440 Pine Glen Ln Unit B-1 · Greenacres, FL 33463

$145,541

2 bd · 1.0 ba · 916 sqft · Condo public records · 80 Days on market

Built 1981 $499/mo HOA · 26% of rent

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Why this score? — see what drove the D+ 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 +15.7/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready! Recently renovated and beautifully appointed two bedroom one bath home in the desirable 55+ community of Pine Ridge South. Very private garden view. Modernized kitchen and bath. Located in the heart of Palm Beach County close to world class shopping, educational, medical and sports venues. Minutes from the airport and beautiful beaches. A fabulous place to call home!

Key facts

• $499 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Senior community
• Financial info: Not a pet-friendly community (no pets allowed)
• HOA & community: Association: Pine Ridge South IV; Quarterly HOA dues (association fee) that include cable TV, grounds maintenance, common area upkeep, and recreation facility; Community amenities: clubhouse, pool, shuffleboard court, bocce ball, street lights, on-site manager/management

Exterior

• Parking: Assigned open parking (1 space); Common and guest parking on asphalt
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable connected; Phone connected; Electricity connected
• Home design: Condominium; One level living; Entry at ground level; West-facing
• Construction: Concrete block with stucco construction; Composition/shingle roof; 2-story building
• Exterior features: Covered patio; Patio with glass enclosure; Rear-of-building courtyard entry; Lake access; Asphalt road frontage

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Linoleum; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans; Humidity control
• Interior features: Walk-in closets; Stacked bedroom layout
• Laundry & utility: Laundry closet inside unit; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $146k.

Deal economics

• At list price, monthly cash flow is $64 ($772/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $137k (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: Heritage Elementary School (math 35% / reading 39%, grade F, #1,609 of 2,144 statewide, top 77%, 786 students, 75% FRL); L C Swain Middle School (math 26% / reading 33%, grade F, #469 of 571 statewide, top 84%, 1,451 students, 74% FRL); Santaluces Community High (math 22% / reading 39%, grade F, #434 of 667 statewide, top 66%, 2,675 students, 61% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-17 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 rising (+1.3%/yr); 346 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 80 days — a 6% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $125k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,808 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.33% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-22,375
• Equity at exit: $21,701

10-year hold

• IRR: -11.7%
• Equity multiple: 0.37×
• Total profit: $-25,635
• Equity at exit: $12,584

Cash invested: $40,751 (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 33463

• Home prices YoY: -30.9%
• Rents YoY: 1.3%
• Active inventory: 346
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$763
• Tax from tax record: −$141 /mo · $1,691/yr
• Insurance: −$61
• HOA: −$499
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $64

Break-even live

Break-even rent $1,853

Max offer price $145,541

Occupancy floor 92%

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: $36,385
• Closing costs: $4,366
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 Pine Glen Ln Unit C2 Greenacres, FL	2.0	1.0	804	$1,650	$2.05	24d	1	0.05mi
407 Pine Cir Unit C1 Greenacres, FL	2.0	2.0	922	$1,800	$1.95	24d	1	0.07mi
407 Pine Cir Unit B1 Greenacres, FL	2.0	2.0	922	$1,750	$1.90	24d	1	0.07mi
443 Pine Glen Ln Unit B2 Greenacres, FL	2.0	2.0	922	$1,500	$1.63	24d	1	0.10mi
408 Pine Glen Ln Unit C-2 Greenacres, FL	2.0	1.0	804	$1,600	$1.99	24d	1	0.10mi
417 Pine Glen Ln Unit D2 Greenacres, FL	2.0	2.0	922	$1,550	$1.68	24d	1	0.11mi
417 Pine Glen Ln Unit C2 Greenacres, FL	2.0	2.0	922	$1,800	$1.95	24d	1	0.11mi
446 Pine Glen Ln Unit A1 Greenacres, FL	1.0	1.0	614	$1,550	$2.52	14d	1	0.13mi
4535 Oak Terrace Dr Greenacres, FL	3.0	2.0	1061	$2,500	$2.36	15d	1	0.24mi
4535 Oak Terrace Dr Greenacres, FL	3.0	2.0	1061	$2,400	$2.26	12d	1	0.24mi
4838 Esedra Ct Lake Worth, FL	1.0	1.0	804	$1,550	$1.93	24d	2	0.28mi
4832 Esedra Ct Lake Worth, FL	1.0–3.0	1.0–2.0	1026	$1,650	$1.61	2d	2	0.32mi
4801 Esedra Ct Lake Worth, FL	2.0	2.0	1027	$2,075	$2.02	10d	2	0.34mi
4801 Esedra Ct #201 Lake Worth, FL	2.0	2.0	1005	$2,300	$2.29	24d	1	0.34mi
4245 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$2,000	$2.27	24d	1	0.36mi
4243 Oak Terrace Dr #4243 Greenacres, FL	2.0	2.0	883	$1,950	$2.21	24d	1	0.36mi
4259 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,900	$2.15	24d	1	0.38mi
4185 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,850	$2.10	21d	1	0.40mi
4221 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,900	$2.15	24d	1	0.40mi
104 Lake Pine Cir Unit A1 Greenacres, FL	2.0	2.0	937	$2,050	$2.19	24d	1	0.41mi
5905 Triphammer Rd Lake Worth, FL	2.0	2.0	1020	$3,000	$2.94	24d	1	0.43mi
4254 Deste Ct #305 Greenacres, FL	1.0	1.0	716	$1,500	$2.09	24d	1	0.43mi
102 Lake Pine Cir Unit A2 Greenacres, FL	2.0	1.0	937	$1,500	$1.60	24d	1	0.44mi
4121 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,950	$2.21	24d	1	0.45mi
4101 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,850	$2.10	10d	1	0.46mi
4266 Deste Ct #107 Greenacres, FL	2.0	2.0	978	$2,100	$2.15	24d	1	0.47mi
121 Lake Pine Cir Unit A2 Greenacres, FL	2.0	1.0	818	$1,600	$1.96	24d	1	0.49mi
105 Lake Pine Cir Unit B2 Greenacres, FL	2.0	2.0	937	$2,000	$2.13	24d	1	0.49mi
4657 Fountains Dr S #206 Lake Worth, FL	1.0	1.0	882	$1,650	$1.87	11d	1	0.51mi
4242 Deste Ct Unit 208 Greenacres, FL	2.0	2.0	978	$2,500	$2.56	24d	1	0.54mi
6615 Waterfront Xing Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,864	$2.63	1d	22	0.54mi
133 Lake Pine Cir Unit B1 Greenacres, FL	1.0	1.0	639	$1,450	$2.27	24d	1	0.55mi
133 Lake Pine Cir Greenacres, FL	1.0	1.0	639	$1,300	$2.03	18d	1	0.55mi
4236 Deste Ct #108 Greenacres, FL	1.0	1.0	716	$1,800	$2.51	17d	1	0.60mi
231 Pine Hov Cir Unit A1 Greenacres, FL	1.0	1.0	818	$1,650	$2.02	24d	1	0.61mi
4284 Deste Ct #304 Greenacres, FL	1.0	1.0	716	$2,200	$3.07	16d	1	0.64mi
4230 Deste Ct Unit 305 Greenacres, FL	1.0	1.0	716	$1,900	$2.65	5d	1	0.65mi
211 Pine Hov Cir Unit D2 Greenacres, FL	2.0	2.0	924	$1,850	$2.00	24d	1	0.67mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1005	$2,250	$2.24	24d	1	0.68mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1027	$2,250	$2.19	5d	1	0.68mi

HOA detail condo

• Monthly dues: $499 · $5,988/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $145,541 Active 80 DOM
2. 2026-06-17
   days on market $145,541 Active 79 DOM
3. 2026-06-16
   days on market $145,541 Active 78 DOM
4. 2026-06-15
   days on market $145,541 Active 77 DOM
5. 2026-06-13
   days on market $145,541 Active 75 DOM
6. 2026-06-09
   days on market $145,541 Active 71 DOM
7. 2026-06-08
   days on market $145,541 Active 70 DOM
8. 2026-06-07
   days on market $145,541 Active 69 DOM
9. 2026-06-04
   days on market $145,541 Active 66 DOM
10. 2026-06-03
    days on market $145,541 Active 65 DOM
11. 2026-06-02
    days on market $145,541 Active 64 DOM
12. 2026-06-01
    days on market $145,541 Active 63 DOM
13. 2026-05-31
    days on market $145,541 Active 62 DOM
14. 2026-03-30
    listed $145,541 Active
15. 2021-10-12
    soldstatus $125,000 Closed 385-char remark

    Show marketing remark (385 chars)

    Move in Ready! Recently renovated and beautifully appointed two bedroom one bath home in the desirable 55+ community of Pine Ridge South. Very private garden view. Modernized kitchen and bath. Located in the heart of Palm Beach County close to world class shopping, educational, medical and sports venues. Minutes from the airport and beautiful beaches. A fabulous place to call home!

16. 2021-08-18
    historical Active Under Contract 385-char remark

    Show marketing remark (385 chars)

    Move in Ready! Recently renovated and beautifully appointed two bedroom one bath home in the desirable 55+ community of Pine Ridge South. Very private garden view. Modernized kitchen and bath. Located in the heart of Palm Beach County close to world class shopping, educational, medical and sports venues. Minutes from the airport and beautiful beaches. A fabulous place to call home!

17. 2021-07-29
    listed $129,000 Active 385-char remark

    Show marketing remark (385 chars)

    Move in Ready! Recently renovated and beautifully appointed two bedroom one bath home in the desirable 55+ community of Pine Ridge South. Very private garden view. Modernized kitchen and bath. Located in the heart of Palm Beach County close to world class shopping, educational, medical and sports venues. Minutes from the airport and beautiful beaches. A fabulous place to call home!

18. 2020-08-03
    soldstatus $107,000
19. 2020-07-20
    soldstatus $107,000 Closed 541-char remark

    Show marketing remark (541 chars)

    Enjoy your morning coffee in the privacy of your beautifully appointed glassed-in lanai! This charming 2 bed/ 1 bath FIRST FLOOR condo located in the desirable 55+ community of Pine Ridge South IV offers updated flooring throughout the living area, modernized kitchen with updated lighting, updated cabinetry, and solid surface countertops. No popcorn ceiling to worry about and a brand new water heater was just installed as well. Just a 15 minute drive to local beaches, hot spots such as City Place & Atlantic Ave, and so much more!

20. 2020-06-23
    historical Contingent 541-char remark

    Show marketing remark (541 chars)

    Enjoy your morning coffee in the privacy of your beautifully appointed glassed-in lanai! This charming 2 bed/ 1 bath FIRST FLOOR condo located in the desirable 55+ community of Pine Ridge South IV offers updated flooring throughout the living area, modernized kitchen with updated lighting, updated cabinetry, and solid surface countertops. No popcorn ceiling to worry about and a brand new water heater was just installed as well. Just a 15 minute drive to local beaches, hot spots such as City Place & Atlantic Ave, and so much more!

21. 2020-06-17
    listed $115,000 Active 541-char remark

    Show marketing remark (541 chars)

    Enjoy your morning coffee in the privacy of your beautifully appointed glassed-in lanai! This charming 2 bed/ 1 bath FIRST FLOOR condo located in the desirable 55+ community of Pine Ridge South IV offers updated flooring throughout the living area, modernized kitchen with updated lighting, updated cabinetry, and solid surface countertops. No popcorn ceiling to worry about and a brand new water heater was just installed as well. Just a 15 minute drive to local beaches, hot spots such as City Place & Atlantic Ave, and so much more!

22. 2002-03-18
    soldstatus $46,000
23. 2002-03-14
    soldstatus $46,000
24. 2002-02-13
    historical
25. 2002-01-16
    listed $52,900

ⓘ 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: $1,691 · $141/mo
• Projected year-2 tax: $1,691 · $141/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 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $23,211
• − Mortgage interest: −$8,153
• − Property taxes: −$1,691
• − Insurance: −$728
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − HOA: −$5,988
• − Depreciation: −$4,234
• Taxable loss: −$1,296
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $1,083/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

• Census place: Greenacres, FL
• County: Palm Beach County · 1,438,312 people
• City population: 65,478
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 65,478
• Household income: $73,865
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 1466.0

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: Hispanic / Latino 38% Black 29% White 27% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 15% Romanian 1% Slovak 1%
• Foreign-born: 39% · Canada, Jamaica, China
• Languages at home: 45% English-only · Spanish 32% French/Haitian/Cajun 17% 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: ▼ -175.33%
• Current HPI: 392.055
• Rent YoY: ▲ 1.33%
• 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

+175.1% since first listed

12 events — show timeline

• 2026-03-30 Listed $145,541 Beaches MLS
• 2021-10-12 Sold (MLS) $125,000 Beaches MLS
• 2021-08-18 Contingent — Beaches MLS
• 2021-07-29 Listed $129,000 Beaches MLS
• 2020-08-03 Sold (Public Records) $107,000 Public Records
• 2020-07-20 Sold (MLS) $107,000 Beaches MLS
• 2020-06-23 Contingent — Beaches MLS
• 2020-06-17 Listed $115,000 Beaches MLS
• 2002-03-18 Sold (Public Records) $46,000 Public Records
• 2002-03-14 Sold (MLS) $46,000 Beaches MLS
• 2002-02-13 Listing Removed — Beaches MLS
• 2002-01-16 Listed $52,900 Beaches MLS

Property tax history

+4.0%/yr

Latest (2025): $1,691 · +4.0% YoY. Source: county tax records.