3186 Via Poinciana #311 · Greenacres, FL 33467

$84,900

2 bd · 2.0 ba · 1,232 sqft · Condo public records · 86 Days on market

Built 1984 $478/mo HOA · 23% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

TRANQUIL POOL AND GARDEN VIEWS FROM SCREENED PATIO RM, 2 BD/ 2 BTH . ACTIVE 55+ COMMUNITY. "NEEDS SOME TLC". ON-SUITE MST BTH RM w/ SHOWER. ALL APPLIANCES INCLUDED; WASHER, DRYER, DISHWASHER, STOVE, REFRIGERATOR, ELECTRIC WATER HEATER, HAVAC SYSTEM, CEILING FANS; UNFURNISHED. WATER, SEWER, CABLE TV INCLUDED. ASSIGNED PARKING SPACE. ENJOY POOL, TENNIS, CLUBHOUSE w/ BAR + RESTAURANT, GOLF PLAY IS OPTIONAL. EASY ACCESS TO TURNPIKE, SHOPPING AND DINING, 8 MILES TO DOWNTOWN LAKE WORTH FESTIVALS, NIGHT-LIFE AND BEACHES!!

Key facts

• Screened patio
• Clubhouse with bar
• On-suite mst bth rm

Tags

• TRANQUIL POOL AND GARDEN VIEWS
• SCREENED PATIO
• ON-SUITE MST BTH RM
• ALL APPLIANCES INCLUDED
• ASSIGNED PARKING SPACE
• CLUBHOUSE WITH BAR

Property features AI

Finance

• Other: Accessibility features: accessible elevator installed, accessible stairway, common area accessibility
• Financial info: Not a land-lease property; Senior community; Community has 320 units; Pets not allowed
• HOA & community: Poinciana Lakes association; Monthly HOA fee (amount provided separately); Association amenities include: clubhouse, heated pool, pool, tennis courts, shuffleboard court, putting green, billiard room, game room, community room, cafe/restaurant, recreation facilities, jogging path, parking, elevator(s), trash chute, maintenance, reserve funds

Exterior

• Parking: Assigned parking and guest parking (1 parking space total); No carport
• Security: Security patrol; Other security features
• Utilities: Public water; Public sewer; Cable connected; Electricity available; Phone available; Sewer connected; Water connected
• Home design: Condominium; Resale property; Garden/pool view model (2 bed / 2 bath); 3rd level entry; Faces west; 4-story building
• Construction: Built with block/CBS construction; Block foundation; Concrete, flat roof
• Exterior features: Paved road; Private maintained road; Waterfront property (no specific waterfront features listed); Entry via catwalk

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Closet cabinetry; Unfurnished
• Laundry & utility: Laundry inside in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (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) — 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 34% at this address vs 50% district-wide (-15 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); 651 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 $587 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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. 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: 2.46% ✓
• Cap rate: 15.02%
• Cash-on-cash: 31.18%
• DSCR: 2.39
• GRM: 3.4

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: 21.4%
• Equity multiple: 1.83×
• Total profit: $19,766
• Equity at exit: $12,659

10-year hold

• IRR: 26.7%
• Equity multiple: 2.91×
• Total profit: $45,435
• Equity at exit: $7,341

Cash invested: $23,772 (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: 651
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$445
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$35
• HOA: −$478
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $618

Break-even live

Break-even rent $1,310

Max offer price $84,900

Occupancy floor 65%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	24d	1	0.06mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	10d	1	0.07mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	24d	1	0.07mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	17d	2	0.07mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	20d	1	0.11mi
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	24d	1	0.18mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,850	$1.51	24d	1	0.19mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	16d	1	0.27mi
3258 Jog Park Dr Greenacres, FL	2.0	2.0	1415	$2,300	$1.63	24d	1	0.29mi
3043 Grandiflora Dr Lake Worth, FL	3.0	2.0	1316	$2,700	$2.05	11d	1	0.35mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,600	$1.88	24d	1	0.40mi
3593 Birdie Dr #103 Lake Worth, FL	1.0	1.5	824	$1,600	$1.94	24d	1	0.45mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	1d	1	0.46mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	24d	1	0.46mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	24d	1	0.47mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	24d	1	0.48mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	24d	1	0.48mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	13d	1	0.51mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	22d	1	0.51mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	24d	1	0.58mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	24d	1	0.62mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,925	$2.17	24d	2	0.68mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	7d	1	0.69mi
720 Sunny Pine Way Unit G1 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	19d	1	0.69mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	20d	1	0.73mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	5d	1	0.73mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	14d	1	0.75mi
724 Sunny Pine Way Unit D2 Greenacres, FL	2.0	2.0	1111	$1,950	$1.76	24d	1	0.80mi
712 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$2,150	$2.01	24d	1	0.82mi
6273 Tall Cypress Cir Greenacres, FL	3.0	2.0	1360	$2,400	$1.76	24d	1	0.82mi
726 Sunny Pine Way Unit B2 Greenacres, FL	3.0	2.0	1254	$2,200	$1.75	3d	1	0.82mi
703 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$1,900	$1.78	24d	2	0.84mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	24d	1	0.85mi
504 Shady Pine Way Unit 2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	24d	1	0.88mi
502 Shady Pine Way Unit D2 Greenacres, FL	2.0	1.0	991	$1,950	$1.97	24d	1	0.90mi
812 Sky Pine Way Greenacres, FL	2.0	2.0	1064	$2,100	$1.97	24d	1	0.91mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,475	$1.87	5d	1	0.91mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,500	$1.89	18d	1	0.91mi
811 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1064	$1,550	$1.46	20d	1	0.92mi
6134 Seven Springs Blvd Unit 40d Greenacres, FL	3.0	3.0	1321	$2,400	$1.82	3d	1	0.93mi

HOA detail condo

• Monthly dues: $478 · $5,736/yr
• Likely covers: watersewerelectriccablepoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $84,900 Active 86 DOM
2. 2026-06-17
   days on market $84,900 Active 85 DOM
3. 2026-06-16
   days on market $84,900 Active 84 DOM
4. 2026-06-15
   days on market $84,900 Active 83 DOM
5. 2026-06-13
   days on market $84,900 Active 81 DOM
6. 2026-06-09
   days on market $84,900 Active 77 DOM
7. 2026-06-08
   days on market $84,900 Active 76 DOM
8. 2026-06-07
   days on market $84,900 Active 75 DOM
9. 2026-06-04
   days on market $84,900 Active 72 DOM
10. 2026-06-03
    days on market $84,900 Active 71 DOM
11. 2026-06-02
    days on market $84,900 Active 70 DOM
12. 2026-06-01
    days on market $84,900 Active 69 DOM
13. 2026-05-31
    days on market $84,900 Active 68 DOM
14. 2026-03-24
    listed $84,900 Active
15. 2018-02-23
    soldstatus $62,500
16. 1995-03-27
    soldstatus $45,000
17. 1983-06-01
    soldstatus $49,000

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $911 · $76/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: $25,098
• − Mortgage interest: −$4,756
• − Property taxes: −$911
• − Insurance: −$424
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − HOA: −$5,736
• − Depreciation: −$2,470
• Taxable income: $6,785
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $5,785/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

+73.3% since first listed

4 events — show timeline

• 2026-03-24 Listed $84,900 Beaches MLS
• 2018-02-23 Sold (Public Records) $62,500 Public Records
• 1995-03-27 Sold (Public Records) $45,000 Public Records
• 1983-06-01 Sold (Public Records) $49,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $911 · +4.2% YoY. Source: county tax records.