570 Laconia Cir · Greenacres, FL 33467

$199,500

2 bd · 2.0 ba · 1,088 sqft · Condo public records · 257 Days on market

Built 1983 $333/mo HOA · 16% 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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• 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

E MODEL-IMMACULATE CONDITION PICKLED WOOD CABINETS, NEW APPLIANCES, WHITE TILE FLOORING INCLUDES PATIO. COURTYARD BACKS UP TO LAKE. FURNITURE IS NEG. ASSESSMENT PAID. APPLIANCE CONTRACT.

Key facts

• Screen lanai
• Swimming pools
• Park like setting

Tags

• SCREEN LANAI
• ACTIVE COMMUNITY CLUBHOUSE
• SWIMMING POOLS
• TENNIS COURTS
• TRANQUIL LAKES
• PARK LIKE SETTING

Property features AI

Finance

• Other: Directions provided for access
• Financial info: Pets allowed (restrictions and limits may apply)
• HOA & community: Has association; Monthly HOA fee; Community amenities include clubhouse, game room, picnic area, pool, and tennis courts; HOA covers cable TV, insurance, grounds maintenance, trash, water, and common areas; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Villa; Single-story; East-facing; Resale property; Public road frontage
• Construction: Block/CBS construction; Composition shingle roof; Built with public-records living area of 1,088
• Exterior features: Screened patio; Patio; No waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: No special interior features listed
• Laundry & utility: Laundry area inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-21 ($-250/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (1.8% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% 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); Palm Beach Central High School (math 42% / reading 55%, grade D, #198 of 667 statewide, top 30%, 2,980 students, 40% FRL).
• Market conditions: Rents soft (-0.4%/yr); 666 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 $1k of loan paydown is wiped out by about $6k 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 257 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $26k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $200k implies a 308% gain — meaningful room to come down on a strong offer.

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 $175,560 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 1.05% ✓
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 7.9

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: -21.1%
• Equity multiple: 0.29×
• Total profit: $-39,602
• Equity at exit: $29,746

10-year hold

• IRR: -26.6%
• Equity multiple: -0.06×
• Total profit: $-59,129
• Equity at exit: $17,249

Cash invested: $55,860 (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: 666
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$220 /mo · $2,642/yr
• Insurance: −$83
• HOA: −$333
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-21

Break-even live

Break-even rent $2,130

Max offer price $195,815

Occupancy floor 96%

Sensitivity live

Price	-10% $92	-5% $36	+0% $-21	+5% $-77	+10% $-134
Rent	-10% $-187	-5% $-104	+0% $-21	+5% $62	+10% $145
Rate	-1.0pp $80	-0.5pp $30	base $-21	+0.5pp $-73	+1.0pp $-125

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	26d	1	0.19mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	26d	1	0.22mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	26d	1	0.22mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	26d	1	0.23mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	26d	1	0.25mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	16d	1	0.41mi
3593 Birdie Dr #103 Lake Worth, FL	1.0	1.5	824	$1,600	$1.94	26d	1	0.41mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	18d	1	0.47mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,800	$1.47	1d	1	0.51mi
7831 Willow Spring Dr #524 Lake Worth, FL	2.0	2.0	1360	$2,000	$1.47	26d	1	0.52mi
7844 Willow Spring Dr #1715 Lake Worth, FL	2.0	2.0	1360	$1,950	$1.43	6d	1	0.54mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	26d	1	0.55mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	15d	1	0.56mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	23d	1	0.56mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	19d	1	0.57mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	26d	1	0.57mi
7879 Willow Spring Dr #913 Lake Worth, FL	2.0	2.0	1360	$1,800	$1.32	1d	1	0.62mi
7879 Willow Spring Dr #923 Lake Worth, FL	2.0	2.0	1360	$1,800	$1.32	26d	1	0.62mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	19d	2	0.62mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,600	$1.88	26d	1	0.62mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	26d	1	0.63mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	12d	1	0.63mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	9d	1	0.69mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	26d	1	0.74mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	19d	1	0.78mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,750	$1.86	22d	1	0.78mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,675	$1.78	7d	1	0.78mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	22d	1	0.80mi
4363 Trevi Ct #203 Lake Worth, FL	1.0	1.5	761	$1,650	$2.17	26d	1	0.84mi
4080 Tivoli Ct #307 Lake Worth, FL	3.0	2.0	1253	$1,999	$1.60	26d	1	0.84mi
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	26d	1	0.87mi
4345 Trevi Ct #204 Lake Worth, FL	2.0	2.0	1005	$2,100	$2.09	22d	1	0.91mi
4120 Tivoli Ct #305 Lake Worth, FL	1.0	1.0	704	$1,750	$2.49	26d	1	0.94mi
4100 Tivoli Ct #104 Lake Worth, FL	1.0	1.0	780	$1,600	$2.05	26d	1	0.95mi
3258 Jog Park Dr Greenacres, FL	2.0	2.0	1415	$2,300	$1.63	26d	1	0.95mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,275	$1.42	9d	1	0.97mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,240	$1.38	13d	1	0.97mi
4228 Deste Ct Greenacres, FL	3.0	2.5	1497	$3,000	$2.00	20d	1	1.00mi
7257 Golf Colony Ct #203 Lake Worth, FL	2.0	2.0	790	$1,950	$2.47	9d	1	1.01mi
3043 Grandiflora Dr Lake Worth, FL	3.0	2.0	1316	$2,700	$2.05	13d	1	1.02mi

HOA detail condo

• Monthly dues: $333 · $3,996/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $199,500 Active 257 DOM
2. 2026-06-18
   days on market $199,500 Active 254 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   days on market $199,500 Active 253 DOM
5. 2026-06-16
   days on market $199,500 Active 252 DOM
6. 2026-06-15
   days on market $199,500 Active 251 DOM
7. 2026-06-13
   days on market $199,500 Active 249 DOM
8. 2026-06-09
   days on market $199,500 Active 245 DOM
9. 2026-06-07
   pricedays on market $199,500 Active 243 DOM
10. 2026-06-04
    days on market $225,000 Active 240 DOM
11. 2026-06-03
    days on market $225,000 Active 239 DOM
12. 2026-06-01
    days on market $225,000 Active 237 DOM
13. 2026-05-31
    days on market $225,000 Active 236 DOM
14. 2025-10-07
    historical
15. 2025-10-07
    listed $225,000 Active
16. 2025-07-22
    price $225,000
17. 2025-07-06
    price $247,000
18. 2023-12-02
    status Active
19. 2023-12-02
    historical
20. 2022-12-04
    listed $250,000 Active
21. 1998-10-14
    soldstatus $48,900
22. 1998-10-01
    soldstatus $48,900 186-char remark

    Show marketing remark (186 chars)

    E MODEL-IMMACULATE CONDITION PICKLED WOOD CABINETS, NEW APPLIANCES, WHITE TILE FLOORING INCLUDES PATIO. COURTYARD BACKS UP TO LAKE. FURNITURE IS NEG. ASSESSMENT PAID. APPLIANCE CONTRACT.

23. 1998-08-01
    historical 186-char remark

    Show marketing remark (186 chars)

    E MODEL-IMMACULATE CONDITION PICKLED WOOD CABINETS, NEW APPLIANCES, WHITE TILE FLOORING INCLUDES PATIO. COURTYARD BACKS UP TO LAKE. FURNITURE IS NEG. ASSESSMENT PAID. APPLIANCE CONTRACT.

24. 1998-07-07
    listed $48,900 186-char remark

    Show marketing remark (186 chars)

    E MODEL-IMMACULATE CONDITION PICKLED WOOD CABINETS, NEW APPLIANCES, WHITE TILE FLOORING INCLUDES PATIO. COURTYARD BACKS UP TO LAKE. FURNITURE IS NEG. ASSESSMENT PAID. APPLIANCE CONTRACT.

25. 1994-04-12
    soldstatus $38,000

ⓘ 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: $2,642 · $220/mo
• Projected year-2 tax: $2,642 · $220/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 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: $25,240
• − Mortgage interest: −$11,175
• − Property taxes: −$2,642
• − Insurance: −$998
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − HOA: −$3,996
• − Depreciation: −$5,804
• Taxable loss: −$3,413
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $569/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

+492.1% since first listed

12 events — show timeline

• 2025-10-07 Listing Removed — Beaches MLS
• 2025-10-07 Listed $225,000 Beaches MLS
• 2025-07-22 Price Changed $225,000 Beaches MLS
• 2025-07-06 Price Changed $247,000 Beaches MLS
• 2023-12-02 Relisted — Beaches MLS
• 2023-12-02 Listing Removed — Beaches MLS
• 2022-12-04 Listed $250,000 Beaches MLS
• 1998-10-14 Sold (Public Records) $48,900 Public Records
• 1998-10-01 Sold (MLS) $48,900 Beaches MLS
• 1998-08-01 Listing Removed — Beaches MLS
• 1998-07-07 Listed $48,900 Beaches MLS
• 1994-04-12 Sold (Public Records) $38,000 Public Records

Property tax history

+16.7%/yr

Latest (2025): $2,642 · -8.2% YoY. Source: county tax records.