3593 Birdie Dr #203 · Greenacres, FL 33467

$109,500

1 bd · 1.5 ba · 824 sqft · Condo public records · 87 Days on market

Built 1978 $697/mo HOA · 35% 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 +23.6/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• 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 MLS

2ND FLOOR BEAUTIFULLY UPDATED ONE BEDROOM ONE 1/2 BATH CONDO OVERLOOKING THE GOLF COURSE AND WATER.BALCONY FACES EAST FOR ALL DAY ENJOYMENT. NEW TRAVERTINE MARBLE FLOORS, NEW MSTR BDR CARPET, NEW KITCHEN AND APPLIANCES,NEW BATHROOMS W/WALK-IN SHOWER, NEW A/C, NEW WASHER AND DRYER..NOTHING TO DO BUT MOVE IN! THIS IS A JEWEL..PANORAMA VIEW OF THE LAKE AND GOLF COURSE..THIS BUILDING OFFERS A RESORT STYLE POOL,BEAUTIFULLY MAINTAINED GROUNDS AND A ''WALK OVER'' TO THE CLUBHOUSE WHICH OFFERS CLASSES, EXERCISE ROOM, SHOWS DURING SEASON, WI-FI, CAFE, TENNIS AND MUCH MORE..GREAT LOCATION OFFERING A WONDERFUL LIFESTYLE..AGENT IS RELATED TO OWNERS.

Key facts

• $697 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed; Is a senior community
• HOA & community: Has association; Monthly HOA dues; Association amenities include clubhouse, elevator(s), golf course, pool, sidewalks, street lights, recreation facilities; HOA covers internet, grounds maintenance, water, common areas, elevator, and recreation facility

Exterior

• Parking: Assigned parking (1 space); No carport
• Security: Smoke detector(s); Security patrol
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water available; Sewer available
• Home design: Condominium; One-level; Resale; Faces west
• Construction: Concrete construction; Tar/gravel roof; Slab foundation; Building has 6 stories
• Exterior features: Covered patio; Patio; On golf course; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Marble; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Unfurnished
• Laundry & utility: In-unit laundry with washer hookup; Laundry closet; Inside access; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (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: 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; 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 $757 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 87 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $37k; list at $110k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $102,930 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 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?
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: 1.81% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 4.6

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: -9.3%
• Equity multiple: 0.68×
• Total profit: $-9,948
• Equity at exit: $16,327

10-year hold

• IRR: -8.4%
• Equity multiple: 0.59×
• Total profit: $-12,482
• Equity at exit: $9,468

Cash invested: $30,660 (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 33467

• Rents YoY: -0.4%
• Active inventory: 651
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,982 high
• Mortgage (P&I): −$574
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$46
• HOA: −$697
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $207

Break-even live

Break-even rent $1,719

Max offer price $109,500

Occupancy floor 85%

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3593 Birdie Dr #103 Lake Worth, FL	1.0	1.5	824	$1,600	$1.94	24d	1	0.04mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	21d	1	0.16mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	13d	1	0.16mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,600	$1.88	24d	1	0.19mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	24d	1	0.19mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	24d	1	0.22mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	24d	1	0.23mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	24d	1	0.26mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	24d	1	0.26mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	14d	1	0.34mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	7d	1	0.34mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	17d	2	0.37mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	10d	1	0.38mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	24d	1	0.38mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	20d	1	0.52mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	24d	1	0.53mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,750	$1.86	20d	1	0.55mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,675	$1.78	5d	1	0.55mi
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	24d	1	0.58mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	17d	1	0.66mi
4100 Tivoli Ct #104 Lake Worth, FL	1.0	1.0	780	$1,600	$2.05	24d	1	0.69mi
4120 Tivoli Ct #305 Lake Worth, FL	1.0	1.0	704	$1,750	$2.49	24d	1	0.70mi
4363 Trevi Ct #203 Lake Worth, FL	1.0	1.5	761	$1,650	$2.17	24d	1	0.70mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	24d	1	0.73mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	1d	1	0.73mi
4345 Trevi Ct #204 Lake Worth, FL	2.0	2.0	1005	$2,100	$2.09	20d	1	0.78mi
4230 Deste Ct Unit 305 Greenacres, FL	1.0	1.0	716	$1,900	$2.65	5d	1	0.80mi
4284 Deste Ct #304 Greenacres, FL	1.0	1.0	716	$2,200	$3.07	16d	1	0.83mi
4236 Deste Ct #108 Greenacres, FL	1.0	1.0	716	$1,800	$2.51	17d	1	0.86mi
6615 Waterfront Xing Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,124	$1.95	1d	22	0.91mi
4242 Deste Ct Unit 208 Greenacres, FL	2.0	2.0	978	$2,500	$2.56	24d	1	0.92mi
6170 Dodd Rd Unit The Greenacres, FL	2.0	2.0	1000	$2,600	$2.60	24d	1	0.92mi
4266 Deste Ct #107 Greenacres, FL	2.0	2.0	978	$2,100	$2.15	24d	1	1.01mi
720 Sunny Pine Way Unit G1 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	19d	1	1.01mi
4254 Deste Ct #305 Greenacres, FL	1.0	1.0	716	$1,500	$2.09	24d	1	1.02mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	20d	1	1.03mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	5d	1	1.03mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,660	$1.87	24d	2	1.04mi
4598 Lucerne Lakes Blvd E #101 Lake Worth, FL	2.0	2.0	872	$2,250	$2.58	24d	1	1.05mi
4598 Lucerne Lakes Blvd E #101 Lake Worth, FL	2.0	2.0	872	$2,250	$2.58	4d	1	1.05mi

HOA detail condo

• Monthly dues: $697 · $8,364/yr
• Likely covers: waterinternetlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $109,500 Active 87 DOM
2. 2026-06-17
   days on market $109,500 Active 86 DOM
3. 2026-06-16
   days on market $109,500 Active 85 DOM
4. 2026-06-15
   days on market $109,500 Active 84 DOM
5. 2026-06-13
   days on market $109,500 Active 82 DOM
6. 2026-06-09
   days on market $109,500 Active 78 DOM
7. 2026-06-08
   days on market $109,500 Active 77 DOM
8. 2026-06-07
   days on market $109,500 Active 76 DOM
9. 2026-06-04
   days on market $109,500 Active 73 DOM
10. 2026-06-03
    days on market $109,500 Active 72 DOM
11. 2026-06-02
    days on market $109,500 Active 71 DOM
12. 2026-06-02
    price $109,500 Active 70 DOM
13. 2026-06-01
    days on market $112,500 Active 70 DOM
14. 2026-05-31
    days on market $112,500 Active 69 DOM
15. 2026-03-23
    listed $112,500 Active
16. 2013-05-23
    soldstatus $37,000
17. 2013-05-10
    soldstatus $37,000 Sold 645-char remark

    Show marketing remark (645 chars)

    2ND FLOOR BEAUTIFULLY UPDATED ONE BEDROOM ONE 1/2 BATH CONDO OVERLOOKING THE GOLF COURSE AND WATER.BALCONY FACES EAST FOR ALL DAY ENJOYMENT. NEW TRAVERTINE MARBLE FLOORS, NEW MSTR BDR CARPET, NEW KITCHEN AND APPLIANCES,NEW BATHROOMS W/WALK-IN SHOWER, NEW A/C, NEW WASHER AND DRYER..NOTHING TO DO BUT MOVE IN! THIS IS A JEWEL..PANORAMA VIEW OF THE LAKE AND GOLF COURSE..THIS BUILDING OFFERS A RESORT STYLE POOL,BEAUTIFULLY MAINTAINED GROUNDS AND A ''WALK OVER'' TO THE CLUBHOUSE WHICH OFFERS CLASSES, EXERCISE ROOM, SHOWS DURING SEASON, WI-FI, CAFE, TENNIS AND MUCH MORE..GREAT LOCATION OFFERING A WONDERFUL LIFESTYLE..AGENT IS RELATED TO OWNERS.

18. 2013-03-19
    listed Contingent 645-char remark

    Show marketing remark (645 chars)

    2ND FLOOR BEAUTIFULLY UPDATED ONE BEDROOM ONE 1/2 BATH CONDO OVERLOOKING THE GOLF COURSE AND WATER.BALCONY FACES EAST FOR ALL DAY ENJOYMENT. NEW TRAVERTINE MARBLE FLOORS, NEW MSTR BDR CARPET, NEW KITCHEN AND APPLIANCES,NEW BATHROOMS W/WALK-IN SHOWER, NEW A/C, NEW WASHER AND DRYER..NOTHING TO DO BUT MOVE IN! THIS IS A JEWEL..PANORAMA VIEW OF THE LAKE AND GOLF COURSE..THIS BUILDING OFFERS A RESORT STYLE POOL,BEAUTIFULLY MAINTAINED GROUNDS AND A ''WALK OVER'' TO THE CLUBHOUSE WHICH OFFERS CLASSES, EXERCISE ROOM, SHOWS DURING SEASON, WI-FI, CAFE, TENNIS AND MUCH MORE..GREAT LOCATION OFFERING A WONDERFUL LIFESTYLE..AGENT IS RELATED TO OWNERS.

19. 2009-12-28
    soldstatus $33,000 184-char remark

    Show marketing remark (184 chars)

    A small private enclave with pool and short walk to clubhouse. Shopping close by. A cozy, neat apartment with a great view. An active condo with activities. Social membership included.

20. 2009-12-14
    historical 184-char remark

    Show marketing remark (184 chars)

    A small private enclave with pool and short walk to clubhouse. Shopping close by. A cozy, neat apartment with a great view. An active condo with activities. Social membership included.

21. 2009-10-08
    listed $33,000 184-char remark

    Show marketing remark (184 chars)

    A small private enclave with pool and short walk to clubhouse. Shopping close by. A cozy, neat apartment with a great view. An active condo with activities. Social membership included.

22. 1993-05-05
    soldstatus $36,000
23. 1978-01-01
    soldstatus $29,500

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $909 · $76/mo
• Expected delta: +$413/yr (+$34/mo · 83.4%)

ⓘ 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 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: $23,779
• − Mortgage interest: −$6,134
• − Property taxes: −$496
• − Insurance: −$548
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − HOA: −$8,364
• − Depreciation: −$3,185
• Taxable income: $1,248
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $2,188/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

+281.4% since first listed

9 events — show timeline

• 2026-03-23 Listed $112,500 Beaches MLS
• 2013-05-23 Sold (Public Records) $37,000 Public Records
• 2013-05-10 Sold (MLS) $37,000 Beaches MLS
• 2013-03-19 Listed — Beaches MLS
• 2009-12-28 Sold (MLS) $33,000 Beaches MLS
• 2009-12-14 Listing Removed — Beaches MLS
• 2009-10-08 Listed $33,000 Beaches MLS
• 1993-05-05 Sold (Public Records) $36,000 Public Records
• 1978-01-01 Sold (Public Records) $29,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $496 · +5.8% YoY. Source: county tax records.