676 Laconia Cir Unit B · Greenacres, FL 33467

$149,500

1 bd · 1.5 ba · 1,024 sqft · Condo public records · 182 Days on market

Built 1979 $566/mo HOA · 28% 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 +18.1/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

Newer baths and kitchen. Impact glass complete. Den is easily 2nd bedroom. Move-in ! Covered Bridge ameneties are clubhouse, pool, tennis, Pickleball, picnic area, shuffleboard, sidewalks, street lights, Fitness Center, Game room, internet included, Library. .. .Close to shopping, turnpike access and the Wellington Green Mall.

Key facts

• Fitness center
• Internet included
• Newer kitchen

Tags

• NEWER BATHS
• NEWER KITCHEN
• IMPACT GLASS
• FITNESS CENTER
• GAME ROOM
• INTERNET INCLUDED

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions; Is a senior community
• HOA & community: Association with monthly fee; HOA amenities include clubhouse, fitness center, jogging path, picnic area, pool, shuffleboard court, tennis courts, onsite manager, library, pickleball courts, sidewalks, and street lights; Association fee paid monthly (amount provided)

Exterior

• Parking: Assigned parking; Guest parking; One open parking space
• Utilities: Public water; Public sewer; Three phase electric; Cable available; Sewer available; Water available
• Home design: Condominium; Multi/split levels; Resale; Faces east
• Construction: CBS construction
• Exterior features: No waterfront; Mansard roof; Entry level living area

Interior

• Kitchen: Disposal; Dishwasher; Electric range
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Built-in features; Entrance foyer; Unfurnished
• Laundry & utility: Laundry closet inside the unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (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); 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k 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 182 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $34k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $150k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 1.35% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 6.2

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: -14.9%
• Equity multiple: 0.49×
• Total profit: $-21,461
• Equity at exit: $22,291

10-year hold

• IRR: -15.3%
• Equity multiple: 0.30×
• Total profit: $-29,511
• Equity at exit: $12,926

Cash invested: $41,860 (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: 651
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$784
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$62
• HOA: −$566
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $131

Break-even live

Break-even rent $1,845

Max offer price $149,500

Occupancy floor 88%

Sensitivity live

Price	-10% $216	-5% $174	+0% $131	+5% $89	+10% $47
Rent	-10% $-28	-5% $52	+0% $131	+5% $211	+10% $290
Rate	-1.0pp $207	-0.5pp $169	base $131	+0.5pp $93	+1.0pp $53

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	25d	1	0.25mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	25d	1	0.25mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	25d	1	0.26mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	25d	1	0.30mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	25d	1	0.31mi
7831 Willow Spring Dr #524 Lake Worth, FL	2.0	2.0	1360	$2,000	$1.47	25d	1	0.45mi
3593 Birdie Dr #103 Lake Worth, FL	1.0	1.5	824	$1,600	$1.94	25d	1	0.47mi
7844 Willow Spring Dr #1715 Lake Worth, FL	2.0	2.0	1360	$1,950	$1.43	5d	1	0.47mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	17d	1	0.50mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	15d	1	0.50mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	18d	1	0.50mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	25d	1	0.50mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,850	$1.51	25d	1	0.53mi
7879 Willow Spring Dr #923 Lake Worth, FL	2.0	2.0	1360	$1,800	$1.32	25d	1	0.56mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	18d	2	0.62mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	25d	1	0.63mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	25d	1	0.63mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	11d	1	0.63mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	14d	1	0.63mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	22d	1	0.63mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,600	$1.88	25d	1	0.68mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	25d	1	0.73mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	8d	1	0.77mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	21d	1	0.81mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,750	$1.86	21d	1	0.87mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,675	$1.78	5d	1	0.87mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	18d	1	0.87mi
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	25d	1	0.87mi
4363 Trevi Ct #203 Lake Worth, FL	1.0	1.5	761	$1,650	$2.17	25d	1	0.93mi
3258 Jog Park Dr Greenacres, FL	2.0	2.0	1415	$2,300	$1.63	25d	1	0.97mi
4345 Trevi Ct #204 Lake Worth, FL	2.0	2.0	1005	$2,100	$2.09	21d	1	1.01mi
4120 Tivoli Ct #305 Lake Worth, FL	1.0	1.0	704	$1,750	$2.49	25d	1	1.03mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,275	$1.42	8d	1	1.04mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,240	$1.38	12d	1	1.04mi
4100 Tivoli Ct #104 Lake Worth, FL	1.0	1.0	780	$1,600	$2.05	25d	1	1.04mi
8300 Garden Catalina Cir Lake Worth, FL	2.0	2.0	1097	$2,595	$2.37	25d	1	1.04mi
8300 Garden Catalina Cir Lake Worth, FL	2.0	2.0	1269	$2,965	$2.34	16d	1	1.04mi
4310 Chukka Ln Lake Worth, FL	1.0–3.0	1.0–2.0	986	$2,311	$2.34	2d	21	1.06mi
7257 Golf Colony Ct #203 Lake Worth, FL	2.0	2.0	790	$1,950	$2.47	8d	1	1.09mi
7149 Golf Colony Ct #104 Lake Worth, FL	2.0	2.0	790	$2,300	$2.91	25d	1	1.10mi

HOA detail condo

• Monthly dues: $566 · $6,792/yr
• Likely covers: internetpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-17
   days on market $149,500 Active 182 DOM
2. 2026-06-16
   days on market $149,500 Active 181 DOM
3. 2026-06-15
   days on market $149,500 Active 180 DOM
4. 2026-06-13
   days on market $149,500 Active 178 DOM
5. 2026-06-09
   days on market $149,500 Active 174 DOM
6. 2026-06-07
   days on market $149,500 Active 172 DOM
7. 2026-06-04
   days on market $149,500 Active 169 DOM
8. 2026-06-03
   days on market $149,500 Active 168 DOM
9. 2026-06-01
   days on market $149,500 Active 166 DOM
10. 2026-05-31
    days on market $149,500 Active 165 DOM
11. 2026-01-22
    price $149,500
12. 2025-12-22
    historical
13. 2025-12-17
    listed $184,000 Active
14. 2025-12-17
    listed $184,000 Active
15. 2025-12-13
    historical
16. 2025-11-12
    price $184,000
17. 2025-09-05
    price $189,000
18. 2025-08-08
    listed $205,000 Active
19. 2014-09-03
    soldstatus $50,000
20. 1992-08-28
    soldstatus $33,500

ⓘ 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: $544 · $45/mo
• Projected year-2 tax: $1,241 · $103/mo
• Expected delta: +$697/yr (+$58/mo · 128.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥106°F today · 25 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: $24,137
• − Mortgage interest: −$8,374
• − Property taxes: −$544
• − Insurance: −$748
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$6,792
• − Depreciation: −$4,349
• Taxable loss: −$532
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,704/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): 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

+346.3% since first listed

10 events — show timeline

• 2026-01-22 Price Changed $149,500 Beaches MLS
• 2025-12-22 Listing Removed — Beaches MLS
• 2025-12-17 Listed $184,000 Beaches MLS
• 2025-12-17 Listed $184,000 Beaches MLS
• 2025-12-13 Listing Removed — Beaches MLS
• 2025-11-12 Price Changed $184,000 Beaches MLS
• 2025-09-05 Price Changed $189,000 Beaches MLS
• 2025-08-08 Listed $205,000 Beaches MLS
• 2014-09-03 Sold (Public Records) $50,000 Public Records
• 1992-08-28 Sold (Public Records) $33,500 Public Records

Property tax history

-1.3%/yr

Latest (2025): $544 · +3.6% YoY. Source: county tax records.