401 Greenbrier A · Plantation Mobile Home Park, FL 33411

$85,000

1 bd · 2.0 ba · 1,014 sqft · Condo public records · 187 Days on market

Built 1972 $520/mo HOA · 30% 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 +26.8/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

UNIQUE CORNER UNIT. 2ND BATH UPGRADED TO A FULL BATH. FULL SIZE EAT IN KITCHEN WITH PANTRY AND DISHWASHER. GREAT CONDITION GOOD CARPET, A GOLF VIEW, A GREAT BUY, A MUST SEE!!

Key facts

• Beauty salon
• 1 000 seat theater
• Approved 2nd bedroom

Tags

• APPROVED 2ND BEDROOM
• WRAPAROUND ENCLOSED PORCH
• 1 000 SEAT THEATER
• INDOOR AND OUTDOOR POOLS
• ON SITE MEDICAL FACILITIES
• BEAUTY SALON

Property features AI

Finance

• Other: Senior community; Building area reported from public records; Living area reported
• Financial info: Pets allowed (breed restrictions and possible additional pet restrictions)
• HOA & community: Has association; Monthly HOA fee (paid monthly); Association amenities include clubhouse, elevators, fitness center, shuffleboard court, sidewalks; HOA fees include cable TV, grounds maintenance, trash, common real estate tax, elevator

Exterior

• Parking: Assigned parking
• Security: Gated community with guard
• Utilities: Public water; Three-phase electric; Cable available; Water service available
• Home design: Condominium; 4-story building; Facing south; Resale property
• Construction: Concrete construction; Other roof type
• Exterior features: Entry-level living area; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Blinds; Jalousie windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#430 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, 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.
• Market conditions: Rents flat; 574 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

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.8% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $45k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $85k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. 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: 2.04% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.78%
• DSCR: 1.52
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 3.43×
• Total profit: $57,855
• Equity at exit: $76,575

10-year hold

• IRR: 26.2%
• Equity multiple: 7.41×
• Total profit: $152,574
• Equity at exit: $165,136

Cash invested: $23,800 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$446
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$35
• HOA: −$520
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $234

Break-even live

Break-even rent $1,441

Max offer price $85,000

Occupancy floor 82%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Andover M Unit M West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	16d	1	0.27mi
105 E Wellington Dr #105 West Palm Beach, FL	2.0	2.0	1062	$1,850	$1.74	24d	1	0.36mi
163 Somerset H West Palm Beach, FL	2.0	2.0	874	$1,500	$1.72	24d	1	0.36mi
306 Wellington B West Palm Beach, FL	2.0	2.0	1062	$1,800	$1.69	20d	1	0.37mi
146 Somerset Cres Unit 146 West Palm Beach, FL	2.0	2.0	874	$2,000	$2.29	20d	1	0.39mi
222 Somerset L West Palm Beach, FL	2.0	2.0	874	$1,850	$2.12	1d	1	0.44mi
1883 Breezy Ln West Palm Beach, FL	2.0	2.0	856	$2,500	$2.92	24d	1	0.50mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	18d	1	0.53mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	24d	1	0.53mi
75 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	1d	1	0.59mi
74 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,400	$1.75	24d	1	0.60mi
226 Windsor J Unit J West Palm Beach, FL	1.0	1.5	738	$1,250	$1.69	24d	1	0.62mi
361 Windsor N West Palm Beach, FL	1.0	1.5	702	$1,350	$1.92	24d	1	0.63mi
145 Windsor G West Palm Beach, FL	2.0	2.0	819	$1,800	$2.20	24d	1	0.70mi
115 Camden E West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	24d	1	0.71mi
209 Camden I Unit 209 West Palm Beach, FL	1.0	1.5	738	$1,350	$1.83	24d	1	0.71mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,250	$1.78	17d	1	0.71mi
298 Windsor M Unit M West Palm Beach, FL	1.0	1.5	702	$1,300	$1.85	24d	1	0.71mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	11d	1	0.71mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	10d	1	0.71mi
79 Dorchester E Unit 79 West Palm Beach, FL	2.0	1.5	798	$1,500	$1.88	24d	1	0.76mi
145 Northampton H Unit H West Palm Beach, FL	2.0	1.5	798	$1,800	$2.26	7d	1	0.76mi
63 Windsor C Unit C West Palm Beach, FL	1.0	1.5	702	$1,650	$2.35	24d	1	0.78mi
245 Northampton M West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	5d	1	0.81mi
1 Canterbury A Unit A West Palm Beach, FL	2.0	1.5	798	$1,595	$2.00	24d	1	0.82mi
50 Canterbury B West Palm Beach, FL	1.0	1.5	774	$1,250	$1.61	13d	1	0.82mi
179 Canterbury H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	1d	1	0.83mi
179 Canterbury H Unit H West Palm Beach, FL	2.0	1.5	798	$1,200	$1.50	24d	1	0.83mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$1,850	$1.74	3d	2	1.08mi
6386 Emerald Dunes Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1060	$1,850	$1.74	14d	2	1.08mi
6418 Emerald Dunes Dr #305 West Palm Beach, FL	2.0	2.0	1262	$2,250	$1.78	24d	1	1.12mi
6410 Emerald Dunes Dr #205 West Palm Beach, FL	2.0	2.0	1058	$2,100	$1.98	24d	1	1.13mi
6410 Emerald Dunes Dr #202 West Palm Beach, FL	1.0	1.0	843	$1,850	$2.19	16d	1	1.13mi
6510 Emerald Dunes Dr West Palm Beach, FL	2.0	2.0	1262	$2,225	$1.76	18d	2	1.14mi
6482 Emerald Dunes Dr Unit 215 Royal Palm Beach, FL	1.0	1.0	745	$1,700	$2.28	24d	1	1.20mi
6482 Emerald Dunes Dr #301 West Palm Beach, FL	2.0	2.0	1058	$2,100	$1.98	7d	1	1.20mi
6505 Emerald Dunes Dr Unit 315 West Palm Beach, FL	2.0	2.0	1226	$2,000	$1.63	24d	1	1.23mi
6510 Emerald Dunes Dr #308 West Palm Beach, FL	2.0	2.0	1262	$2,350	$1.86	16d	1	1.23mi
6510 Emerald Dunes Dr #308 West Palm Beach, FL	2.0	2.0	1262	$2,350	$1.86	4d	1	1.23mi
6529 Emerald Dunes Dr Unit 319 Royal Palm Beach, FL	2.0	2.0	1058	$2,000	$1.89	24d	1	1.24mi

HOA detail condo

• Monthly dues: $520 · $6,240/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-04-23
   price $85,000
2. 2026-02-13
   price $90,000
3. 2026-01-19
   price $110,000
4. 2025-11-20
   listed $130,000 Active
5. 1999-07-21
   soldstatus $30,500
6. 1999-07-15
   soldstatus $30,500 174-char remark

   Show marketing remark (174 chars)

   UNIQUE CORNER UNIT. 2ND BATH UPGRADED TO A FULL BATH. FULL SIZE EAT IN KITCHEN WITH PANTRY AND DISHWASHER. GREAT CONDITION GOOD CARPET, A GOLF VIEW, A GREAT BUY, A MUST SEE!!

7. 1999-05-07
   historical 174-char remark

   Show marketing remark (174 chars)

   UNIQUE CORNER UNIT. 2ND BATH UPGRADED TO A FULL BATH. FULL SIZE EAT IN KITCHEN WITH PANTRY AND DISHWASHER. GREAT CONDITION GOOD CARPET, A GOLF VIEW, A GREAT BUY, A MUST SEE!!

8. 1999-04-05
   listed $35,500 174-char remark

   Show marketing remark (174 chars)

   UNIQUE CORNER UNIT. 2ND BATH UPGRADED TO A FULL BATH. FULL SIZE EAT IN KITCHEN WITH PANTRY AND DISHWASHER. GREAT CONDITION GOOD CARPET, A GOLF VIEW, A GREAT BUY, A MUST SEE!!

9. 1999-04-02
   historical
10. 1999-02-04
    listed $35,500

ⓘ 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: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,838
• − Mortgage interest: −$4,761
• − Property taxes: −$1,646
• − Insurance: −$425
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − HOA: −$6,240
• − Depreciation: −$2,473
• Taxable income: $1,959
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,332/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 — Plantation Mobile Home Park

• Score: 70/100
• State rank: #430
• US rank: #7700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

+139.4% since first listed

10 events — show timeline

• 2026-04-23 Price Changed $85,000 Beaches MLS
• 2026-02-13 Price Changed $90,000 Beaches MLS
• 2026-01-19 Price Changed $110,000 Beaches MLS
• 2025-11-20 Listed $130,000 Beaches MLS
• 1999-07-21 Sold (Public Records) $30,500 Public Records
• 1999-07-15 Sold (MLS) $30,500 Beaches MLS
• 1999-05-07 Listing Removed — Beaches MLS
• 1999-04-05 Listed $35,500 Beaches MLS
• 1999-04-02 Listing Removed — Beaches MLS
• 1999-02-04 Listed $35,500 Beaches MLS

Property tax history

+6.5%/yr

Latest (2025): $1,646 · -3.1% YoY. Source: county tax records.