100 Village Green Cir E #112 · Palm Springs, FL 33461

$157,000

2 bd · 1.5 ba · 968 sqft · Condo public records · 78 Days on market

Built 1974 $437/mo HOA · 23% of rent

---

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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME! We present to you a beautiful , a beautiful 2-bedroom, 1.5-bathroom condominium located in a highly sought-after 55+ community. This unit was completely renovated approximately two and a half years ago and features a modern design with updated finishes. During the renovation, a brand-new air conditioning system and new appliances were installed, ensuring both comfort and convenience. It enjoys a prime location, situated close to shopping centers, restaurants, and essential services, making daily life easy and enjoyable. This unit features all the essentials for comfortable living, complete with low maintenance and utilities fees. Property currently rented until 2/28/2027 for $1,750

Key facts

• Modern design
• New appliances
• Completely renovated

Tags

• COMPLETELY RENOVATED
• MODERN DESIGN
• NEW AIR CONDITIONING SYSTEM
• NEW APPLIANCES
• PRIME LOCATION
• LOW MAINTENANCE

Property features AI

Finance

• Financial info: Senior community; Pets not allowed
• HOA & community: Monthly HOA fee; HOA amenities include billiard room, clubhouse, elevators, shuffleboard court, bike storage, and street lights; HOA fee covers cable TV, insurance, and trash

Exterior

• Parking: Assigned parking; Guest parking; 2 total parking spaces
• Security: Security patrol
• Utilities: Public water; Public sewer; Electricity available; Water connected; Sewer available
• Home design: Condominium; 3-story building; Entry-level living area; Faces east
• Construction: Block construction; Built-up roof
• Exterior features: Terrace

Interior

• Kitchen: Refrigerator; Disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Unfurnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $157k.

Deal economics

• At list price, monthly cash flow is $-18 ($-221/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (2.1% below list).
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $148k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#297 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: Clifford O Taylor/Kirklane Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 1,230 students, 80% FRL); Palm Springs Middle School (math 27% / reading 38%, grade F, #443 of 571 statewide, top 78%, 1,521 students, 72% FRL); John I. Leonard High School (math 17% / reading 35%, grade F, #494 of 667 statewide, top 75%, 3,549 students, 67% FRL) — zoned schools average 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.5%/yr); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 37% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k 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 78 days — a 6% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $39k; list at $157k implies a 306% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,580 (6.0% 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. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.23% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 6.8

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: -21.8%
• Equity multiple: 0.27×
• Total profit: $-31,956
• Equity at exit: $23,409

10-year hold

• IRR: -32.3%
• Equity multiple: -0.14×
• Total profit: $-49,921
• Equity at exit: $13,574

Cash invested: $43,960 (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 33461

• Rents YoY: -2.5%
• Active inventory: 276
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$823
• Tax from tax record: −$216 /mo · $2,596/yr
• Insurance: −$65
• HOA: −$437
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-18

Break-even live

Break-even rent $1,952

Max offer price $153,747

Occupancy floor 96%

Sensitivity live

Price	-10% $70	-5% $26	+0% $-18	+5% $-63	+10% $-107
Rent	-10% $-171	-5% $-95	+0% $-18	+5% $58	+10% $134
Rate	-1.0pp $61	-0.5pp $22	base $-18	+0.5pp $-59	+1.0pp $-100

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	7d	1	0.04mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,850	$2.50	26d	2	0.06mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.5	800	$1,850	$2.31	18d	2	0.06mi
500 Village Green Cir W #107 Palm Springs, FL	2.0	1.5	836	$1,850	$2.21	24d	1	0.07mi
500 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	4d	1	0.07mi
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	5d	1	0.08mi
700 Village Green Ct Palm Springs, FL	1.0–2.0	1.5	796	$1,800	$2.26	3d	3	0.11mi
400 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	26d	1	0.13mi
555 Kirk Rd Palm Springs, FL	2.0	2.0	875	$2,749	$3.14	14d	1	0.14mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	670	$2,352	$3.51	15d	1	0.14mi
555 Kirk Rd Palm Springs, FL	2.0	2.0	875	$3,194	$3.65	24d	1	0.14mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	625	$2,268	$3.63	9d	1	0.14mi
2200 Springdale Blvd #214 Palm Springs, FL	1.0	1.5	756	$1,550	$2.05	4d	1	0.17mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,375	$2.50	24d	1	0.27mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,450	$2.64	26d	1	0.27mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	9d	1	0.37mi
4098 Linda Ln West Palm Beach, FL	2.0	1.0	860	$2,465	$2.87	26d	1	0.40mi
441 San Mateo Dr Palm Springs, FL	3.0	2.0	1092	$3,000	$2.75	26d	1	0.46mi
2785 Reo Ln Unit 2 Lake Worth Beach, FL	2.0	1.0	884	$2,300	$2.60	26d	1	0.49mi
484 Springdale Cir Unit 48d Palm Springs, FL	2.0	2.0	1102	$2,100	$1.91	18d	1	0.53mi
4591 Purdy Ln Unit 1 West Palm Beach, FL	2.0	1.0	900	$2,350	$2.61	26d	1	0.56mi
300 Bonnie Blvd #144 Palm Springs, FL	1.0	1.0	702	$1,350	$1.92	26d	1	0.56mi
4591 Purdy Ln Unit 2 West Palm Beach, FL	3.0	2.0	850	$3,000	$3.53	26d	1	0.57mi
247 Cypress Ln Unit 246-C12 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	7d	1	0.59mi
247 Cypress Ln Unit 246-C06 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	26d	1	0.59mi
502 Davis Rd Palm Springs, FL	2.0	1.0–2.0	878	$1,675	$1.91	7d	2	0.60mi
200 Bonnie Blvd #132 Palm Springs, FL	1.0	1.0	577	$1,500	$2.60	24d	1	0.60mi
500 Bonnie Blvd #165 Palm Springs, FL	1.0	1.5	782	$1,350	$1.73	26d	1	0.60mi
246 Cypress Ln Lake Worth Beach, FL	1.0–2.0	1.0	850	$1,750	$2.06	26d	2	0.61mi
506 Davis Rd Unit 6 Palm Springs, FL	2.0	2.0	958	$1,700	$1.77	26d	1	0.62mi
504 Davis Rd #96 Palm Springs, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	0.63mi
240 Alemeda Dr Palm Springs, FL	1.0–2.0	1.0–2.0	825	$1,850	$2.24	26d	3	0.63mi
701 Lori Dr #204 Palm Springs, FL	2.0	2.0	994	$1,700	$1.71	26d	1	0.69mi
2255 Ida Way West Palm Beach, FL	2.0	2.0	948	$2,200	$2.32	26d	1	0.76mi
225 Bonnie Blvd Palm Springs, FL	1.0–2.0	1.5–2.0	944	$1,850	$1.96	26d	2	0.79mi
225 Bonnie Blvd #116 Palm Springs, FL	2.0	2.0	988	$1,850	$1.87	20d	1	0.79mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	26d	1	0.99mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	9d	1	0.99mi
2085 S Congress Ave Palm Springs, FL	1.0–3.0	1.0–2.0	963	$2,595	$2.69	0d	12	1.02mi
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	26d	1	1.04mi

HOA detail condo

• Monthly dues: $437 · $5,244/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $157,000 Active 78 DOM
2. 2026-06-18
   days on market $157,000 Active 75 DOM
3. 2026-06-17
   days on market $157,000 Active 74 DOM
4. 2026-06-16
   days on market $157,000 Active 73 DOM
5. 2026-06-15
   days on market $157,000 Active 72 DOM
6. 2026-06-13
   days on market $157,000 Active 70 DOM
7. 2026-06-09
   days on market $157,000 Active 66 DOM
8. 2026-06-08
   days on market $157,000 Active 65 DOM
9. 2026-06-07
   days on market $157,000 Active 64 DOM
10. 2026-06-04
    days on market $157,000 Active 61 DOM
11. 2026-06-03
    days on market $157,000 Active 60 DOM
12. 2026-06-02
    days on market $157,000 Active 59 DOM
13. 2026-06-01
    days on market $157,000 Active 58 DOM
14. 2026-05-31
    days on market $157,000 Active 57 DOM
15. 2026-04-04
    listed $157,000 Active
16. 2025-01-29
    historical $1,800
17. 2025-01-29
    historical $1,800
18. 2025-01-16
    price $1,800
19. 2024-11-07
    listed $1,850
20. 2024-11-06
    listed $1,850
21. 2021-02-03
    soldstatus $38,700
22. 2002-12-27
    soldstatus $39,900
23. 2001-06-18
    soldstatus $28,000
24. 1996-05-29
    soldstatus $33,000
25. 1990-04-04
    soldstatus $36,000
26. 1989-03-22
    soldstatus $41,000

ⓘ 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: $2,596 · $216/mo
• Projected year-2 tax: $2,596 · $216/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
• 💨 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: $23,144
• − Mortgage interest: −$8,794
• − Property taxes: −$2,596
• − Insurance: −$785
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − HOA: −$5,244
• − Depreciation: −$4,567
• Taxable loss: −$2,546
• Est. tax savings @ 24.0%: +$611
• After-tax cash flow: $390/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 — Palm Springs

• Score: 73/100
• State rank: #297
• US rank: #5045

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D+ Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, FL
• County: Palm Beach County · 1,438,312 people
• City population: 49,443
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 49,443
• Household income: $61,963
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2663.0

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: Hispanic / Latino 59% Two or more races 26% White 20% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 6% Cuban 16% Dominican 2%
• Common ancestry: Hispanic 9% Romanian 1% Lithuanian 1%
• Foreign-born: 52% · Canada, Jamaica
• Languages at home: 31% English-only · Spanish 54% French/Haitian/Cajun 10% 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: ▼ -269.03%
• Current HPI: 493.0041
• Rent YoY: ▼ -2.47%
• 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

+282.9% since first listed

12 events — show timeline

• 2026-04-04 Listed $157,000 Beaches MLS
• 2025-01-29 Rental Removed $1,800 GFLMLS
• 2025-01-29 Rental Removed $1,800 RMLSFL
• 2025-01-16 Price Changed $1,800 RMLSFL
• 2024-11-07 Listed for Rent $1,850 RMLSFL
• 2024-11-06 Listed for Rent $1,850 GFLMLS
• 2021-02-03 Sold (Public Records) $38,700 Public Records
• 2002-12-27 Sold (Public Records) $39,900 Public Records
• 2001-06-18 Sold (Public Records) $28,000 Public Records
• 1996-05-29 Sold (Public Records) $33,000 Public Records
• 1990-04-04 Sold (Public Records) $36,000 Public Records
• 1989-03-22 Sold (Public Records) $41,000 Public Records

Property tax history

+17.4%/yr

Latest (2025): $2,596 · +0.2% YoY. Source: county tax records.