2845 Crosley Dr E Unit D · Greenacres, FL 33415

$94,900

1 bd · 1.0 ba · 665 sqft · Condo public records · 103 Days on market

Built 1970 $405/mo HOA · 27% 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 +19.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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 MLS

CHARMING 1 BEDROOM, 1 BATHROOM IN 55+ COMMUNITY. LOTS OF STORAGE SPACE. UPDATED WITH NEW KITCHEN, EXTRA KITCHEN CABINETS, GRANITE COUNTERTOPS, ALL TILE FLOORING THROUGH OUT UNIT. UPDATED BATHROOM WITH WALK IN TILED SHOWER. SCREENED PORCH WITH EXTRA STORAGE CLOSET. OUTSIDE PATIO TO ENJOY A BBQ. HUGH WALL LENGTH CLOSET IN MASTER BEDROOM AND LINEN CLOSET IN HALLWAY. COMMUNITY HAS ACTIVE CLUBHOUSE, HEATED SWIMMING POOL, BILLIARDS, SAUNA, GAME ROOM. .. LOTS OF FUN COMMUNITY REQUIRES $30,000 ANNUAL INCOME, 693 CREDIT SCORE, 25% DOWN ON FINANCING, BACKGROUND CHECK, NO COMMERCIAL VEHICLES OR MOTORCYCLES. ONE RESIDENT MUST BE 55+ ALL OTHERS OVER 21 YRS OF AGE. SOME FURNITURE AVAILABLE OR CAN BE REMOVED.

Key facts

• Laminate flooring
• Updated bath
• Newer ductwork

Tags

• UPDATED KITCHEN
• UPDATED BATH
• LAMINATE FLOORING
• TILE ON THE PATIO
• NEW ROOF
• NEWER DUCTWORK

Property features AI

Finance

• HOA & community: Association amenities: Fitness center, Game room, Pool, Shuffleboard court, Manager on site, Library; Monthly HOA fee; Senior community

Exterior

• Utilities: Public sewer; Water available; Sewer available; Cable available
• Home design: Condominium; Single-story; Faces north; Resale property
• Construction: Concrete construction
• Exterior features: Porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central building cooling
• Interior features: Custom mirrors; Partially furnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% 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 (-1.6%/yr); 314 active listings in the ZIP; 28 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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 103 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask is 8527% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $58k; list at $95k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.57% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 5.3

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: -13.3%
• Equity multiple: 0.54×
• Total profit: $-12,188
• Equity at exit: $14,150

10-year hold

• IRR: -14.1%
• Equity multiple: 0.36×
• Total profit: $-17,023
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$498
• Tax from tax record: −$123 /mo · $1,478/yr
• Insurance: −$40
• HOA: −$405
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $115

Break-even live

Break-even rent $1,349

Max offer price $94,900

Occupancy floor 87%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	24d	1	0.06mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	24d	1	0.09mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	24d	1	0.12mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	7d	1	0.27mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	17d	1	0.36mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	16d	1	0.38mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	20d	1	0.38mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	24d	1	0.44mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	24d	1	0.47mi
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	24d	1	0.48mi
2550 Lakehaven Rd West Palm Beach, FL	1.0	1.0	400	$1,500	$3.75	24d	1	0.58mi
4904 Dillon St Unit C Greenacres, FL	1.0	1.0	699	$1,450	$2.07	24d	1	0.89mi
2206 Laurel Way West Palm Beach, FL	1.0–3.0	1.0–2.0	850	$1,700	$2.00	24d	3	0.92mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,974	$2.64	7d	1	1.06mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	7d	1	1.07mi
6100 Forest Hill Blvd #105 West Palm Beach, FL	2.0	1.0	728	$2,100	$2.88	24d	1	1.26mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	20d	1	1.27mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	7d	1	1.27mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,660	$1.87	24d	2	1.30mi
6054 Forest Hill Blvd #102 West Palm Beach, FL	2.0	1.0	728	$1,800	$2.47	24d	1	1.30mi
6106 Forest Hill Blvd West Palm Beach, FL	2.0	1.0	728	$1,900	$2.61	24d	2	1.30mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	7d	1	1.32mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	24d	1	1.32mi
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	3d	1	1.32mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,400	$1.89	24d	2	1.33mi
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	5d	1	1.35mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	670	$2,352	$3.51	14d	1	1.45mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	625	$2,268	$3.63	7d	1	1.45mi

HOA detail condo

• Monthly dues: $405 · $4,860/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-04
   days on market $94,900 Active 103 DOM
2. 2026-06-03
   days on market $94,900 Active 102 DOM
3. 2026-06-02
   days on market $94,900 Active 101 DOM
4. 2026-06-01
   days on market $94,900 Active 100 DOM
5. 2026-05-31
   days on market $94,900 Active 99 DOM
6. 2026-04-18
   listed $1,100
7. 2026-03-29
   price $94,900
8. 2026-02-21
   listed $98,900 Active
9. 2024-12-01
   historical
10. 2024-09-16
    historical $1,500
11. 2024-09-01
    listed $1,500
12. 2024-07-08
    price $131,900
13. 2024-05-31
    listed $139,000 Active
14. 2020-09-30
    soldstatus $58,500
15. 2020-08-19
    soldstatus $58,500 Closed 703-char remark

    Show marketing remark (703 chars)

    CHARMING 1 BEDROOM, 1 BATHROOM IN 55+ COMMUNITY. LOTS OF STORAGE SPACE. UPDATED WITH NEW KITCHEN, EXTRA KITCHEN CABINETS, GRANITE COUNTERTOPS, ALL TILE FLOORING THROUGH OUT UNIT. UPDATED BATHROOM WITH WALK IN TILED SHOWER. SCREENED PORCH WITH EXTRA STORAGE CLOSET. OUTSIDE PATIO TO ENJOY A BBQ. HUGH WALL LENGTH CLOSET IN MASTER BEDROOM AND LINEN CLOSET IN HALLWAY. COMMUNITY HAS ACTIVE CLUBHOUSE, HEATED SWIMMING POOL, BILLIARDS, SAUNA, GAME ROOM. .. LOTS OF FUN COMMUNITY REQUIRES $30,000 ANNUAL INCOME, 693 CREDIT SCORE, 25% DOWN ON FINANCING, BACKGROUND CHECK, NO COMMERCIAL VEHICLES OR MOTORCYCLES. ONE RESIDENT MUST BE 55+ ALL OTHERS OVER 21 YRS OF AGE. SOME FURNITURE AVAILABLE OR CAN BE REMOVED.

16. 2020-07-17
    historical Contingent 703-char remark

    Show marketing remark (703 chars)

    CHARMING 1 BEDROOM, 1 BATHROOM IN 55+ COMMUNITY. LOTS OF STORAGE SPACE. UPDATED WITH NEW KITCHEN, EXTRA KITCHEN CABINETS, GRANITE COUNTERTOPS, ALL TILE FLOORING THROUGH OUT UNIT. UPDATED BATHROOM WITH WALK IN TILED SHOWER. SCREENED PORCH WITH EXTRA STORAGE CLOSET. OUTSIDE PATIO TO ENJOY A BBQ. HUGH WALL LENGTH CLOSET IN MASTER BEDROOM AND LINEN CLOSET IN HALLWAY. COMMUNITY HAS ACTIVE CLUBHOUSE, HEATED SWIMMING POOL, BILLIARDS, SAUNA, GAME ROOM. .. LOTS OF FUN COMMUNITY REQUIRES $30,000 ANNUAL INCOME, 693 CREDIT SCORE, 25% DOWN ON FINANCING, BACKGROUND CHECK, NO COMMERCIAL VEHICLES OR MOTORCYCLES. ONE RESIDENT MUST BE 55+ ALL OTHERS OVER 21 YRS OF AGE. SOME FURNITURE AVAILABLE OR CAN BE REMOVED.

17. 2020-05-17
    listed $64,999 Active 703-char remark

    Show marketing remark (703 chars)

    CHARMING 1 BEDROOM, 1 BATHROOM IN 55+ COMMUNITY. LOTS OF STORAGE SPACE. UPDATED WITH NEW KITCHEN, EXTRA KITCHEN CABINETS, GRANITE COUNTERTOPS, ALL TILE FLOORING THROUGH OUT UNIT. UPDATED BATHROOM WITH WALK IN TILED SHOWER. SCREENED PORCH WITH EXTRA STORAGE CLOSET. OUTSIDE PATIO TO ENJOY A BBQ. HUGH WALL LENGTH CLOSET IN MASTER BEDROOM AND LINEN CLOSET IN HALLWAY. COMMUNITY HAS ACTIVE CLUBHOUSE, HEATED SWIMMING POOL, BILLIARDS, SAUNA, GAME ROOM. .. LOTS OF FUN COMMUNITY REQUIRES $30,000 ANNUAL INCOME, 693 CREDIT SCORE, 25% DOWN ON FINANCING, BACKGROUND CHECK, NO COMMERCIAL VEHICLES OR MOTORCYCLES. ONE RESIDENT MUST BE 55+ ALL OTHERS OVER 21 YRS OF AGE. SOME FURNITURE AVAILABLE OR CAN BE REMOVED.

18. 2020-04-29
    historical
19. 2020-03-16
    status Active
20. 2020-03-06
    status Pending
21. 2020-02-29
    status Active
22. 2020-02-06
    historical Active Under Contract
23. 2019-12-03
    price $69,900
24. 2019-11-01
    listed $79,900 Active
25. 1998-03-17
    soldstatus $20,500
26. 1993-08-05
    soldstatus $25,000

ⓘ 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: $1,478 · $123/mo
• Projected year-2 tax: $1,478 · $123/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 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $17,922
• − Mortgage interest: −$5,316
• − Property taxes: −$1,478
• − Insurance: −$474
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − HOA: −$4,860
• − Depreciation: −$2,761
• Taxable income: $166
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $1,334/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

-95.6% since first listed

21 events — show timeline

• 2026-04-18 Listed for Rent $1,100 GFLMLS
• 2026-03-29 Price Changed $94,900 Beaches MLS
• 2026-02-21 Listed $98,900 Beaches MLS
• 2024-12-01 Listing Removed — Beaches MLS
• 2024-09-16 Rental Removed $1,500 GFLMLS
• 2024-09-01 Listed for Rent $1,500 GFLMLS
• 2024-07-08 Price Changed $131,900 Beaches MLS
• 2024-05-31 Listed $139,000 Beaches MLS
• 2020-09-30 Sold (Public Records) $58,500 Public Records
• 2020-08-19 Sold (MLS) $58,500 Beaches MLS
• 2020-07-17 Contingent — Beaches MLS
• 2020-05-17 Listed $64,999 Beaches MLS
• 2020-04-29 Listing Removed — Beaches MLS
• 2020-03-16 Relisted — Beaches MLS
• 2020-03-06 Pending — Beaches MLS
• 2020-02-29 Relisted — Beaches MLS
• 2020-02-06 Contingent — Beaches MLS
• 2019-12-03 Price Changed $69,900 Beaches MLS
• 2019-11-01 Listed $79,900 Beaches MLS
• 1998-03-17 Sold (Public Records) $20,500 Public Records
• 1993-08-05 Sold (Public Records) $25,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,478 · -1.8% YoY. Source: county tax records.