1118 Green Pine Blvd Unit B1 · West Palm Beach, FL 33409

$159,500

2 bd · 2.0 ba · 1,106 sqft · Condo public records · 68 Days on market

Built 1984 $580/mo HOA · 22% of rent

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Why this score? — see what drove the B 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 +29.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ground floor 2 bedroom, 2 bathroom condo in Palm Club Village II with water and fountain views from the screened porch. This 1,111 sq ft unit includes a washer and dryer in unit, newer hot water heater, and a recently replaced roof. Located inside a 24/7 gated community with a heated pool, tennis and handball courts, clubhouse, and walking paths along the lake. Conveniently located off Military Trail with quick access to I-95, shopping, dining, and Palm Beach International Airport.

Key facts

• Gated community
• Fountain views
• Water views

Tags

• WATER VIEWS
• FOUNTAIN VIEWS
• SCREENED PORCH
• GATED COMMUNITY
• HEATED POOL
• TENNIS COURTS

Property features AI

Finance

• Financial info: Pets allowed with limits
• HOA & community: Association: Palm Club Village II; Monthly HOA fee; Community amenities include clubhouse, pool, tennis courts, sidewalks, and gated entry; HOA covers cable TV, insurance, grounds and structure maintenance, security, sewer, trash, water, common areas, reserves, roof repairs, recreation facilities, and pool service

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space (total 1 parking)
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; One-level living (entry on first floor); North-facing
• Construction: Built with concrete block (CBS); Shingle roof; 2-story building
• Exterior features: Screened patio; Patio; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.8% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#75 in FL, #1,255 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, crime 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: Seminole Trails Elementary School (math 26% / reading 36%, grade F, #1,854 of 2,144 statewide, top 87%, 650 students, 73% FRL); Bear Lakes Middle School (math 19% / reading 33%, grade F, #506 of 571 statewide, top 89%, 842 students, 74% FRL); Palm Beach Lakes High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 2,688 students, 70% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-23 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 (-0.1%/yr); 193 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

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 68 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts 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 $54k; list at $160k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $149,930 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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. 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?
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: 1.69% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.64%
• DSCR: 1.70
• GRM: 4.9

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $3,648
• Equity at exit: $23,782

10-year hold

• IRR: 7.7%
• Equity multiple: 1.49×
• Total profit: $21,704
• Equity at exit: $13,791

Cash invested: $44,660 (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 33409

• Home prices YoY: -25.6%
• Rents YoY: -0.1%
• Active inventory: 193
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,690 high
• Mortgage (P&I): −$836
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$66
• HOA: −$580
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $582

Break-even live

Break-even rent $1,953

Max offer price $159,500

Occupancy floor 73%

Sensitivity live

Price	-10% $672	-5% $627	+0% $582	+5% $537	+10% $492
Rent	-10% $369	-5% $476	+0% $582	+5% $688	+10% $794
Rate	-1.0pp $662	-0.5pp $623	base $582	+0.5pp $541	+1.0pp $499

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	6d	1	0.30mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	25d	1	0.67mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	25d	1	0.79mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	23d	1	1.12mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	18d	60	1.18mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	25d	1	1.32mi
1714 Consulate Pl #101 West Palm Beach, FL	3.0	3.0	1377	$3,000	$2.18	25d	1	1.38mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	25d	1	1.39mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	17d	1	1.40mi
1991 Presidential Way West Palm Beach, FL	1.0	1.0	827	$3,427	$4.14	9d	1	1.40mi
75 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	3d	1	1.40mi
74 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,400	$1.75	25d	1	1.40mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	25d	1	1.41mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	20d	1	1.41mi
290 Courtney Lakes Cir West Palm Beach, FL	1.0–3.0	1.0–2.0	1069	$2,705	$2.53	21d	19	1.46mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	13d	1	1.47mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	12d	1	1.47mi

HOA detail condo

• Monthly dues: $580 · $6,960/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   statusdays on market $159,500 Pending 68 DOM
2. 2026-06-18
   days on market $159,500 Active 66 DOM
3. 2026-06-17
   days on market $159,500 Active 65 DOM
4. 2026-06-16
   days on market $159,500 Active 64 DOM
5. 2026-06-15
   days on market $159,500 Active 63 DOM
6. 2026-06-13
   days on market $159,500 Active 61 DOM
7. 2026-06-09
   days on market $159,500 Active 57 DOM
8. 2026-06-08
   days on market $159,500 Active 56 DOM
9. 2026-06-07
   days on market $159,500 Active 55 DOM
10. 2026-06-04
    days on market $159,500 Active 52 DOM
11. 2026-06-03
    days on market $159,500 Active 51 DOM
12. 2026-06-02
    days on market $159,500 Active 50 DOM
13. 2026-06-01
    days on market $159,500 Active 49 DOM
14. 2026-05-31
    days on market $159,500 Active 48 DOM
15. 2026-04-13
    listed $159,500 Active
16. 2026-04-10
    historical
17. 2025-12-11
    listed $165,000
18. 2025-11-25
    historical
19. 2025-10-10
    price $174,000
20. 2025-08-22
    price $178,000
21. 2025-07-17
    price $189,000
22. 2025-07-08
    listed $199,000 Active
23. 2025-06-04
    historical
24. 2025-05-15
    status Active
25. 2025-05-12
    status Active
26. 2025-04-30
    status Active
27. 2025-04-17
    price $190,000
28. 2025-04-08
    price $192,500
29. 2025-03-24
    price $195,000
30. 2025-03-18
    listed $199,999 Active
31. 1994-08-24
    soldstatus $54,000
32. 1990-04-03
    soldstatus $59,200
33. 1984-10-01
    soldstatus $58,900

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,324 · $110/mo
• Expected delta: +$601/yr (+$50/mo · 83.2%)

ⓘ 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 ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,280
• − Mortgage interest: −$8,934
• − Property taxes: −$723
• − Insurance: −$798
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − HOA: −$6,960
• − Depreciation: −$4,640
• Taxable income: $5,060
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $5,769/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 — West Palm Beach

• Score: 82/100
• State rank: #75
• US rank: #1255

Category grades

Amenities A- Commute A+ Cost of living B- 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: West Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,489
• Household income: $67,073
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1333.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 36% Black 31% White 27% Two or more races 21% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 8% Dominican 1%
• Common ancestry: Hispanic 8% Romanian 1% Lithuanian 1%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 30% French/Haitian/Cajun 10% 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: ▼ -128.54%
• Current HPI: 374.2506
• Rent YoY: ▼ -0.15%
• 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

+170.8% since first listed

19 events — show timeline

• 2026-04-13 Listed $159,500 Beaches MLS
• 2026-04-10 Listing Removed — Beaches MLS
• 2025-12-11 Listed $165,000 Beaches MLS
• 2025-11-25 Listing Removed — Beaches MLS
• 2025-10-10 Price Changed $174,000 Beaches MLS
• 2025-08-22 Price Changed $178,000 Beaches MLS
• 2025-07-17 Price Changed $189,000 Beaches MLS
• 2025-07-08 Listed $199,000 Beaches MLS
• 2025-06-04 Listing Removed — MARMLS
• 2025-05-15 Relisted — MARMLS
• 2025-05-12 Relisted — MARMLS
• 2025-04-30 Relisted — MARMLS
• 2025-04-17 Price Changed $190,000 MARMLS
• 2025-04-08 Price Changed $192,500 MARMLS
• 2025-03-24 Price Changed $195,000 MARMLS
• 2025-03-18 Listed $199,999 MARMLS
• 1994-08-24 Sold (Public Records) $54,000 Public Records
• 1990-04-03 Sold (Public Records) $59,200 Public Records
• 1984-10-01 Sold (Public Records) $58,900 Public Records

Property tax history

+0.1%/yr

Latest (2025): $723 · +3.6% YoY. Source: county tax records.