4 Greenway Vlg N #107 · Royal Palm Beach, FL 33411

$75,000

1 bd · 1.5 ba · 780 sqft · Condo public records · 121 Days on market

Built 1970 $595/mo HOA · 33% of rent

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WONDERFUL 1 BR / 1.5 BA CONDO IN GREAT CONDITION! NEWER A/C, TILED ENTRYWAY, HUGE LIVINGROOM, NICE KITCHEN W/ POSSIBLE EAT-IN AREA, AND TWO SETS OF SLIDERS LEADING TO HUGE, SUNNY SCREENED PATIO! CLOSE TO LAUNDRY EASY TO SHOW! WORTH SEEING! (SOME FURN NEGOTIABLE)

Key facts

• $595 HOA
• Community pool
• Built 1970

Property features AI

Finance

• Other: Pets allowed with breed restrictions and a limit on number
• HOA & community: Has homeowners association; Monthly HOA fee (paid monthly); HOA amenities include parking, pool, internet included, sidewalks, soccer field; HOA covers insurance, pest control, sewer, trash, water, and hot water; Senior community

Exterior

• Parking: Association provides parking
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water available; Sewer available
• Home design: Condominium; 2-story building; Faces south; Resale property; Located on a private road
• Construction: Built with block/CBS construction
• Exterior features: Screened patio; Patio; Sidewalks; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom (total 2 bathrooms)
• Heating & cooling: Central electric heating; Ceiling fan(s) for cooling; Has heating; Has cooling
• Interior features: Walk-in closet(s); Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#135 in FL, #2,039 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living C-, 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: Cypress Trails Elementary School (math 52% / reading 62%, grade C+, #781 of 2,144 statewide, top 38%, 492 students, 53% FRL); Crestwood Community Middle (math 49% / reading 52%, grade C, #246 of 571 statewide, top 44%, 724 students, 50% FRL); Royal Palm Beach High School (math 22% / reading 38%, grade F, #441 of 667 statewide, top 67%, 2,343 students, 57% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents flat; 583 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.8% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.40% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.05%
• DSCR: 1.89
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 3.85×
• Total profit: $59,749
• Equity at exit: $67,566

10-year hold

• IRR: 31.2%
• Equity multiple: 8.24×
• Total profit: $152,036
• Equity at exit: $145,709

Cash invested: $21,000 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 583
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$393
• Tax from tax record: −$51 /mo · $606/yr
• Insurance: −$31
• HOA: −$595
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $351

Break-even live

Break-even rent $1,355

Max offer price $75,000

Occupancy floor 75%

Sensitivity live

Price	-10% $393	-5% $372	+0% $351	+5% $330	+10% $308
Rent	-10% $209	-5% $280	+0% $351	+5% $422	+10% $493
Rate	-1.0pp $389	-0.5pp $370	base $351	+0.5pp $331	+1.0pp $312

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Greenway Vlg N #203 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	0.03mi
149 West Ct Royal Palm Beach, FL	1.0	1.0	648	$1,800	$2.78	12d	1	0.11mi
149 West Ct Royal Palm Beach, FL	1.0	1.0	648	$1,800	$2.78	1d	1	0.11mi
7 Greenway Vlg N #107 Royal Palm Beach, FL	1.0	1.5	780	$1,650	$2.12	6d	1	0.12mi
7 Greenway Vlg N Royal Palm Beach, FL	1.0–2.0	1.5–2.0	930	$1,650	$1.77	18d	2	0.12mi
2 Greenway Vlg N #210 Royal Palm Beach, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	0.13mi
12002 Poinciana Blvd #204 Royal Palm Beach, FL	2.0	2.0	1048	$1,750	$1.67	26d	1	0.13mi
12007 Poinciana Blvd #205 Royal Palm Beach, FL	2.0	2.0	1088	$1,590	$1.46	16d	1	0.19mi
12009 Poinciana Blvd #102 Royal Palm Beach, FL	1.0	1.0	660	$1,500	$2.27	26d	1	0.20mi
4 W Greenway Dr Unit 201 Royal Palm Beach, FL	1.0	1.5	780	$1,450	$1.86	26d	1	0.25mi
12021 W Greenway Dr #101 Royal Palm Beach, FL	1.0	1.5	660	$1,400	$2.12	26d	1	0.25mi
73 Macadamia Ct Royal Palm Beach, FL	2.0	2.0	1112	$2,000	$1.80	13d	1	0.33mi
120 Sparrow Dr #205 Royal Palm Beach, FL	2.0	2.0	793	$2,200	$2.77	26d	1	0.42mi
120 Sparrow Dr Royal Palm Beach, FL	2.0	2.0–2.5	793	$2,200	$2.77	23d	2	0.42mi
139 Sparrow Dr Royal Palm Beach, FL	2.0–3.0	1.5–2.5	1100	$1,850	$1.68	16d	3	0.58mi
263 Deerfield Ct Royal Palm Beach, FL	2.0	2.0	1120	$1,800	$1.61	26d	1	0.69mi
201 Seminole Lakes Dr Royal Palm Beach, FL	1.0	1.0	800	$1,400	$1.75	26d	1	0.73mi
280 Crestwood Cir #204 Royal Palm Beach, FL	2.0	2.0	1024	$2,150	$2.10	16d	1	0.84mi
310 Crestwood Ct N Unit 310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	5d	1	0.95mi
600 Crestwood Ct N #609 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	16d	1	0.99mi
300 Crestwood Ct N #310 Royal Palm Beach, FL	2.0	2.0	1112	$2,250	$2.02	5d	1	1.00mi
700 Crestwood Ct S #708 Royal Palm Beach, FL	2.0	2.0	1075	$2,750	$2.56	26d	1	1.03mi
1000 Crestwood Ct S #1009 Royal Palm Beach, FL	2.0	2.0	1112	$2,200	$1.98	9d	1	1.06mi
210 Sparrow Dr #4 Royal Palm Beach, FL	2.0	2.0	930	$1,900	$2.04	22d	1	1.09mi
1700 Crestwood Ct S #1708 Royal Palm Beach, FL	2.0	2.0	1075	$2,200	$2.05	4d	1	1.09mi

HOA detail condo

• Monthly dues: $595 · $7,140/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $75,000 Active 121 DOM
2. 2026-06-18
   days on market $75,000 Active 118 DOM
3. 2026-06-17
   days on market $75,000 Active 117 DOM
4. 2026-06-16
   days on market $75,000 Active 116 DOM
5. 2026-06-15
   days on market $75,000 Active 115 DOM
6. 2026-06-13
   days on market $75,000 Active 113 DOM
7. 2026-06-09
   days on market $75,000 Active 109 DOM
8. 2026-06-07
   days on market $75,000 Active 107 DOM
9. 2026-06-04
   days on market $75,000 Active 104 DOM
10. 2026-06-03
    days on market $75,000 Active 103 DOM
11. 2026-06-01
    days on market $75,000 Active 101 DOM
12. 2026-05-31
    days on market $75,000 Active 100 DOM
13. 2026-05-11
    price $75,000
14. 2026-04-10
    price $79,000
15. 2026-03-23
    price $82,000
16. 2026-03-16
    price $86,000
17. 2026-02-20
    listed $90,000 Active
18. 2019-01-02
    soldstatus $58,500
19. 2006-04-25
    soldstatus $98,500
20. 2006-04-24
    soldstatus $98,500 262-char remark

    Show marketing remark (262 chars)

    WONDERFUL 1 BR / 1.5 BA CONDO IN GREAT CONDITION! NEWER A/C, TILED ENTRYWAY, HUGE LIVINGROOM, NICE KITCHEN W/ POSSIBLE EAT-IN AREA, AND TWO SETS OF SLIDERS LEADING TO HUGE, SUNNY SCREENED PATIO! CLOSE TO LAUNDRY EASY TO SHOW! WORTH SEEING! (SOME FURN NEGOTIABLE)

21. 2006-02-23
    historical 262-char remark

    Show marketing remark (262 chars)

    WONDERFUL 1 BR / 1.5 BA CONDO IN GREAT CONDITION! NEWER A/C, TILED ENTRYWAY, HUGE LIVINGROOM, NICE KITCHEN W/ POSSIBLE EAT-IN AREA, AND TWO SETS OF SLIDERS LEADING TO HUGE, SUNNY SCREENED PATIO! CLOSE TO LAUNDRY EASY TO SHOW! WORTH SEEING! (SOME FURN NEGOTIABLE)

22. 2006-02-13
    listed $109,900 262-char remark

    Show marketing remark (262 chars)

    WONDERFUL 1 BR / 1.5 BA CONDO IN GREAT CONDITION! NEWER A/C, TILED ENTRYWAY, HUGE LIVINGROOM, NICE KITCHEN W/ POSSIBLE EAT-IN AREA, AND TWO SETS OF SLIDERS LEADING TO HUGE, SUNNY SCREENED PATIO! CLOSE TO LAUNDRY EASY TO SHOW! WORTH SEEING! (SOME FURN NEGOTIABLE)

23. 2000-04-14
    soldstatus $29,500
24. 2000-04-10
    soldstatus $29,500 104-char remark

    Show marketing remark (104 chars)

    BEAUTIFUL COMFORTABLE EASY ACCESS. FANTASTIC COURTYARD VIEW. THIS ONE IS THE ONE TO SEE. RESTRICTION 55+

25. 2000-03-28
    historical 104-char remark

    Show marketing remark (104 chars)

    BEAUTIFUL COMFORTABLE EASY ACCESS. FANTASTIC COURTYARD VIEW. THIS ONE IS THE ONE TO SEE. RESTRICTION 55+

26. 2000-01-11
    listed $30,000 104-char remark

    Show marketing remark (104 chars)

    BEAUTIFUL COMFORTABLE EASY ACCESS. FANTASTIC COURTYARD VIEW. THIS ONE IS THE ONE TO SEE. RESTRICTION 55+

27. 1994-07-06
    soldstatus $30,400
28. 1994-07-06
    soldstatus $30,400
29. 1988-12-27
    soldstatus $35,000

ⓘ 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: $606 · $51/mo
• Projected year-2 tax: $622 · $52/mo
• Expected delta: +$16/yr (+$1/mo · 2.6%)

ⓘ 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 ≥107°F today · 26 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,584
• − Mortgage interest: −$4,201
• − Property taxes: −$606
• − Insurance: −$375
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$7,140
• − Depreciation: −$2,182
• Taxable income: $3,626
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $3,340/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 — Royal Palm Beach

• Score: 79/100
• State rank: #135
• US rank: #2039

Category grades

Amenities F Commute F Cost of living C- Crime B+ Employment A+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royal Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 75,299
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

+114.3% since first listed

17 events — show timeline

• 2026-05-11 Price Changed $75,000 Beaches MLS
• 2026-04-10 Price Changed $79,000 Beaches MLS
• 2026-03-23 Price Changed $82,000 Beaches MLS
• 2026-03-16 Price Changed $86,000 Beaches MLS
• 2026-02-20 Listed $90,000 Beaches MLS
• 2019-01-02 Sold (Public Records) $58,500 Public Records
• 2006-04-25 Sold (Public Records) $98,500 Public Records
• 2006-04-24 Sold (MLS) $98,500 Beaches MLS
• 2006-02-23 Listing Removed — Beaches MLS
• 2006-02-13 Listed $109,900 Beaches MLS
• 2000-04-14 Sold (Public Records) $29,500 Public Records
• 2000-04-10 Sold (MLS) $29,500 Beaches MLS
• 2000-03-28 Listing Removed — Beaches MLS
• 2000-01-11 Listed $30,000 Beaches MLS
• 1994-07-06 Sold (Public Records) $30,400 Public Records
• 1994-07-06 Sold (Public Records) $30,400 Public Records
• 1988-12-27 Sold (Public Records) $35,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $606 · +2.8% YoY. Source: county tax records.