — Beaches MLS
• 2019-08-04 Listed $65,000 Beaches MLS
• 2017-04-21 Sold (Public Records) $65,000 Public Records
• 2006-08-21 Listing Removed — Beaches MLS
• 2006-05-26 Listed $120,000 Beaches MLS
• 2004-01-02 Sold (Public Records) $51,000 Public Records
• 2003-12-17 Sold (MLS) $51,000 Beaches MLS
• 2003-12-02 Listing Removed — Beaches MLS
• 2003-10-01 Listed $58,500 Beaches MLS
• 2001-10-13 Sold (Public Records) $25,500 Public Records
• 2001-09-21 Sold (MLS) $25,500 Beaches MLS
• 2001-09-06 Listing Removed — Beaches MLS
• 2001-08-08 Listed $26,999 Beaches MLS
• 1996-01-18 Sold (Public Records) $16,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,247 · +4.5% YoY. Source: county tax records.