260 Cape Cod Cir · Greenacres, FL 33467

$105,000

1 bd · 1.0 ba · 642 sqft · Condo · 31 Days on market

Built 1983 Fair condition $387/mo HOA · 20% 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
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Today is your lucky day..! It is rare that a beautiful condo like this is available. This 1/1, one-story condo is has been totally renovated, granite counters in the kitchen, New Stainless Steel Appliances, beautiful backsplash, Travertine marble in the bathroom, New Window Treatments, Freshly painted, Enclosed patio and Open Patio with Custom Landscaping... & a very important feature to lower insurance and add safety to this home, ...Hurricane Impact Windows!! Bring your fussiest clients, they will love it..! Please call listing agent for a private showing. 55+ Community, small pets allowed. Perfect rental property..!

Key facts

• Tile flooring
• Granite countertops
• Tile backsplash

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• TILE FLOORING
• TRAVERTINE MARBLE
• ENCLOSED PATIO

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed (restrictions possible)
• HOA & community: Monthly HOA fee; Association amenities include: pool, clubhouse, billiard room, shuffleboard court, tennis courts, picnic area, community room, manager on site, street lights, and grounds maintenance; HOA fee includes cable TV, trash, water, maintenance of common areas and recreation facilities

Exterior

• Parking: 1 parking space (guest parking available)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium; One story; Entry level living area (level 1); Faces east; Resale condition
• Construction: Built with CBS construction materials; Shingle roof; 1 story
• Exterior features: Open patio; Glass-enclosed patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Custom mirrors; Blinds; Jalousie windows; Smoke detector(s)
• Laundry & utility: Laundry closet inside with washer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (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: schools D+, employment D, amenities 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.
• Market conditions: Rents soft (-0.4%/yr); 651 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $726 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago 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 $77k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.84% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.99%
• DSCR: 1.76
• GRM: 4.5

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: 3.8%
• Equity multiple: 1.14×
• Total profit: $4,089
• Equity at exit: $15,656

10-year hold

• IRR: 9.1%
• Equity multiple: 1.57×
• Total profit: $16,860
• Equity at exit: $9,078

Cash invested: $29,400 (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 33467

• Rents YoY: -0.4%
• Active inventory: 651
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$387
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $416

Break-even live

Break-even rent $1,408

Max offer price $105,000

Occupancy floor 73%

Sensitivity live

Price	-10% $489	-5% $452	+0% $416	+5% $380	+10% $344
Rent	-10% $263	-5% $340	+0% $416	+5% $493	+10% $569
Rate	-1.0pp $469	-0.5pp $443	base $416	+0.5pp $389	+1.0pp $361

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 Tivoli Ct #305 Lake Worth, FL	1.0	1.0	704	$1,750	$2.49	25d	1	0.84mi
4230 Deste Ct Unit 305 Greenacres, FL	1.0	1.0	716	$1,900	$2.65	6d	1	0.94mi
4284 Deste Ct #304 Greenacres, FL	1.0	1.0	716	$2,200	$3.07	17d	1	0.95mi
4236 Deste Ct #108 Greenacres, FL	1.0	1.0	716	$1,800	$2.51	18d	1	0.99mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$2,000	$2.72	4d	1	1.09mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$1,995	$2.71	15d	1	1.09mi
7091 Golf Colony Ct #201 Lake Worth, FL	2.0	2.0	735	$1,850	$2.52	14d	1	1.10mi
7178 Golf Colony Ct #101 Lake Worth, FL	2.0	2.0	735	$1,700	$2.31	25d	1	1.14mi
4254 Deste Ct #305 Greenacres, FL	1.0	1.0	716	$1,500	$2.09	25d	1	1.15mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,660	$1.87	25d	2	1.19mi
4310 Chukka Ln Lake Worth, FL	1.0–3.0	1.0–2.0	986	$2,311	$2.34	0d	23	1.27mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,949	$2.61	0d	1	1.45mi
446 Pine Glen Ln Unit A1 Greenacres, FL	1.0	1.0	614	$1,550	$2.52	15d	1	1.46mi

HOA detail condo

• Monthly dues: $387 · $4,644/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-18
   status Pending
2. 2026-04-17
   listed $105,000 Active
3. 2016-11-17
   soldstatus $77,000 Closed 633-char remark

   Show marketing remark (633 chars)

   Today is your lucky day..! It is rare that a beautiful condo like this is available. This 1/1, one-story condo is has been totally renovated, granite counters in the kitchen, New Stainless Steel Appliances, beautiful backsplash, Travertine marble in the bathroom, New Window Treatments, Freshly painted, Enclosed patio and Open Patio with Custom Landscaping... & a very important feature to lower insurance and add safety to this home, ...Hurricane Impact Windows!! Bring your fussiest clients, they will love it..! Please call listing agent for a private showing. 55+ Community, small pets allowed. Perfect rental property..!

4. 2016-11-07
   status Pending 633-char remark

   Show marketing remark (633 chars)

   Today is your lucky day..! It is rare that a beautiful condo like this is available. This 1/1, one-story condo is has been totally renovated, granite counters in the kitchen, New Stainless Steel Appliances, beautiful backsplash, Travertine marble in the bathroom, New Window Treatments, Freshly painted, Enclosed patio and Open Patio with Custom Landscaping... & a very important feature to lower insurance and add safety to this home, ...Hurricane Impact Windows!! Bring your fussiest clients, they will love it..! Please call listing agent for a private showing. 55+ Community, small pets allowed. Perfect rental property..!

5. 2016-10-03
   status Active 633-char remark

   Show marketing remark (633 chars)

   Today is your lucky day..! It is rare that a beautiful condo like this is available. This 1/1, one-story condo is has been totally renovated, granite counters in the kitchen, New Stainless Steel Appliances, beautiful backsplash, Travertine marble in the bathroom, New Window Treatments, Freshly painted, Enclosed patio and Open Patio with Custom Landscaping... & a very important feature to lower insurance and add safety to this home, ...Hurricane Impact Windows!! Bring your fussiest clients, they will love it..! Please call listing agent for a private showing. 55+ Community, small pets allowed. Perfect rental property..!

6. 2016-09-16
   status Pending 633-char remark

   Show marketing remark (633 chars)

   Today is your lucky day..! It is rare that a beautiful condo like this is available. This 1/1, one-story condo is has been totally renovated, granite counters in the kitchen, New Stainless Steel Appliances, beautiful backsplash, Travertine marble in the bathroom, New Window Treatments, Freshly painted, Enclosed patio and Open Patio with Custom Landscaping... & a very important feature to lower insurance and add safety to this home, ...Hurricane Impact Windows!! Bring your fussiest clients, they will love it..! Please call listing agent for a private showing. 55+ Community, small pets allowed. Perfect rental property..!

7. 2016-05-21
   listed $79,900 Active 633-char remark

   Show marketing remark (633 chars)

   Today is your lucky day..! It is rare that a beautiful condo like this is available. This 1/1, one-story condo is has been totally renovated, granite counters in the kitchen, New Stainless Steel Appliances, beautiful backsplash, Travertine marble in the bathroom, New Window Treatments, Freshly painted, Enclosed patio and Open Patio with Custom Landscaping... & a very important feature to lower insurance and add safety to this home, ...Hurricane Impact Windows!! Bring your fussiest clients, they will love it..! Please call listing agent for a private showing. 55+ Community, small pets allowed. Perfect rental property..!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥106°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,223
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$4,644
• − Depreciation: −$3,055
• Taxable income: $3,827
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $4,076/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 1-bedroom, 1-bath condo in a 55+ community requires moderate repairs and maintenance to improve its condition and value.

Repairs flagged

• Minor Paint — Paint appears slightly faded
• Minor Landscaping — Some areas of the yard could use trimming

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping improves curb appeal and property value
• Both Replace window treatments — Fresh window treatments improve curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears slightly faded	Minor	$500–3,000
Landscaping · Some areas of the yard could use trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and property value ↑
• Both Replace window treatments — Fresh window treatments improve curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+31.4% since first listed

7 events — show timeline

• 2026-05-18 Pending — Beaches MLS
• 2026-04-17 Listed $105,000 Beaches MLS
• 2016-11-17 Sold (MLS) $77,000 Beaches MLS
• 2016-11-07 Pending — Beaches MLS
• 2016-10-03 Relisted — Beaches MLS
• 2016-09-16 Pending — Beaches MLS
• 2016-05-21 Listed $79,900 Beaches MLS