3527 La Palmas Ct Unit A-1 · Greenacres, FL 33463

$94,900

1 bd · 1.0 ba · 780 sqft · Condo public records · 189 Days on market

Built 1979 $367/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 +28.4/30.0
• 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 +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

First Floor 1 bedroom 1 bath Condo located in the quaint community of La Piñata. Lake View from bedroom and front porch this spacious corner unit has an open floorplan and includes: interior laundry room with full size Washer & Dryer, walk-in Pantry/Storage, fresh Paint in living area, Screened Porch, Walking Paths and much more. This friendly 55+ community is centrally located near shops, medical, Turnpike and I-95.

Key facts

• Lake view
• Screened porch
• Walking paths

Tags

• LAKE VIEW
• INTERIOR LAUNDRY ROOM
• WALK-IN PANTRY
• SCREENED PORCH
• WALKING PATHS

Property features AI

Finance

• Other: Senior community; Pets allowed (restrictions may apply; cats only, number limits; no dogs possible)
• HOA & community: Has association; Monthly HOA fee; Association amenities include clubhouse, jogging path, pool, shuffleboard court, manager on site; HOA fee includes cable TV, insurance, pest control, common areas

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Three phase electric; Cable available; Water available; Sewer available
• Home design: Condominium; 2 stories; Resale property; Faces southeast
• Construction: CBS construction
• Exterior features: Screened porch; Porch; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window unit(s) for cooling
• Interior features: Kitchen island; Walk-in closet(s)
• Laundry & utility: Inside laundry with washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (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: 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 rising (+1.3%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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 189 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $58k; list at $95k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 3→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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: 1.90% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 4.4

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,468
• Equity at exit: $14,150

10-year hold

• IRR: 8.7%
• Equity multiple: 1.60×
• Total profit: $15,837
• Equity at exit: $8,205

Cash invested: $26,572 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$498
• Tax from tax record: −$216 /mo · $2,595/yr
• Insurance: −$40
• HOA: −$367
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $306

Break-even live

Break-even rent $1,418

Max offer price $94,900

Occupancy floor 78%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3490 La Jardin Ct Unit B2 Greenacres, FL	1.0	1.0	780	$1,385	$1.78	2d	1	0.02mi
5971 La Pinata Blvd Unit B1 Greenacres, FL	2.0	1.0	920	$1,750	$1.90	24d	1	0.15mi
342 Pine Ridge Cir Unit B2 Greenacres, FL	2.0	1.5	935	$2,200	$2.35	14d	1	0.15mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,974	$2.64	7d	1	0.30mi
6061 10th Ave N #242 Greenacres, FL	2.0	2.0	855	$2,000	$2.34	4d	1	0.37mi
6170 Dodd Rd Unit The Greenacres, FL	2.0	2.0	1000	$2,600	$2.60	24d	1	0.54mi
5775 Fernley Dr W #131 West Palm Beach, FL	2.0	2.0	1072	$2,000	$1.87	10d	1	0.58mi
826 Sky Pine Way Greenacres, FL	2.0–3.0	2.0	1304	$1,800	$1.38	12d	2	0.61mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	2d	1	0.63mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	14d	1	0.63mi
812 Sky Pine Way Greenacres, FL	2.0	2.0	1064	$2,100	$1.97	24d	1	0.67mi
712 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$2,150	$2.01	24d	1	0.68mi
811 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1064	$1,550	$1.46	20d	1	0.69mi
629 Sea Pine Way Unit D3 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	21d	1	0.70mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	17d	1	0.71mi
802 Sky Pine Way Unit E2 Greenacres, FL	2.0	2.0	1111	$1,750	$1.58	7d	1	0.71mi
2980 Crosley Dr E Unit F West Palm Beach, FL	2.0	1.0	829	$1,600	$1.93	24d	1	0.72mi
628 Sea Pine Way Unit A2 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	16d	1	0.74mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	5d	1	0.77mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	20d	1	0.77mi
4181 S 57th Ave Unit D Greenacres, FL	2.0	2.0	847	$1,850	$2.18	24d	1	0.77mi
4191 S 57th Ave Unit H Greenacres, FL	2.0	2.0	847	$1,750	$2.07	24d	1	0.77mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	24d	1	0.78mi
703 Sunny Pine Way Unit G2 Greenacres, FL	2.0	2.0	1068	$2,000	$1.87	15d	1	0.79mi
4205 S 57th Ave Unit G Greenacres, FL	2.0	2.0	1046	$1,900	$1.82	24d	1	0.80mi
2625 Emory Dr W Unit F West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	24d	1	0.80mi
720 Sunny Pine Way Unit G1 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	19d	1	0.80mi
2783 Dudley Dr E Unit D West Palm Beach, FL	2.0	2.0	910	$1,650	$1.81	16d	1	0.81mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	24d	1	0.83mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	1d	1	0.83mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	24d	1	0.83mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	24d	1	0.83mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	24d	1	0.84mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	2d	1	0.86mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,750	$1.96	24d	1	0.86mi
3045 Jackson Ave Greenacres, FL	2.0	1.0	900	$1,775	$1.97	24d	1	0.87mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	24d	1	0.88mi
5443 Cresthaven Blvd Unit F West Palm Beach, FL	2.0	2.0	910	$1,550	$1.70	1d	1	0.89mi
703 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$1,900	$1.78	24d	2	0.89mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	7d	1	0.89mi

HOA detail condo

• Monthly dues: $367 · $4,404/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $94,900 Active 189 DOM
2. 2026-06-17
   days on market $94,900 Active 188 DOM
3. 2026-06-16
   days on market $94,900 Active 187 DOM
4. 2026-06-15
   days on market $94,900 Active 186 DOM
5. 2026-06-13
   days on market $94,900 Active 184 DOM
6. 2026-06-09
   days on market $94,900 Active 180 DOM
7. 2026-06-07
   days on market $94,900 Active 178 DOM
8. 2026-06-04
   days on market $94,900 Active 175 DOM
9. 2026-06-03
   days on market $94,900 Active 174 DOM
10. 2026-06-01
    days on market $94,900 Active 172 DOM
11. 2026-05-31
    days on market $94,900 Active 171 DOM
12. 2025-12-11
    listed $94,900 Active
13. 2025-12-09
    historical
14. 2024-12-03
    listed $125,000 Active
15. 2024-11-30
    historical
16. 2023-11-30
    listed $125,000 Active
17. 2015-02-02
    historical
18. 2014-12-01
    listed $55,000 Active
19. 2014-10-16
    historical
20. 2007-02-21
    historical
21. 2006-11-30
    listed $89,900
22. 2006-05-29
    listed $94,500
23. 2005-04-01
    soldstatus $57,500
24. 1985-02-01
    soldstatus $26,000

ⓘ 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: $2,595 · $216/mo
• Projected year-2 tax: $2,595 · $216/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 3 d/yr ≥105°F today · 8 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: $21,675
• − Mortgage interest: −$5,316
• − Property taxes: −$2,595
• − Insurance: −$474
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − HOA: −$4,404
• − Depreciation: −$2,761
• Taxable income: $2,657
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $3,040/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

+265.0% since first listed

13 events — show timeline

• 2025-12-11 Listed $94,900 Beaches MLS
• 2025-12-09 Listing Removed — Beaches MLS
• 2024-12-03 Listed $125,000 Beaches MLS
• 2024-11-30 Listing Removed — Beaches MLS
• 2023-11-30 Listed $125,000 Beaches MLS
• 2015-02-02 Listing Removed — Beaches MLS
• 2014-12-01 Listed $55,000 Beaches MLS
• 2014-10-16 Listing Removed — Beaches MLS
• 2007-02-21 Listing Removed — Beaches MLS
• 2006-11-30 Listed $89,900 Beaches MLS
• 2006-05-29 Listed $94,500 Beaches MLS
• 2005-04-01 Sold (Public Records) $57,500 Public Records
• 1985-02-01 Sold (Public Records) $26,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $2,595 · +48.2% YoY. Source: county tax records.