3154 Via Poinciana #412 · Greenacres, FL 33467

$138,000

2 bd · 2.0 ba · 1,232 sqft · Condo public records · 61 Days on market

Built 1984 $648/mo HOA · 31% of rent

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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 +14.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 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 MLS

DON'T BE LEFT IN THE COLD. THIS FURNISHED CONDO HAS IT ALL. ENCLOSED PORCH IS PART OF THE LIVING AREA AND HAS SLIDING WINDOWS THAT OPEN FOR THOSE COOL WINTER NIGHTS. IT CAN ALSO BE USED AS A 3RD. BEDROOM. THE AIR CONDITIONER WAS REPLACED THIS YEAR. WASHER AND DRYER ARE IN THE UNIT. THE ACTIVE CLUBHOUSE AND POOL ARE IN WALKING DISTANCE. BRING YOUR TOOTHBRUSH AND BE IN FOR THE SEASON!!!!!!

Key facts

• $648 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Association fee: $648 monthly
• HOA & community: HOA with monthly fee (includes cable TV, insurance, trash, recreation facility, and pool service); Association amenities: billiard room, game room, parking, pool, shuffleboard court; 64 units in the community; Senior community; Pets not allowed

Exterior

• Parking: Assigned parking, guest parking, and open parking (1 total parking space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; One level; Northeast facing; Resale unit; Building name: Eton; 4-story building
• Construction: Built with concrete/CBS and concrete block with stucco
• Exterior features: No waterfront; Concrete roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Partially furnished
• Laundry & utility: In-unit laundry in a closet (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $35 ($414/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $130k (6.0% 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: 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: Liberty Park Elementary School (math 25% / reading 38%, grade F, #1,841 of 2,144 statewide, top 86%, 845 students, 76% FRL); Okeeheelee Middle School (math 34% / reading 40%, grade F, #399 of 571 statewide, top 71%, 1,377 students, 68% 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 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 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 (-0.4%/yr); 666 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $954 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 61 days — a 6% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $138k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,719 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.52% ✓
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 5.5

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: -20.1%
• Equity multiple: 0.33×
• Total profit: $-25,854
• Equity at exit: $20,576

10-year hold

• IRR: -32.3%
• Equity multiple: -0.08×
• Total profit: $-41,585
• Equity at exit: $11,932

Cash invested: $38,640 (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: 666
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$724
• Tax from tax record: −$189 /mo · $2,265/yr
• Insurance: −$58
• HOA: −$648
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $35

Break-even live

Break-even rent $2,048

Max offer price $138,000

Occupancy floor 93%

Sensitivity live

Price	-10% $113	-5% $74	+0% $35	+5% $-5	+10% $-44
Rent	-10% $-131	-5% $-48	+0% $35	+5% $117	+10% $200
Rate	-1.0pp $104	-0.5pp $70	base $35	+0.5pp $-1	+1.0pp $-38

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	26d	1	0.00mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	22d	1	0.07mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	26d	1	0.14mi
3258 Jog Park Dr Greenacres, FL	2.0	2.0	1415	$2,300	$1.63	26d	1	0.18mi
3043 Grandiflora Dr Lake Worth, FL	3.0	2.0	1316	$2,700	$2.05	13d	1	0.20mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	26d	1	0.25mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	12d	1	0.25mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	19d	2	0.25mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	3d	1	0.32mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	26d	1	0.32mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,800	$1.47	1d	1	0.37mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	18d	1	0.45mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,925	$2.17	26d	2	0.49mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,600	$1.88	26d	1	0.52mi
720 Sunny Pine Way Unit G1 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	21d	1	0.52mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	22d	1	0.55mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	7d	1	0.55mi
724 Sunny Pine Way Unit D2 Greenacres, FL	2.0	2.0	1111	$1,950	$1.76	26d	1	0.61mi
3593 Birdie Dr #103 Lake Worth, FL	1.0	1.5	824	$1,600	$1.94	26d	1	0.62mi
726 Sunny Pine Way Unit B2 Greenacres, FL	3.0	2.0	1254	$2,200	$1.75	5d	1	0.64mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	15d	1	0.65mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	23d	1	0.65mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	26d	1	0.66mi
712 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$2,150	$2.01	26d	1	0.66mi
703 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$1,900	$1.78	26d	2	0.66mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	26d	1	0.66mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	26d	1	0.66mi
504 Shady Pine Way Unit 2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	26d	1	0.69mi
502 Shady Pine Way Unit D2 Greenacres, FL	2.0	1.0	991	$1,900	$1.92	1d	1	0.72mi
812 Sky Pine Way Greenacres, FL	2.0	2.0	1064	$2,100	$1.97	26d	1	0.74mi
811 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1064	$1,550	$1.46	21d	1	0.75mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	26d	1	0.76mi
6273 Tall Cypress Cir Greenacres, FL	3.0	2.0	1360	$2,400	$1.76	26d	1	0.76mi
703 Sunny Pine Way Unit G2 Greenacres, FL	2.0	2.0	1068	$2,000	$1.87	16d	1	0.76mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,475	$1.87	7d	1	0.76mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,500	$1.89	20d	1	0.76mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	26d	1	0.76mi
802 Sky Pine Way Unit E2 Greenacres, FL	2.0	2.0	1111	$1,750	$1.58	9d	1	0.78mi
6134 Seven Springs Blvd Unit 40d Greenacres, FL	3.0	3.0	1321	$2,400	$1.82	5d	1	0.78mi
508 Shady Pine Way Unit D1 Greenacres, FL	2.0	2.0	1115	$1,850	$1.66	23d	1	0.78mi

HOA detail condo

• Monthly dues: $648 · $7,776/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-21
   days on market $138,000 Active 61 DOM
2. 2026-06-18
   days on market $138,000 Active 58 DOM
3. 2026-06-17
   days on market $138,000 Active 57 DOM
4. 2026-06-16
   days on market $138,000 Active 56 DOM
5. 2026-06-15
   days on market $138,000 Active 55 DOM
6. 2026-06-13
   days on market $138,000 Active 53 DOM
7. 2026-06-09
   days on market $138,000 Active 49 DOM
8. 2026-06-08
   days on market $138,000 Active 48 DOM
9. 2026-06-07
   days on market $138,000 Active 47 DOM
10. 2026-06-04
    days on market $138,000 Active 44 DOM
11. 2026-06-03
    days on market $138,000 Active 43 DOM
12. 2026-06-02
    days on market $138,000 Active 42 DOM
13. 2026-06-01
    days on market $138,000 Active 41 DOM
14. 2026-05-31
    days on market $138,000 Active 40 DOM
15. 2026-05-19
    price $138,000
16. 2026-04-21
    listed $148,000 Active
17. 2026-01-01
    historical $2,200
18. 2025-08-01
    historical
19. 2025-07-30
    listed $2,200
20. 2025-06-09
    price $168,000
21. 2025-02-04
    status Active
22. 2025-02-01
    historical
23. 2025-01-22
    historical $1,800
24. 2025-01-18
    listed $1,800
25. 2024-12-31
    status Active
26. 2024-12-31
    historical
27. 2024-12-05
    status Active
28. 2024-12-01
    historical
29. 2024-11-12
    price $175,000
30. 2024-07-16
    price $180,000
31. 2024-07-03
    price $213,000
32. 2024-05-15
    listed $220,000 Active
33. 2016-09-30
    soldstatus $67,100
34. 2016-09-28
    soldstatus $67,100 Closed 390-char remark

    Show marketing remark (390 chars)

    DON'T BE LEFT IN THE COLD. THIS FURNISHED CONDO HAS IT ALL. ENCLOSED PORCH IS PART OF THE LIVING AREA AND HAS SLIDING WINDOWS THAT OPEN FOR THOSE COOL WINTER NIGHTS. IT CAN ALSO BE USED AS A 3RD. BEDROOM. THE AIR CONDITIONER WAS REPLACED THIS YEAR. WASHER AND DRYER ARE IN THE UNIT. THE ACTIVE CLUBHOUSE AND POOL ARE IN WALKING DISTANCE. BRING YOUR TOOTHBRUSH AND BE IN FOR THE SEASON!!!!!!

35. 2016-08-03
    historical Active Under Contract 390-char remark

    Show marketing remark (390 chars)

    DON'T BE LEFT IN THE COLD. THIS FURNISHED CONDO HAS IT ALL. ENCLOSED PORCH IS PART OF THE LIVING AREA AND HAS SLIDING WINDOWS THAT OPEN FOR THOSE COOL WINTER NIGHTS. IT CAN ALSO BE USED AS A 3RD. BEDROOM. THE AIR CONDITIONER WAS REPLACED THIS YEAR. WASHER AND DRYER ARE IN THE UNIT. THE ACTIVE CLUBHOUSE AND POOL ARE IN WALKING DISTANCE. BRING YOUR TOOTHBRUSH AND BE IN FOR THE SEASON!!!!!!

36. 2016-07-19
    listed $69,900 Active 390-char remark

    Show marketing remark (390 chars)

    DON'T BE LEFT IN THE COLD. THIS FURNISHED CONDO HAS IT ALL. ENCLOSED PORCH IS PART OF THE LIVING AREA AND HAS SLIDING WINDOWS THAT OPEN FOR THOSE COOL WINTER NIGHTS. IT CAN ALSO BE USED AS A 3RD. BEDROOM. THE AIR CONDITIONER WAS REPLACED THIS YEAR. WASHER AND DRYER ARE IN THE UNIT. THE ACTIVE CLUBHOUSE AND POOL ARE IN WALKING DISTANCE. BRING YOUR TOOTHBRUSH AND BE IN FOR THE SEASON!!!!!!

37. 1990-02-22
    soldstatus $63,000

ⓘ 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: $2,265 · $189/mo
• Projected year-2 tax: $2,265 · $189/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 9/10 Extreme 6 d/yr ≥106°F today · 20 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: $25,100
• − Mortgage interest: −$7,730
• − Property taxes: −$2,265
• − Insurance: −$690
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − HOA: −$7,776
• − Depreciation: −$4,015
• Taxable loss: −$1,391
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $748/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

+119.0% since first listed

23 events — show timeline

• 2026-05-19 Price Changed $138,000 Beaches MLS
• 2026-04-21 Listed $148,000 Beaches MLS
• 2026-01-01 Rental Removed $2,200 RMLSFL
• 2025-08-01 Listing Removed — Beaches MLS
• 2025-07-30 Listed for Rent $2,200 RMLSFL
• 2025-06-09 Price Changed $168,000 Beaches MLS
• 2025-02-04 Relisted — Beaches MLS
• 2025-02-01 Listing Removed — Beaches MLS
• 2025-01-22 Rental Removed $1,800 GFLMLS
• 2025-01-18 Listed for Rent $1,800 GFLMLS
• 2024-12-31 Relisted — Beaches MLS
• 2024-12-31 Listing Removed — Beaches MLS
• 2024-12-05 Relisted — Beaches MLS
• 2024-12-01 Listing Removed — Beaches MLS
• 2024-11-12 Price Changed $175,000 Beaches MLS
• 2024-07-16 Price Changed $180,000 Beaches MLS
• 2024-07-03 Price Changed $213,000 Beaches MLS
• 2024-05-15 Listed $220,000 Beaches MLS
• 2016-09-30 Sold (Public Records) $67,100 Public Records
• 2016-09-28 Sold (MLS) $67,100 Beaches MLS
• 2016-08-03 Contingent — Beaches MLS
• 2016-07-19 Listed $69,900 Beaches MLS
• 1990-02-22 Sold (Public Records) $63,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $2,265 · +4.7% YoY. Source: county tax records.