811 Sky Pine Way Unit A2 · Greenacres, FL 33415

$149,900

2 bd · 2.0 ba · 1,064 sqft · Condo public records · 337 Days on market

Built 1986 $416/mo HOA · 20% of rent ↓ 30% since listing

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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 +15.8/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow, what value!! This move in ready 2/2 condo has a completely renovated Kitchen with upgraded Stainless Steel appliances, completely renovated Master Bath, New Trane AC and Hot Water heater (2018), new carpet just installed in the living room, and the entire unit was just freshly painted! There is a locked storage closet right next to the entrance. This is a wonderful 55+ community with large pool, tennis and much more. This home is move in ready with many quality upgrades that bring value. Start packin!

Key facts

• Accordion shutters
• Remodeled kitchen
• Corner unit

Tags

• CORNER UNIT
• IMPACT WINDOWS
• SCREENED COVERED PATIO
• ACCORDION SHUTTERS
• REMODELED KITCHEN
• CUSTOM BUILT CABINETS

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions (number/size limits may apply); This is a multifamily/senior community property
• HOA & community: HOA with monthly fee; HOA amenities include clubhouse, pool, picnic area, parking, shuffleboard, tennis courts, pickleball courts, manager on site, onsite management; HOA fee paid monthly (fee amount provided in listing)

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Condominium; Resale condition; Faces west; 3 stories
• Construction: Built with CBS construction; Composition/shingle roof; Building developed by K. Hovnanian Homes
• Exterior features: Covered patio; Screened patio; Patio

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Custom mirrors; Blinds on windows
• Laundry & utility: Inside laundry with washer hookup; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $69 ($834/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (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 soft (-1.6%/yr); 313 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 40% of the median local income ($61k/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 337 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask is 8718% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $113k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.36% ✓
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 6.1

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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-25,483
• Equity at exit: $22,351

10-year hold

• IRR: -22.3%
• Equity multiple: 0.09×
• Total profit: $-38,136
• Equity at exit: $12,961

Cash invested: $41,972 (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 33415

• Rents YoY: -1.6%
• Active inventory: 313
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,032 high
• Mortgage (P&I): −$786
• Tax from tax record: −$272 /mo · $3,259/yr
• Insurance: −$62
• HOA: −$416
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $69

Break-even live

Break-even rent $1,944

Max offer price $149,900

Occupancy floor 92%

Sensitivity live

Price	-10% $154	-5% $112	+0% $69	+5% $27	+10% $-15
Rent	-10% $-91	-5% $-11	+0% $69	+5% $150	+10% $230
Rate	-1.0pp $145	-0.5pp $108	base $69	+0.5pp $31	+1.0pp $-9

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1064	$1,550	$1.46	21d	1	0.02mi
812 Sky Pine Way Greenacres, FL	2.0	2.0	1064	$2,100	$1.97	25d	1	0.03mi
802 Sky Pine Way Unit E2 Greenacres, FL	2.0	2.0	1111	$1,750	$1.58	9d	1	0.05mi
712 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$2,150	$2.01	25d	1	0.09mi
703 Sunny Pine Way Unit G2 Greenacres, FL	2.0	2.0	1068	$2,000	$1.87	16d	1	0.10mi
817 Sky Pine Way Unit H Greenacres, FL	2.0	2.0	1370	$2,300	$1.68	18d	1	0.10mi
826 Sky Pine Way Greenacres, FL	2.0–3.0	2.0	1304	$1,800	$1.38	0d	2	0.12mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	16d	1	0.13mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	3d	1	0.13mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,475	$1.87	6d	1	0.18mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,500	$1.89	20d	1	0.18mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	6d	1	0.18mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	22d	1	0.18mi
703 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$1,900	$1.78	25d	2	0.19mi
726 Sunny Pine Way Unit B2 Greenacres, FL	3.0	2.0	1254	$2,200	$1.75	5d	1	0.21mi
720 Sunny Pine Way Unit G1 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	21d	1	0.22mi
6134 Seven Springs Blvd Unit 40d Greenacres, FL	3.0	3.0	1321	$2,400	$1.82	5d	1	0.23mi
724 Sunny Pine Way Unit D2 Greenacres, FL	2.0	2.0	1111	$1,950	$1.76	25d	1	0.23mi
502 Shady Pine Way Unit D2 Greenacres, FL	2.0	1.0	991	$1,900	$1.92	0d	1	0.24mi
504 Shady Pine Way Unit 2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	25d	1	0.26mi
6023 10th Ave N #114 Greenacres, FL	2.0	2.0	1050	$2,000	$1.90	0d	1	0.27mi
633 Sea Pine Way Unit C Greenacres, FL	2.0	2.0	1370	$2,450	$1.79	25d	1	0.27mi
629 Sea Pine Way Unit D3 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	23d	1	0.27mi
511 Shady Pine Way Unit D2 Greenacres, FL	2.0	2.0	1115	$2,200	$1.97	5d	1	0.28mi
511 Shady Pine Way Unit D2 Greenacres, FL	2.0	2.0	1115	$2,200	$1.97	25d	1	0.28mi
508 Shady Pine Way Unit D1 Greenacres, FL	2.0	2.0	1115	$1,850	$1.66	23d	1	0.29mi
628 Sea Pine Way Unit A2 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	18d	1	0.30mi
6043 10th Ave N #130 Greenacres, FL	3.0	2.0	1500	$2,300	$1.53	25d	1	0.31mi
6031 10th Ave N #219 Greenacres, FL	3.0	2.0	1078	$2,400	$2.23	5d	1	0.31mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,925	$2.17	25d	2	0.31mi
507 Shady Pine Way Unit D1 Greenacres, FL	1.0	1.0	788	$1,400	$1.78	16d	1	0.32mi
6061 10th Ave N #242 Greenacres, FL	2.0	2.0	855	$2,000	$2.34	6d	1	0.33mi
616 Sea Pine Way Unit C3 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	25d	1	0.34mi
527 Shady Pine Way Greenacres, FL	2.0	2.0	1115	$1,975	$1.77	0d	2	0.35mi
6049 Olivewood Cir Greenacres, FL	2.0	2.0	1377	$2,200	$1.60	25d	1	0.38mi
6506 Dockside Cir Greenacres, FL	2.0	2.5	1226	$2,000	$1.63	9d	1	0.38mi
5775 Fernley Dr W #131 West Palm Beach, FL	2.0	2.0	1072	$2,000	$1.87	12d	1	0.38mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	3d	1	0.47mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	25d	1	0.47mi
2641 Gately Dr W West Palm Beach, FL	2.0–3.0	2.5	1238	$1,800	$1.45	0d	2	0.47mi

HOA detail condo

• Monthly dues: $416 · $4,992/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-13
   statusdays on market $149,900 Pending 337 DOM
2. 2026-06-09
   days on market $149,900 Active Under Contract 333 DOM
3. 2026-06-07
   days on market $149,900 Active Under Contract 331 DOM
4. 2026-06-04
   statusdays on market $149,900 Active Under Contract 328 DOM
5. 2026-06-03
   days on market $149,900 Active 327 DOM
6. 2026-06-01
   days on market $149,900 Active 325 DOM
7. 2026-05-31
   pricedays on market $149,900 Active 324 DOM
8. 2026-04-30
   price $160,000
9. 2026-02-21
   price $165,000
10. 2026-01-04
    price $175,000
11. 2025-12-05
    historical $1,700
12. 2025-08-27
    listed $1,700
13. 2025-08-26
    price $185,000
14. 2025-07-30
    historical $1,800
15. 2025-07-12
    listed $1,800
16. 2025-07-11
    listed $190,000 Active
17. 2019-03-26
    soldstatus $113,000
18. 2019-03-14
    soldstatus $113,000 Closed 512-char remark

    Show marketing remark (512 chars)

    Wow, what value!! This move in ready 2/2 condo has a completely renovated Kitchen with upgraded Stainless Steel appliances, completely renovated Master Bath, New Trane AC and Hot Water heater (2018), new carpet just installed in the living room, and the entire unit was just freshly painted! There is a locked storage closet right next to the entrance. This is a wonderful 55+ community with large pool, tennis and much more. This home is move in ready with many quality upgrades that bring value. Start packin!

19. 2019-02-22
    historical Contingent 512-char remark

    Show marketing remark (512 chars)

    Wow, what value!! This move in ready 2/2 condo has a completely renovated Kitchen with upgraded Stainless Steel appliances, completely renovated Master Bath, New Trane AC and Hot Water heater (2018), new carpet just installed in the living room, and the entire unit was just freshly painted! There is a locked storage closet right next to the entrance. This is a wonderful 55+ community with large pool, tennis and much more. This home is move in ready with many quality upgrades that bring value. Start packin!

20. 2019-01-30
    price $118,900 512-char remark

    Show marketing remark (512 chars)

    Wow, what value!! This move in ready 2/2 condo has a completely renovated Kitchen with upgraded Stainless Steel appliances, completely renovated Master Bath, New Trane AC and Hot Water heater (2018), new carpet just installed in the living room, and the entire unit was just freshly painted! There is a locked storage closet right next to the entrance. This is a wonderful 55+ community with large pool, tennis and much more. This home is move in ready with many quality upgrades that bring value. Start packin!

21. 2019-01-18
    price $124,900 512-char remark

    Show marketing remark (512 chars)

    Wow, what value!! This move in ready 2/2 condo has a completely renovated Kitchen with upgraded Stainless Steel appliances, completely renovated Master Bath, New Trane AC and Hot Water heater (2018), new carpet just installed in the living room, and the entire unit was just freshly painted! There is a locked storage closet right next to the entrance. This is a wonderful 55+ community with large pool, tennis and much more. This home is move in ready with many quality upgrades that bring value. Start packin!

22. 2018-11-23
    price $129,900 512-char remark

    Show marketing remark (512 chars)

    Wow, what value!! This move in ready 2/2 condo has a completely renovated Kitchen with upgraded Stainless Steel appliances, completely renovated Master Bath, New Trane AC and Hot Water heater (2018), new carpet just installed in the living room, and the entire unit was just freshly painted! There is a locked storage closet right next to the entrance. This is a wonderful 55+ community with large pool, tennis and much more. This home is move in ready with many quality upgrades that bring value. Start packin!

23. 2018-11-21
    listed $229,900 Active 512-char remark

    Show marketing remark (512 chars)

    Wow, what value!! This move in ready 2/2 condo has a completely renovated Kitchen with upgraded Stainless Steel appliances, completely renovated Master Bath, New Trane AC and Hot Water heater (2018), new carpet just installed in the living room, and the entire unit was just freshly painted! There is a locked storage closet right next to the entrance. This is a wonderful 55+ community with large pool, tennis and much more. This home is move in ready with many quality upgrades that bring value. Start packin!

ⓘ 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: $3,259 · $272/mo
• Projected year-2 tax: $3,259 · $272/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 ≥105°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: $24,389
• − Mortgage interest: −$8,397
• − Property taxes: −$3,259
• − Insurance: −$750
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − HOA: −$4,992
• − Depreciation: −$4,361
• Taxable loss: −$1,271
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $1,139/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): 54,581
• Household income: $61,274
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 2254.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 26% White 21% Black 21% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Cuban 14% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 9% Romanian 1% Lithuanian 1%
• Foreign-born: 44% · Canada, Jamaica, Dominican Republic
• Languages at home: 40% English-only · Spanish 49% French/Haitian/Cajun 8% Other Indo-European 1%

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: ▼ -400.29%
• Current HPI: 413.9695
• Rent YoY: ▼ -1.64%
• 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

-30.4% since first listed

16 events — show timeline

• 2026-04-30 Price Changed $160,000 Beaches MLS
• 2026-02-21 Price Changed $165,000 Beaches MLS
• 2026-01-04 Price Changed $175,000 Beaches MLS
• 2025-12-05 Rental Removed $1,700 RMLSFL
• 2025-08-27 Listed for Rent $1,700 RMLSFL
• 2025-08-26 Price Changed $185,000 Beaches MLS
• 2025-07-30 Rental Removed $1,800 RMLSFL
• 2025-07-12 Listed for Rent $1,800 RMLSFL
• 2025-07-11 Listed $190,000 Beaches MLS
• 2019-03-26 Sold (Public Records) $113,000 Public Records
• 2019-03-14 Sold (MLS) $113,000 Beaches MLS
• 2019-02-22 Contingent — Beaches MLS
• 2019-01-30 Price Changed $118,900 Beaches MLS
• 2019-01-18 Price Changed $124,900 Beaches MLS
• 2018-11-23 Price Changed $129,900 Beaches MLS
• 2018-11-21 Listed $229,900 Beaches MLS

Property tax history

+7.9%/yr

Latest (2025): $3,259 · -1.2% YoY. Source: county tax records.