429 Greenbriar Dr · Lake Park, FL 33403

$499,000

3 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 38 Days on market

Built 1922 10,127 sqft lot Est $393k · 27% over

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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 +14.6/30.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rarely available 1920s home with hard wood floors through-out, fireplace, formal dining room, sun room, hurricane panels, detached garage, and located on a large shady lot. Comes with termite bond. Needs TLC and updating.

Key facts

• Large backyard
• Historic home
• Detached garage

Tags

• HISTORIC HOME
• LARGE BACKYARD
• MANGO AND KEY LIME TREES
• DETACHED GARAGE

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: 2 parking spaces total; 1 detached garage (covered); Garage
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single family residence; Two stories; Faces south; Resale condition
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Back yard with wood fencing; Fenced yard; Fruit trees; Sidewalks; Paved public road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total)
• Heating & cooling: Central heating; Window/Wall heating; Central air conditioning; Ceiling fans; Wall/Window air units
• Interior features: Closet cabinetry; Blinds; Arched windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $384k (23.0% below list).
• Recommended offer: $384k (23.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#542 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: crime F, 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: Lake Park Elementary School (math 57% / reading 62%, grade B-, #690 of 2,144 statewide, top 34%, 389 students, 83% FRL); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 134 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).
• At $3,844/mo this rent would consume 65% of the median local household income ($71k/yr) (locally 903% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 38 days — a 3% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $135k; list at $499k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $384,390 (23.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $393,128
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Foresteria Dr	0.24mi	3/2.0	1,312 (+4%)	12mo	$410,000	$313	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.97% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.56×
• Total profit: $-61,623
• Equity at exit: $74,403

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $6,721
• Equity at exit: $43,144

Cash invested: $139,720 (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 33403

• Home prices YoY: -19.6%
• Rents YoY: 6.0%
• Active inventory: 134
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $3,844 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $121

Break-even live

Break-even rent $3,691

Max offer price $499,000

Occupancy floor 92%

Sensitivity live

Price	-10% $403	-5% $262	+0% $121	+5% $-21	+10% $-757
Rent	-10% $-183	-5% $-31	+0% $121	+5% $272	+10% $424
Rate	-1.0pp $372	-0.5pp $247	base $121	+0.5pp $-9	+1.0pp $-140

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Hawthorne Dr West Palm Beach, FL	3.0	2.0	1402	$3,200	$2.28	26d	1	0.22mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	1d	10	0.53mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	26d	1	0.58mi
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	26d	1	0.63mi
815 Silver Beach Rd Lake Park, FL	4.0	3.0	1480	$3,000	$2.03	26d	1	0.64mi
301 Lake Shore Dr #802 West Palm Beach, FL	2.0	2.0	1316	$3,000	$2.28	26d	1	0.66mi
1060 Lake Shore Dr #201 West Palm Beach, FL	2.0	2.0	1206	$3,850	$3.19	20d	1	0.66mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	2134	$25,000	$11.72	0d	19	0.67mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	26d	1	0.68mi
1155 Lake Shore Dr #202 West Palm Beach, FL	2.0	2.0	1206	$4,750	$3.94	26d	1	0.68mi
111 W 35th St Riviera Beach, FL	4.0	2.0	1600	$3,000	$1.88	13d	1	0.74mi
620 Southwind Cir Unit A North Palm Beach, FL	3.0	2.0	1697	$4,200	$2.47	26d	1	0.78mi
624 Southwind Cir Apt 4 North Palm Beach, FL	3.0	2.0	1134	$4,750	$4.19	26d	1	0.79mi
624 Southwind Cir Unit 3 North Palm Beach, FL	3.0	3.0	1316	$5,500	$4.18	26d	1	0.79mi
522 Eastwind Dr North Palm Beach, FL	2.0	2.0	948	$3,995	$4.21	26d	1	0.85mi
549 Fairwind Dr North Palm Beach, FL	3.0	2.0	1498	$5,000	$3.34	26d	1	0.86mi
517 Gulf Rd North Palm Beach, FL	3.0	2.0	1657	$5,500	$3.32	26d	1	0.97mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	4d	1	1.00mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	26d	1	1.10mi
429 Inlet Rd North Palm Beach, FL	3.0	2.5	1452	$6,500	$4.48	26d	1	1.10mi
1389 W 33rd St Riviera Beach, FL	4.0	3.0	1737	$3,000	$1.73	26d	1	1.15mi
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	16d	1	1.17mi
135 E 28th St Riviera Beach, FL	4.0	2.0	1711	$3,200	$1.87	26d	1	1.21mi
360 Wilma Cir #7 Riviera Beach, FL	3.0	2.0	1590	$4,500	$2.83	26d	1	1.27mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	26d	1	1.31mi
2640 Lake Shore Dr #1716 Riviera Beach, FL	3.0	3.0	1538	$9,500	$6.18	26d	1	1.37mi
2640 Lake Shore Dr #2312 Riviera Beach, FL	2.0	2.0	1818	$6,500	$3.58	26d	1	1.37mi
2640 Lake Shore Dr #711 Riviera Beach, FL	3.0	3.0	1848	$5,500	$2.98	26d	1	1.37mi
2650 Lake Shore Dr #1001 Riviera Beach, FL	2.0	2.0	1742	$3,800	$2.18	26d	1	1.37mi
2650 Lake Shore Dr #2403 Riviera Beach, FL	3.0	3.0	1788	$6,000	$3.36	26d	1	1.37mi
2650 Lake Shore Dr #1003 Riviera Beach, FL	3.0	3.0	1788	$4,200	$2.35	26d	1	1.37mi
2650 Lake Shore Dr #1203 Riviera Beach, FL	3.0	3.0	1803	$4,250	$2.36	26d	1	1.37mi
2650 Lake Shore Dr #804 Riviera Beach, FL	3.0	3.5	1704	$4,500	$2.64	26d	1	1.37mi
2650 Lake Shore Dr #2303 Riviera Beach, FL	3.0	3.0	1537	$4,950	$3.22	26d	1	1.37mi
2650 Lake Shore Dr #803 Riviera Beach, FL	3.0	3.0	1800	$5,000	$2.78	26d	1	1.37mi
2640 Lake Shore Dr Riviera Beach, FL	3.0	3.0	1715	$5,500	$3.21	26d	1	1.38mi
708 Westwind Dr North Palm Beach, FL	3.0	2.0	1761	$4,000	$2.27	26d	1	1.39mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	23d	1	1.40mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	26d	1	1.40mi
1030 Sugar Sands Blvd #171 Riviera Beach, FL	2.0	2.0	1143	$5,000	$4.37	26d	1	1.40mi

Listing history 23 events

1. 2026-06-21
   days on market $499,000 Active 38 DOM
2. 2026-06-18
   days on market $499,000 Active 35 DOM
3. 2026-06-17
   days on market $499,000 Active 34 DOM
4. 2026-06-16
   days on market $499,000 Active 33 DOM
5. 2026-06-15
   days on market $499,000 Active 32 DOM
6. 2026-06-13
   days on market $499,000 Active 30 DOM
7. 2026-06-09
   days on market $499,000 Active 26 DOM
8. 2026-06-08
   days on market $499,000 Active 25 DOM
9. 2026-06-07
   days on market $499,000 Active 24 DOM
10. 2026-06-04
    days on market $499,000 Active 21 DOM
11. 2026-06-03
    days on market $499,000 Active 20 DOM
12. 2026-06-02
    days on market $499,000 Active 19 DOM
13. 2026-06-01
    days on market $499,000 Active 18 DOM
14. 2026-05-31
    days on market $499,000 Active 17 DOM
15. 2026-05-14
    listed $499,000 Active
16. 2014-08-29
    soldstatus $134,900
17. 2014-08-15
    soldstatus $134,900 Closed 222-char remark

    Show marketing remark (222 chars)

    Rarely available 1920s home with hard wood floors through-out, fireplace, formal dining room, sun room, hurricane panels, detached garage, and located on a large shady lot. Comes with termite bond. Needs TLC and updating.

18. 2014-08-10
    status Pending 222-char remark

    Show marketing remark (222 chars)

    Rarely available 1920s home with hard wood floors through-out, fireplace, formal dining room, sun room, hurricane panels, detached garage, and located on a large shady lot. Comes with termite bond. Needs TLC and updating.

19. 2014-08-01
    historical Contingent 222-char remark

    Show marketing remark (222 chars)

    Rarely available 1920s home with hard wood floors through-out, fireplace, formal dining room, sun room, hurricane panels, detached garage, and located on a large shady lot. Comes with termite bond. Needs TLC and updating.

20. 2014-07-08
    listed $134,900 Active 222-char remark

    Show marketing remark (222 chars)

    Rarely available 1920s home with hard wood floors through-out, fireplace, formal dining room, sun room, hurricane panels, detached garage, and located on a large shady lot. Comes with termite bond. Needs TLC and updating.

21. 1989-07-06
    soldstatus $80,000
22. 1987-10-01
    soldstatus $67,000
23. 1984-06-01
    soldstatus $36,000

ⓘ 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: $1,097 · $91/mo
• Projected year-2 tax: $4,142 · $345/mo
• Expected delta: +$3,045/yr (+$254/mo · 277.6%)

ⓘ 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 ≥106°F today · 23 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,127
• − Mortgage interest: −$27,952
• − Property taxes: −$1,097
• − Insurance: −$2,495
• − Repairs & maintenance: −$3,690
• − Management: −$3,690
• − Depreciation: −$14,516
• Taxable loss: −$7,314
• Est. tax savings @ 24.0%: +$1,755
• After-tax cash flow: $3,202/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 — Lake Park

• Score: 67/100
• State rank: #542
• US rank: #10167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Park, FL
• County: Palm Beach County · 1,438,312 people
• City population: 14,370
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 14,370
• Household income: $70,646
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 903.0

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 0.67)
• Race & ethnicity: Black 46% White 31% Hispanic / Latino 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 5%
• Common ancestry: Hispanic 15% Italian 2% Romanian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 17% Spanish 12% Chinese 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: ▼ -112.30%
• Current HPI: 461.4045
• Rent YoY: ▲ 5.97%
• 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

+1286.1% since first listed

9 events — show timeline

• 2026-05-14 Listed $499,000 Beaches MLS
• 2014-08-29 Sold (Public Records) $134,900 Public Records
• 2014-08-15 Sold (MLS) $134,900 Beaches MLS
• 2014-08-10 Pending — Beaches MLS
• 2014-08-01 Contingent — Beaches MLS
• 2014-07-08 Listed $134,900 Beaches MLS
• 1989-07-06 Sold (Public Records) $80,000 Public Records
• 1987-10-01 Sold (Public Records) $67,000 Public Records
• 1984-06-01 Sold (Public Records) $36,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,097 · +12.6% YoY. Source: county tax records.