400 Village Green Cir W #202 · Palm Springs, FL 33461

$80,000

1 bd · 1.0 ba · 650 sqft · Condo public records · 231 Days on market

Built 1979 $374/mo HOA · 24% 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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNIT IS IN A 55+ COMMUNITY 1/1- VERY CLEAN AND WELL KEPT. LAUNDRY IN THE SAME FLOOR (2ND, ELEVATOR AND MANAGER ONSITE.

Key facts

• Club house with pool
• Sauna
• Private balcony

Tags

• ELEVATOR
• LAUNDRY IN THE SAME FLOOR
• CLUB HOUSE WITH POOL
• SAUNA
• LIBRARY
• PRIVATE BALCONY

Property features AI

Finance

• Other: Building name: 400; Living area reported as 650 (source: appraiser)
• Financial info: Pets not allowed
• HOA & community: Community is a senior community; Monthly HOA fee of $374; HOA covers cable TV, grounds maintenance, trash, and elevator; Community amenities include pool, fitness center, sauna, billiard room, game room, clubhouse, library, shuffleboard court, elevators, on-site manager, trash chute

Exterior

• Parking: Assigned parking
• Security: Closed-circuit cameras; Manager on site
• Utilities: Three-phase electric; Public sewer; Water available; Cable available; Sewer available
• Home design: Condominium; Multi-level/split; 3 total stories; Faces west; Resale unit
• Construction: CBS construction
• Exterior features: Not waterfront; Street lights in community

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: No notable interior features listed
• Laundry & utility: Electric water heater; Laundry available in the building

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#297 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: Clifford O Taylor/Kirklane Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 1,230 students, 80% FRL); John I. Leonard High School (math 17% / reading 35%, grade F, #494 of 667 statewide, top 75%, 3,549 students, 67% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-22 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 soft (-2.5%/yr); 276 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 30% of the median local income ($62k/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 $553 of loan paydown is wiped out by about $2k 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 231 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $80k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.96% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 4.3

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-2,036
• Equity at exit: $11,928

10-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $1,294
• Equity at exit: $6,917

Cash invested: $22,400 (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 33461

• Rents YoY: -2.5%
• Active inventory: 276
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$420
• Tax from tax record: −$172 /mo · $2,058/yr
• Insurance: −$33
• HOA: −$374
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $239

Break-even live

Break-even rent $1,264

Max offer price $80,000

Occupancy floor 80%

Sensitivity live

Price	-10% $284	-5% $262	+0% $239	+5% $216	+10% $194
Rent	-10% $115	-5% $177	+0% $239	+5% $301	+10% $363
Rate	-1.0pp $279	-0.5pp $259	base $239	+0.5pp $218	+1.0pp $197

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	5d	1	0.07mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,400	$1.89	25d	2	0.14mi
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	6d	1	0.14mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	670	$2,352	$3.51	15d	1	0.29mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	625	$2,268	$3.63	9d	1	0.29mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,450	$2.64	25d	1	0.33mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,375	$2.50	23d	1	0.33mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	9d	1	0.35mi
300 Bonnie Blvd #144 Palm Springs, FL	1.0	1.0	702	$1,350	$1.92	25d	1	0.65mi
246 Cypress Ln Lake Worth Beach, FL	1.0–2.0	1.0	850	$1,550	$1.82	25d	2	0.67mi
200 Bonnie Blvd #132 Palm Springs, FL	1.0	1.0	577	$1,500	$2.60	23d	1	0.69mi
240 Alemeda Dr Palm Springs, FL	1.0–2.0	1.0–2.0	825	$1,650	$2.00	25d	3	0.71mi
2550 Lakehaven Rd West Palm Beach, FL	1.0	1.0	400	$1,500	$3.75	25d	1	0.73mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	9d	1	0.85mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	25d	1	0.85mi
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	25d	1	0.91mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	22d	1	1.02mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	18d	1	1.02mi
3874 7th Ave N Unit 3878 Lake Worth Beach, FL	1.0	1.0	528	$1,600	$3.03	25d	1	1.08mi
2085 S Congress Ave Palm Springs, FL	1.0–3.0	1.0–2.0	963	$2,130	$2.21	0d	12	1.12mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	25d	1	1.21mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	25d	1	1.22mi
965 Manor Dr Palm Springs, FL	2.0	1.0	687	$1,722	$2.51	2d	5	1.28mi
3654 Coconut Rd Palm Springs, FL	1.0	1.0	600	$1,500	$2.50	25d	1	1.31mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	25d	1	1.31mi
3890 Lakewood Rd #1 Lake Worth, FL	1.0	1.0	433	$1,500	$3.46	12d	1	1.36mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	9d	1	1.38mi
4904 Dillon St Unit C Greenacres, FL	1.0	1.0	699	$1,450	$2.07	25d	1	1.43mi
3901 Lakewood Rd Unit A Lake Worth Beach, FL	2.0	1.0	704	$2,000	$2.84	25d	1	1.44mi
2724 Garden Dr S #207 Lake Worth, FL	1.0	1.0	744	$1,850	$2.49	0d	1	1.47mi
3901 Gulfstream Rd Unit 2 B Lake Worth Beach, FL	1.0	1.0	450	$1,700	$3.78	22d	1	1.50mi

HOA detail condo

• Monthly dues: $374 · $4,488/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $80,000 Active 231 DOM
2. 2026-06-18
   days on market $80,000 Active 228 DOM
3. 2026-06-17
   days on market $80,000 Active 227 DOM
4. 2026-06-16
   days on market $80,000 Active 226 DOM
5. 2026-06-15
   days on market $80,000 Active 225 DOM
6. 2026-06-13
   days on market $80,000 Active 223 DOM
7. 2026-06-09
   days on market $80,000 Active 219 DOM
8. 2026-06-07
   days on market $80,000 Active 217 DOM
9. 2026-06-04
   days on market $80,000 Active 214 DOM
10. 2026-06-03
    days on market $80,000 Active 213 DOM
11. 2026-06-01
    days on market $80,000 Active 211 DOM
12. 2026-05-31
    days on market $80,000 Active 210 DOM
13. 2026-03-03
    status Active
14. 2026-03-02
    historical
15. 2026-03-01
    price $80,000
16. 2025-11-02
    listed $86,000 Active
17. 2025-09-22
    historical
18. 2025-07-31
    price $96,000
19. 2025-06-03
    price $120,000
20. 2025-03-21
    listed $130,000 Active
21. 2016-06-17
    soldstatus $30,000
22. 2016-06-07
    soldstatus $30,000 Closed 119-char remark

    Show marketing remark (119 chars)

    UNIT IS IN A 55+ COMMUNITY 1/1- VERY CLEAN AND WELL KEPT. LAUNDRY IN THE SAME FLOOR (2ND, ELEVATOR AND MANAGER ONSITE.

23. 2016-06-04
    status Pending 119-char remark

    Show marketing remark (119 chars)

    UNIT IS IN A 55+ COMMUNITY 1/1- VERY CLEAN AND WELL KEPT. LAUNDRY IN THE SAME FLOOR (2ND, ELEVATOR AND MANAGER ONSITE.

24. 2016-03-16
    historical Contingent 119-char remark

    Show marketing remark (119 chars)

    UNIT IS IN A 55+ COMMUNITY 1/1- VERY CLEAN AND WELL KEPT. LAUNDRY IN THE SAME FLOOR (2ND, ELEVATOR AND MANAGER ONSITE.

25. 2016-02-12
    price $32,000 119-char remark

    Show marketing remark (119 chars)

    UNIT IS IN A 55+ COMMUNITY 1/1- VERY CLEAN AND WELL KEPT. LAUNDRY IN THE SAME FLOOR (2ND, ELEVATOR AND MANAGER ONSITE.

26. 2016-01-26
    status Active 119-char remark

    Show marketing remark (119 chars)

    UNIT IS IN A 55+ COMMUNITY 1/1- VERY CLEAN AND WELL KEPT. LAUNDRY IN THE SAME FLOOR (2ND, ELEVATOR AND MANAGER ONSITE.

27. 2015-08-06
    historical Contingent 119-char remark

    Show marketing remark (119 chars)

    UNIT IS IN A 55+ COMMUNITY 1/1- VERY CLEAN AND WELL KEPT. LAUNDRY IN THE SAME FLOOR (2ND, ELEVATOR AND MANAGER ONSITE.

28. 2015-07-15
    listed $32,100 Active 119-char remark

    Show marketing remark (119 chars)

    UNIT IS IN A 55+ COMMUNITY 1/1- VERY CLEAN AND WELL KEPT. LAUNDRY IN THE SAME FLOOR (2ND, ELEVATOR AND MANAGER ONSITE.

29. 2004-01-05
    soldstatus $40,500
30. 2003-12-31
    soldstatus $40,500
31. 2003-11-18
    historical
32. 2003-09-26
    listed $41,500
33. 1992-04-24
    soldstatus $26,900

ⓘ 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: $2,058 · $172/mo
• Projected year-2 tax: $2,058 · $172/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
• 💨 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: $18,795
• − Mortgage interest: −$4,481
• − Property taxes: −$2,058
• − Insurance: −$400
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − HOA: −$4,488
• − Depreciation: −$2,327
• Taxable income: $2,033
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $2,380/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 — Palm Springs

• Score: 73/100
• State rank: #297
• US rank: #5045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, FL
• County: Palm Beach County · 1,438,312 people
• City population: 49,443
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 49,443
• Household income: $61,963
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2663.0

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: Hispanic / Latino 59% Two or more races 26% White 20% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 6% Cuban 16% Dominican 2%
• Common ancestry: Hispanic 9% Romanian 1% Lithuanian 1%
• Foreign-born: 52% · Canada, Jamaica
• Languages at home: 31% English-only · Spanish 54% French/Haitian/Cajun 10% 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: ▼ -269.03%
• Current HPI: 493.0041
• Rent YoY: ▼ -2.47%
• 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

+197.4% since first listed

21 events — show timeline

• 2026-03-03 Relisted — Beaches MLS
• 2026-03-02 Listing Removed — Beaches MLS
• 2026-03-01 Price Changed $80,000 Beaches MLS
• 2025-11-02 Listed $86,000 Beaches MLS
• 2025-09-22 Listing Removed — Beaches MLS
• 2025-07-31 Price Changed $96,000 Beaches MLS
• 2025-06-03 Price Changed $120,000 Beaches MLS
• 2025-03-21 Listed $130,000 Beaches MLS
• 2016-06-17 Sold (Public Records) $30,000 Public Records
• 2016-06-07 Sold (MLS) $30,000 Beaches MLS
• 2016-06-04 Pending — Beaches MLS
• 2016-03-16 Contingent — Beaches MLS
• 2016-02-12 Price Changed $32,000 Beaches MLS
• 2016-01-26 Relisted — Beaches MLS
• 2015-08-06 Contingent — Beaches MLS
• 2015-07-15 Listed $32,100 Beaches MLS
• 2004-01-05 Sold (Public Records) $40,500 Public Records
• 2003-12-31 Sold (MLS) $40,500 Beaches MLS
• 2003-11-18 Listing Removed — Beaches MLS
• 2003-09-26 Listed $41,500 Beaches MLS
• 1992-04-24 Sold (Public Records) $26,900 Public Records

Property tax history

+17.1%/yr

Latest (2025): $2,058 · +29.0% YoY. Source: county tax records.