436 Pine Glen Ln Unit C-2 · Greenacres, FL 33463

$119,000

2 bd · 1.0 ba · 916 sqft · Condo public records · 458 Days on market

Built 1981 $499/mo HOA · 26% of rent

---

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 +20.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRISTINE 2ND FLOOR CONDO OVERLOOKING PRIVATE GREEN AREA, ALL TILED, NEW A/C 2014, INTERIOR FRESHLY PAINTED, NEWER KITCHEN APPLIANCES, UPDATED BATH, SPACIOUS WALK-IN CLOSETS IN BOTH BEDROOMS, LAUNDRY ROOM INSIDE, SCREENED/COVERED & TILED PATIO. TRULY IMMACULATE & MOVE-IN READY. CENTRALLY LOCATED TO SHOPPING, RESTAURANTS, BEACHES & MAJOR AIRPORT.

Key facts

• Walk-in closet
• Screened porch
• Guests parking

Tags

• SCREENED PORCH
• WALK-IN CLOSET
• ASSIGNED PARKING SPACE
• GUESTS PARKING
• HEATED POOL
• BOCCE BALL COURT

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: Community has an association; Monthly HOA includes cable TV, insurance, grounds maintenance, trash, common areas, and recreation facility; Association amenities: clubhouse, pool, shuffleboard court, bocce ball

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: No utilities listed
• Home design: Condominium; Single-story; Faces west; Resale
• Construction: CBS construction
• Exterior features: Screened porch; Porch

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds
• Laundry & utility: Laundry inside; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (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: 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: Heritage Elementary School (math 35% / reading 39%, grade F, #1,609 of 2,144 statewide, top 77%, 786 students, 75% FRL); L C Swain Middle School (math 26% / reading 33%, grade F, #469 of 571 statewide, top 84%, 1,451 students, 74% FRL); Santaluces Community High (math 22% / reading 39%, grade F, #434 of 667 statewide, top 66%, 2,675 students, 61% 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 (-17 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 rising (+1.3%/yr); 354 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 32% of the median local income ($74k/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 $823 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 458 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $14k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $119k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 458 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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: 1.63% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-11,871
• Equity at exit: $17,743

10-year hold

• IRR: -4.3%
• Equity multiple: 0.75×
• Total profit: $-8,382
• Equity at exit: $10,289

Cash invested: $33,320 (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 33463

• Home prices YoY: -30.9%
• Rents YoY: 1.3%
• Active inventory: 354
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,944 high
• Mortgage (P&I): −$624
• Tax from tax record: −$202 /mo · $2,424/yr
• Insurance: −$50
• HOA: −$499
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $161

Break-even live

Break-even rent $1,740

Max offer price $119,000

Occupancy floor 87%

Sensitivity live

Price	-10% $228	-5% $195	+0% $161	+5% $127	+10% $94
Rent	-10% $7	-5% $84	+0% $161	+5% $238	+10% $315
Rate	-1.0pp $221	-0.5pp $191	base $161	+0.5pp $130	+1.0pp $99

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 Pine Glen Ln Unit C2 Greenacres, FL	2.0	1.0	804	$1,650	$2.05	26d	1	0.07mi
443 Pine Glen Ln Unit B2 Greenacres, FL	2.0	2.0	922	$1,500	$1.63	26d	1	0.09mi
407 Pine Cir Unit C1 Greenacres, FL	2.0	2.0	922	$1,800	$1.95	26d	1	0.11mi
407 Pine Cir Unit B1 Greenacres, FL	2.0	2.0	922	$1,750	$1.90	26d	1	0.11mi
446 Pine Glen Ln Unit A1 Greenacres, FL	1.0	1.0	614	$1,550	$2.52	16d	1	0.12mi
408 Pine Glen Ln Unit C-2 Greenacres, FL	2.0	1.0	804	$1,600	$1.99	26d	1	0.12mi
417 Pine Glen Ln Unit D2 Greenacres, FL	2.0	2.0	922	$1,550	$1.68	26d	1	0.17mi
417 Pine Glen Ln Unit C2 Greenacres, FL	2.0	2.0	922	$1,800	$1.95	26d	1	0.17mi
4838 Esedra Ct Lake Worth, FL	1.0	1.0	804	$1,550	$1.93	26d	2	0.24mi
4832 Esedra Ct Lake Worth, FL	1.0–3.0	1.0–2.0	1026	$1,650	$1.61	4d	2	0.27mi
4535 Oak Terrace Dr Greenacres, FL	3.0	2.0	1061	$2,400	$2.26	13d	1	0.27mi
4535 Oak Terrace Dr Greenacres, FL	3.0	2.0	1061	$2,500	$2.36	16d	1	0.27mi
4801 Esedra Ct Lake Worth, FL	2.0	2.0	1027	$2,075	$2.02	12d	2	0.28mi
4801 Esedra Ct #201 Lake Worth, FL	2.0	2.0	1005	$2,300	$2.29	26d	1	0.28mi
4243 Oak Terrace Dr #4243 Greenacres, FL	2.0	2.0	883	$1,950	$2.21	26d	1	0.40mi
4245 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$2,000	$2.27	26d	1	0.40mi
4254 Deste Ct #305 Greenacres, FL	1.0	1.0	716	$1,500	$2.09	26d	1	0.40mi
4259 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,900	$2.15	26d	1	0.41mi
4266 Deste Ct #107 Greenacres, FL	2.0	2.0	978	$2,100	$2.15	26d	1	0.43mi
4221 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,900	$2.15	26d	1	0.44mi
4185 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,850	$2.10	23d	1	0.44mi
4657 Fountains Dr S #206 Lake Worth, FL	1.0	1.0	882	$1,650	$1.87	13d	1	0.45mi
104 Lake Pine Cir Unit A1 Greenacres, FL	2.0	2.0	937	$2,050	$2.19	26d	1	0.47mi
5905 Triphammer Rd Lake Worth, FL	2.0	2.0	1020	$3,000	$2.94	26d	1	0.48mi
4147 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$2,000	$2.27	1d	1	0.49mi
4121 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,950	$2.21	26d	1	0.49mi
102 Lake Pine Cir Unit A2 Greenacres, FL	2.0	1.0	937	$1,500	$1.60	26d	1	0.50mi
4101 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,850	$2.10	12d	1	0.50mi
4242 Deste Ct Unit 208 Greenacres, FL	2.0	2.0	978	$2,500	$2.56	26d	1	0.50mi
6615 Waterfront Xing Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,864	$2.63	1d	23	0.52mi
121 Lake Pine Cir Unit A2 Greenacres, FL	2.0	1.0	818	$1,600	$1.96	26d	1	0.55mi
105 Lake Pine Cir Unit B2 Greenacres, FL	2.0	2.0	937	$2,000	$2.13	26d	1	0.55mi
4236 Deste Ct #108 Greenacres, FL	1.0	1.0	716	$1,800	$2.51	19d	1	0.56mi
4284 Deste Ct #304 Greenacres, FL	1.0	1.0	716	$2,200	$3.07	18d	1	0.60mi
133 Lake Pine Cir Unit B1 Greenacres, FL	1.0	1.0	639	$1,450	$2.27	26d	1	0.60mi
133 Lake Pine Cir Greenacres, FL	1.0	1.0	639	$1,300	$2.03	20d	1	0.60mi
4230 Deste Ct Unit 305 Greenacres, FL	1.0	1.0	716	$1,900	$2.65	7d	1	0.62mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1005	$2,250	$2.24	26d	1	0.62mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1027	$2,250	$2.19	7d	1	0.62mi
4489 Luxemburg Ct #101 Lake Worth, FL	2.0	2.0	1005	$2,000	$1.99	26d	1	0.63mi

HOA detail condo

• Monthly dues: $499 · $5,988/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $119,000 Active 458 DOM
2. 2026-06-18
   days on market $119,000 Active 455 DOM
3. 2026-06-17
   days on market $119,000 Active 454 DOM
4. 2026-06-16
   days on market $119,000 Active 453 DOM
5. 2026-06-15
   days on market $119,000 Active 452 DOM
6. 2026-06-13
   days on market $119,000 Active 450 DOM
7. 2026-06-09
   days on market $119,000 Active 446 DOM
8. 2026-06-07
   days on market $119,000 Active 444 DOM
9. 2026-06-04
   days on market $119,000 Active 441 DOM
10. 2026-06-03
    days on market $119,000 Active 440 DOM
11. 2026-06-01
    days on market $119,000 Active 438 DOM
12. 2026-05-31
    days on market $119,000 Active 437 DOM
13. 2026-04-10
    price $119,000
14. 2025-04-25
    price $125,000
15. 2025-03-20
    listed $133,000 Active
16. 2025-02-01
    historical
17. 2025-02-01
    status Active
18. 2025-01-31
    historical
19. 2024-09-03
    listed $175,000 Active
20. 2018-03-08
    soldstatus $68,000
21. 2018-02-28
    soldstatus $68,000 Closed 359-char remark

    Show marketing remark (359 chars)

    PRISTINE 2ND FLOOR CONDO OVERLOOKING PRIVATE GREEN AREA, ALL TILED, NEW A/C 2014, INTERIOR FRESHLY PAINTED, NEWER KITCHEN APPLIANCES, UPDATED BATH, SPACIOUS WALK-IN CLOSETS IN BOTH BEDROOMS, LAUNDRY ROOM INSIDE, SCREENED/COVERED & TILED PATIO. TRULY IMMACULATE & MOVE-IN READY. CENTRALLY LOCATED TO SHOPPING, RESTAURANTS, BEACHES & MAJOR AIRPORT.

22. 2018-02-08
    historical Contingent 359-char remark

    Show marketing remark (359 chars)

    PRISTINE 2ND FLOOR CONDO OVERLOOKING PRIVATE GREEN AREA, ALL TILED, NEW A/C 2014, INTERIOR FRESHLY PAINTED, NEWER KITCHEN APPLIANCES, UPDATED BATH, SPACIOUS WALK-IN CLOSETS IN BOTH BEDROOMS, LAUNDRY ROOM INSIDE, SCREENED/COVERED & TILED PATIO. TRULY IMMACULATE & MOVE-IN READY. CENTRALLY LOCATED TO SHOPPING, RESTAURANTS, BEACHES & MAJOR AIRPORT.

23. 2018-01-24
    listed $74,900 Active 359-char remark

    Show marketing remark (359 chars)

    PRISTINE 2ND FLOOR CONDO OVERLOOKING PRIVATE GREEN AREA, ALL TILED, NEW A/C 2014, INTERIOR FRESHLY PAINTED, NEWER KITCHEN APPLIANCES, UPDATED BATH, SPACIOUS WALK-IN CLOSETS IN BOTH BEDROOMS, LAUNDRY ROOM INSIDE, SCREENED/COVERED & TILED PATIO. TRULY IMMACULATE & MOVE-IN READY. CENTRALLY LOCATED TO SHOPPING, RESTAURANTS, BEACHES & MAJOR AIRPORT.

24. 2011-03-28
    soldstatus $52,000
25. 2001-03-10
    soldstatus $36,500
26. 2001-01-31
    soldstatus $36,500
27. 2000-11-13
    historical
28. 2000-06-05
    listed $37,900
29. 1992-01-16
    soldstatus $35,000
30. 1981-11-01
    soldstatus $42,300

ⓘ 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: $2,424 · $202/mo
• Projected year-2 tax: $2,424 · $202/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 ≥106°F today · 28 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: $23,326
• − Mortgage interest: −$6,666
• − Property taxes: −$2,424
• − Insurance: −$595
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − HOA: −$5,988
• − Depreciation: −$3,462
• Taxable income: $460
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $1,822/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

• Census place: Greenacres, FL
• County: Palm Beach County · 1,438,312 people
• City population: 65,478
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 65,478
• Household income: $73,865
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 1466.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 38% Black 29% White 27% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 15% Romanian 1% Slovak 1%
• Foreign-born: 39% · Canada, Jamaica, China
• Languages at home: 45% English-only · Spanish 32% French/Haitian/Cajun 17% 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: ▼ -175.33%
• Current HPI: 392.055
• Rent YoY: ▲ 1.33%
• 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

+181.3% since first listed

18 events — show timeline

• 2026-04-10 Price Changed $119,000 Beaches MLS
• 2025-04-25 Price Changed $125,000 Beaches MLS
• 2025-03-20 Listed $133,000 Beaches MLS
• 2025-02-01 Listing Removed — Beaches MLS
• 2025-02-01 Relisted — Beaches MLS
• 2025-01-31 Listing Removed — Beaches MLS
• 2024-09-03 Listed $175,000 Beaches MLS
• 2018-03-08 Sold (Public Records) $68,000 Public Records
• 2018-02-28 Sold (MLS) $68,000 Beaches MLS
• 2018-02-08 Contingent — Beaches MLS
• 2018-01-24 Listed $74,900 Beaches MLS
• 2011-03-28 Sold (Public Records) $52,000 Public Records
• 2001-03-10 Sold (Public Records) $36,500 Public Records
• 2001-01-31 Sold (MLS) $36,500 Beaches MLS
• 2000-11-13 Listing Removed — Beaches MLS
• 2000-06-05 Listed $37,900 Beaches MLS
• 1992-01-16 Sold (Public Records) $35,000 Public Records
• 1981-11-01 Sold (Public Records) $42,300 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,424 · +5.9% YoY. Source: county tax records.