102 Amherst Ln · Greenacres, FL 33467

$99,999

1 bd · 1.5 ba · 1,024 sqft · Condo public records · 47 Days on market

Built 1983 $535/mo HOA · 27% 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 +27.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CORNER END CONVERTIBLE TWO BEDROOM, 1 1/2 BATH VILLA WITH TONS OF LIGHT & CLOSET SPACE. PARK AT YOUR FRONT DOOR. NOBODY ABOVE YOU, SO IT FEELS LIKE A SINGLE FAMILY HOME. ACCORDION STORM SHUTTERS. FULL SIZED WASHER & DRYER, WATER FILTRATION SYSTEM. LOCATED IN A DESIRABLE WESTERN LAKE WORTH ACTIVE ADULT COMMUNITY WITH WALKING PATHS, 2 POOLS, TENNIS, SHUFFLEBOARD, CLUBHOUSE WITH LIVE ENTERTAINMENT & MORE. ONE PET UNDER 22 LBS. ALLOWED.

Key facts

• Accordion shutters
• Corner end-unit
• New washer

Tags

• CORNER END-UNIT
• NEW ROOF
• ACCORDION SHUTTERS
• TANKLESS WATER HEATER
• NEW WASHER
• NEWER RANGE

Property features AI

Finance

• HOA & community: Part of the Covered Bridge association; Monthly HOA fee of $535; HOA covers cable TV, insurance, grounds maintenance, trash, water, common areas, common real estate tax and recreation facility; Community amenities include clubhouse, fitness center, pool, tennis courts, shuffleboard, billiard and game rooms, park and community room; Senior community; Pets allowed with possible restrictions

Exterior

• Parking: Assigned open parking (2 spaces total)
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Condominium; One-story; Entry level living area; Faces east
• Construction: Block, concrete and stucco construction; Barrel/metal/mansard/Spanish tile roof; Built as resale property
• Exterior features: Covered patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Split bedroom layout; Unfurnished
• Laundry & utility: In-unit laundry in a closet; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% 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) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-15 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 (-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 $691 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 47 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask is 6352% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $56k; list at $100k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.00% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.92%
• DSCR: 1.57
• GRM: 4.2

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: $-2,473
• Equity at exit: $14,910

10-year hold

• IRR: 1.0%
• Equity multiple: 1.05×
• Total profit: $1,512
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,999 high
• Mortgage (P&I): −$524
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$42
• HOA: −$535
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $301

Break-even live

Break-even rent $1,618

Max offer price $99,999

Occupancy floor 80%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	24d	1	0.09mi
3593 Birdie Dr #103 Lake Worth, FL	1.0	1.5	824	$1,600	$1.94	24d	1	0.15mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	24d	1	0.17mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	14d	1	0.18mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	24d	1	0.23mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	24d	1	0.23mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	24d	1	0.23mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	13d	1	0.25mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	22d	1	0.25mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	16d	1	0.31mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,600	$1.88	24d	1	0.35mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	24d	1	0.36mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	7d	1	0.37mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,850	$1.51	24d	1	0.39mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,750	$1.86	20d	1	0.50mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,675	$1.78	5d	1	0.50mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	17d	2	0.53mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	10d	1	0.53mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	24d	1	0.53mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	17d	1	0.55mi
4363 Trevi Ct #203 Lake Worth, FL	1.0	1.5	761	$1,650	$2.17	24d	1	0.61mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	24d	1	0.64mi
4120 Tivoli Ct #305 Lake Worth, FL	1.0	1.0	704	$1,750	$2.49	24d	1	0.66mi
4100 Tivoli Ct #104 Lake Worth, FL	1.0	1.0	780	$1,600	$2.05	24d	1	0.66mi
4345 Trevi Ct #204 Lake Worth, FL	2.0	2.0	1005	$2,100	$2.09	20d	1	0.69mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	20d	1	0.69mi
4230 Deste Ct Unit 305 Greenacres, FL	1.0	1.0	716	$1,900	$2.65	5d	1	0.75mi
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	24d	1	0.75mi
4284 Deste Ct #304 Greenacres, FL	1.0	1.0	716	$2,200	$3.07	16d	1	0.77mi
3258 Jog Park Dr Greenacres, FL	2.0	2.0	1415	$2,300	$1.63	24d	1	0.77mi
4236 Deste Ct #108 Greenacres, FL	1.0	1.0	716	$1,800	$2.51	17d	1	0.80mi
7831 Willow Spring Dr #524 Lake Worth, FL	2.0	2.0	1360	$2,000	$1.47	24d	1	0.83mi
7844 Willow Spring Dr #1715 Lake Worth, FL	2.0	2.0	1360	$1,950	$1.43	4d	1	0.85mi
4242 Deste Ct Unit 208 Greenacres, FL	2.0	2.0	978	$2,500	$2.56	24d	1	0.86mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	17d	1	0.89mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	24d	1	0.89mi
6615 Waterfront Xing Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,124	$1.95	1d	22	0.89mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	24d	1	0.91mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	1d	1	0.91mi
4598 Lucerne Lakes Blvd E #101 Lake Worth, FL	2.0	2.0	872	$2,250	$2.58	24d	1	0.91mi

HOA detail condo

• Monthly dues: $535 · $6,420/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-07
   status $99,999 Pending 47 DOM
2. 2026-06-04
   days on market $99,999 Active 47 DOM
3. 2026-06-03
   days on market $99,999 Active 46 DOM
4. 2026-06-02
   days on market $99,999 Active 45 DOM
5. 2026-06-01
   days on market $99,999 Active 44 DOM
6. 2026-05-31
   days on market $99,999 Active 43 DOM
7. 2026-04-30
   price $99,999
8. 2026-04-19
   listed $1,550
9. 2026-04-17
   listed $119,000 Active
10. 2026-03-01
    historical
11. 2026-02-26
    price $124,999
12. 2026-02-03
    price $139,900
13. 2026-01-12
    price $154,999
14. 2025-11-21
    listed $159,999 Active
15. 2014-08-29
    soldstatus $56,000
16. 2014-08-19
    soldstatus $56,000 Closed 454-char remark

    Show marketing remark (454 chars)

    CORNER END CONVERTIBLE TWO BEDROOM, 1 1/2 BATH VILLA WITH TONS OF LIGHT & CLOSET SPACE. PARK AT YOUR FRONT DOOR. NOBODY ABOVE YOU, SO IT FEELS LIKE A SINGLE FAMILY HOME. ACCORDION STORM SHUTTERS. FULL SIZED WASHER & DRYER, WATER FILTRATION SYSTEM. LOCATED IN A DESIRABLE WESTERN LAKE WORTH ACTIVE ADULT COMMUNITY WITH WALKING PATHS, 2 POOLS, TENNIS, SHUFFLEBOARD, CLUBHOUSE WITH LIVE ENTERTAINMENT & MORE. ONE PET UNDER 22 LBS. ALLOWED.

17. 2014-07-25
    status Pending 454-char remark

    Show marketing remark (454 chars)

    CORNER END CONVERTIBLE TWO BEDROOM, 1 1/2 BATH VILLA WITH TONS OF LIGHT & CLOSET SPACE. PARK AT YOUR FRONT DOOR. NOBODY ABOVE YOU, SO IT FEELS LIKE A SINGLE FAMILY HOME. ACCORDION STORM SHUTTERS. FULL SIZED WASHER & DRYER, WATER FILTRATION SYSTEM. LOCATED IN A DESIRABLE WESTERN LAKE WORTH ACTIVE ADULT COMMUNITY WITH WALKING PATHS, 2 POOLS, TENNIS, SHUFFLEBOARD, CLUBHOUSE WITH LIVE ENTERTAINMENT & MORE. ONE PET UNDER 22 LBS. ALLOWED.

18. 2014-07-19
    listed $63,500 Active 454-char remark

    Show marketing remark (454 chars)

    CORNER END CONVERTIBLE TWO BEDROOM, 1 1/2 BATH VILLA WITH TONS OF LIGHT & CLOSET SPACE. PARK AT YOUR FRONT DOOR. NOBODY ABOVE YOU, SO IT FEELS LIKE A SINGLE FAMILY HOME. ACCORDION STORM SHUTTERS. FULL SIZED WASHER & DRYER, WATER FILTRATION SYSTEM. LOCATED IN A DESIRABLE WESTERN LAKE WORTH ACTIVE ADULT COMMUNITY WITH WALKING PATHS, 2 POOLS, TENNIS, SHUFFLEBOARD, CLUBHOUSE WITH LIVE ENTERTAINMENT & MORE. ONE PET UNDER 22 LBS. ALLOWED.

19. 1986-04-01
    soldstatus $35,000
20. 1981-01-01
    soldstatus $35,000

ⓘ 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: $2,124 · $177/mo
• Projected year-2 tax: $2,124 · $177/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: $23,993
• − Mortgage interest: −$5,601
• − Property taxes: −$2,124
• − Insurance: −$500
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − HOA: −$6,420
• − Depreciation: −$2,909
• Taxable income: $2,599
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $2,994/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

+185.7% since first listed

14 events — show timeline

• 2026-04-30 Price Changed $99,999 Beaches MLS
• 2026-04-19 Listed for Rent $1,550 GFLMLS
• 2026-04-17 Listed $119,000 Beaches MLS
• 2026-03-01 Listing Removed — Beaches MLS
• 2026-02-26 Price Changed $124,999 Beaches MLS
• 2026-02-03 Price Changed $139,900 Beaches MLS
• 2026-01-12 Price Changed $154,999 Beaches MLS
• 2025-11-21 Listed $159,999 Beaches MLS
• 2014-08-29 Sold (Public Records) $56,000 Public Records
• 2014-08-19 Sold (MLS) $56,000 Beaches MLS
• 2014-07-25 Pending — Beaches MLS
• 2014-07-19 Listed $63,500 Beaches MLS
• 1986-04-01 Sold (Public Records) $35,000 Public Records
• 1981-01-01 Sold (Public Records) $35,000 Public Records

Property tax history

+18.3%/yr

Latest (2025): $2,124 · +0.3% YoY. Source: county tax records.