6074 Forest Hill Blvd #101 · Greenacres, FL 33415

$155,000

2 bd · 1.0 ba · 728 sqft · Condo public records · 42 Days on market

Built 1980 $456/mo HOA · 24% 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 +18.0/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bed, 1-bath first-floor condo with a peaceful garden view in the desirable Forest Hill Gardens community! This updated residence features an inviting living area, screened patio overlooking lush greenery, and community amenities including a refreshing pool, clubhouse, and convenient laundry facilities on site. This home offers easy access to shopping, dining and major commuter routes. Outdoor recreation is close at hand with Okeeheelee Park just minutes away. Ideal for first-time buyers. Don't miss the opportunity to call this home!

Key facts

• $456 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Community contains 284 units; Pets not allowed
• HOA & community: HOA with monthly fee; HOA amenities include clubhouse, parking, pool, and tennis courts; HOA covers grounds and structure maintenance, pest control, sewer, trash, water, common areas, and roof repairs

Exterior

• Parking: Assigned open parking (2 spaces total)
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Condominium; Multi/split levels; 2 total stories; Faces west; Resale property
• Construction: Built with stucco; Flat and tile roof
• Exterior features: Covered patio; Screened patio; Patio; Waterfront (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Trash compactor; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Split bedroom layout; Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% 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: Cholee Lake Elementary School (math 35% / reading 34%, grade F, #1,709 of 2,144 statewide, top 81%, 936 students, 72% FRL); Okeeheelee Middle School (math 34% / reading 40%, grade F, #399 of 571 statewide, top 71%, 1,377 students, 68% FRL); Palm Beach Central High School (math 42% / reading 55%, grade D, #198 of 667 statewide, top 30%, 2,980 students, 40% FRL).
• Market conditions: Rents soft (-1.6%/yr); 317 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 38% of the median local income ($61k/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 42 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $155k implies a 574% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 6.7

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-22,096
• Equity at exit: $23,111

10-year hold

• IRR: -14.2%
• Equity multiple: 0.32×
• Total profit: $-29,321
• Equity at exit: $13,402

Cash invested: $43,400 (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 33415

• Rents YoY: -1.6%
• Active inventory: 317
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$813
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$65
• HOA: −$456
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $133

Break-even live

Break-even rent $1,765

Max offer price $155,000

Occupancy floor 88%

Sensitivity live

Price	-10% $221	-5% $177	+0% $133	+5% $89	+10% $45
Rent	-10% $-20	-5% $56	+0% $133	+5% $209	+10% $286
Rate	-1.0pp $211	-0.5pp $172	base $133	+0.5pp $93	+1.0pp $52

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6100 Forest Hill Blvd #105 West Palm Beach, FL	2.0	1.0	728	$2,100	$2.88	26d	1	0.11mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	10d	1	0.13mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	23d	1	0.13mi
6054 Forest Hill Blvd #102 West Palm Beach, FL	2.0	1.0	728	$1,800	$2.47	26d	1	0.14mi
6106 Forest Hill Blvd West Palm Beach, FL	2.0	1.0	728	$1,900	$2.61	26d	2	0.14mi
2206 Laurel Way West Palm Beach, FL	1.0–3.0	1.0–2.0	850	$1,975	$2.32	26d	3	0.29mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	26d	1	0.73mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	26d	1	0.81mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	20d	1	0.91mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	10d	1	0.91mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	26d	1	1.06mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,925	$2.17	26d	2	1.11mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	26d	1	1.21mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	26d	1	1.25mi
2550 Lakehaven Rd West Palm Beach, FL	1.0	1.0	400	$1,500	$3.75	26d	1	1.38mi

HOA detail condo

• Monthly dues: $456 · $5,472/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $155,000 Active 42 DOM
2. 2026-06-21
   days on market $155,000 Active 41 DOM
3. 2026-06-18
   days on market $155,000 Active 38 DOM
4. 2026-06-17
   days on market $155,000 Active 37 DOM
5. 2026-06-16
   days on market $155,000 Active 36 DOM
6. 2026-06-15
   days on market $155,000 Active 35 DOM
7. 2026-06-13
   days on market $155,000 Active 33 DOM
8. 2026-06-09
   days on market $155,000 Active 29 DOM
9. 2026-06-08
   days on market $155,000 Active 28 DOM
10. 2026-06-07
    days on market $155,000 Active 27 DOM
11. 2026-06-04
    days on market $155,000 Active 24 DOM
12. 2026-06-03
    days on market $155,000 Active 23 DOM
13. 2026-06-02
    days on market $155,000 Active 22 DOM
14. 2026-06-02
    price $155,000 Active 21 DOM
15. 2026-06-01
    days on market $165,000 Active 21 DOM
16. 2026-05-31
    days on market $165,000 Active 20 DOM
17. 2026-05-11
    listed $165,000 Active
18. 2015-12-03
    soldstatus $23,000
19. 2009-07-31
    historical
20. 2008-05-13
    listed $75,000
21. 1980-12-01
    soldstatus $35,100

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$552/yr (+$46/mo · 75.1%)

ⓘ 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
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,202
• − Mortgage interest: −$8,682
• − Property taxes: −$735
• − Insurance: −$775
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − HOA: −$5,472
• − Depreciation: −$4,509
• Taxable loss: −$684
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $1,758/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): 54,581
• Household income: $61,274
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 2254.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 26% White 21% Black 21% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Cuban 14% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 9% Romanian 1% Lithuanian 1%
• Foreign-born: 44% · Canada, Jamaica, Dominican Republic
• Languages at home: 40% English-only · Spanish 49% French/Haitian/Cajun 8% Other Indo-European 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: ▼ -400.29%
• Current HPI: 413.9695
• Rent YoY: ▼ -1.64%
• 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

+370.1% since first listed

5 events — show timeline

• 2026-05-11 Listed $165,000 Beaches MLS
• 2015-12-03 Sold (Public Records) $23,000 Public Records
• 2009-07-31 Listing Removed — Beaches MLS
• 2008-05-13 Listed $75,000 Beaches MLS
• 1980-12-01 Sold (Public Records) $35,100 Public Records

Property tax history

+1.5%/yr

Latest (2025): $735 · +2.6% YoY. Source: county tax records.