340 Pine Ridge Cir Unit D-1 · Greenacres, FL 33463

$135,000

2 bd · 1.0 ba · 935 sqft · Condo public records · 189 Days on market

Built 1980 $504/mo HOA · 26% of rent

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Why this score? — see what drove the C 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 +21.8/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 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 MLS

2 bed 1 bath condo located on first floor. Nice +55 community. Large patio. Good opportunity.

Key facts

• Outdoor storage
• New service panel
• Newly replaced roof

Tags

• OPEN KITCHEN
• FULL-SIZE WASHER AND DRYER
• OUTDOOR STORAGE
• NEW SERVICE PANEL
• NEWLY REPLACED ROOF
• LARGE HEATED POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (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: 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); L C Swain Middle School (math 26% / reading 33%, grade F, #469 of 571 statewide, top 84%, 1,451 students, 74% 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 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-20 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 rising (+1.3%/yr); 354 active listings in the ZIP; 40 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 32% of the median local income ($74k/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 $933 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 189 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $135k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (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. 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. 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.
8. 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.
9. 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: 1.45% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 5.8

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-11,436
• Equity at exit: $20,129

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-4,413
• Equity at exit: $11,672

Cash invested: $37,800 (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 33463

• Home prices YoY: -30.9%
• Rents YoY: 1.3%
• Active inventory: 354
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$708
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$56
• HOA: −$504
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $210

Break-even live

Break-even rent $1,689

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $287	-5% $249	+0% $210	+5% $172	+10% $134
Rent	-10% $56	-5% $133	+0% $210	+5% $288	+10% $365
Rate	-1.0pp $278	-0.5pp $245	base $210	+0.5pp $175	+1.0pp $140

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 Pine Ridge Cir Unit B2 Greenacres, FL	2.0	1.5	935	$2,200	$2.35	16d	1	0.09mi
3490 La Jardin Ct Unit B2 Greenacres, FL	1.0	1.0	780	$1,385	$1.78	4d	1	0.25mi
3808 Inlet Cir #3808 Greenacres, FL	2.0	2.0	992	$2,200	$2.22	0d	1	0.39mi
5971 La Pinata Blvd Unit B1 Greenacres, FL	2.0	1.0	920	$1,750	$1.90	26d	1	0.39mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,949	$2.61	1d	1	0.45mi
2980 Crosley Dr E Unit F West Palm Beach, FL	2.0	1.0	829	$1,575	$1.90	1d	1	0.54mi
6061 10th Ave N #242 Greenacres, FL	2.0	2.0	855	$2,000	$2.34	6d	1	0.56mi
6031 10th Ave N #219 Greenacres, FL	3.0	2.0	1078	$2,400	$2.23	6d	1	0.57mi
6023 10th Ave N #114 Greenacres, FL	2.0	2.0	1050	$2,000	$1.90	0d	1	0.62mi
5775 Fernley Dr W #131 West Palm Beach, FL	2.0	2.0	1072	$2,000	$1.87	13d	1	0.65mi
3045 Jackson Ave Greenacres, FL	2.0	1.0	900	$1,775	$1.97	26d	1	0.65mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	26d	1	0.66mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	26d	1	0.67mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	19d	1	0.68mi
2783 Dudley Dr E Unit D West Palm Beach, FL	2.0	2.0	910	$1,650	$1.81	18d	1	0.68mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	26d	1	0.71mi
5443 Cresthaven Blvd Unit F West Palm Beach, FL	2.0	2.0	910	$1,550	$1.70	4d	1	0.73mi
4904 Dillon St Unit C Greenacres, FL	1.0	1.0	699	$1,450	$2.07	26d	1	0.73mi
6170 Dodd Rd Unit The Greenacres, FL	2.0	2.0	1000	$2,600	$2.60	26d	1	0.74mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	26d	1	0.76mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	18d	1	0.76mi
826 Sky Pine Way Greenacres, FL	2.0–3.0	2.0	1304	$1,800	$1.38	0d	2	0.76mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	22d	1	0.76mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	16d	1	0.78mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	4d	1	0.78mi
2731 Barkley Dr W Unit B West Palm Beach, FL	2.0	2.0	895	$1,800	$2.01	26d	1	0.79mi
2625 Emory Dr W Unit F West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	26d	1	0.80mi
629 Sea Pine Way Unit D3 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	24d	1	0.80mi
4191 S 57th Ave Unit H Greenacres, FL	2.0	2.0	847	$1,750	$2.07	26d	1	0.80mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	9d	1	0.80mi
4181 S 57th Ave Unit D Greenacres, FL	2.0	2.0	847	$1,850	$2.18	26d	1	0.81mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	4d	1	0.83mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,750	$1.96	26d	1	0.83mi
628 Sea Pine Way Unit A2 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	18d	1	0.84mi
4205 S 57th Ave Unit G Greenacres, FL	2.0	2.0	1046	$1,900	$1.82	26d	1	0.84mi
812 Sky Pine Way Greenacres, FL	2.0	2.0	1064	$2,100	$1.97	26d	1	0.84mi
3750 Mil-Race Ct Unit 3769 Greenacres, FL	2.0	2.0	921	$2,350	$2.55	26d	1	0.86mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	26d	1	0.86mi
811 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1064	$1,550	$1.46	22d	1	0.86mi
3750 Mil Race Ct Unit 3774 Greenacres, FL	2.0	2.0	921	$2,100	$2.28	26d	1	0.87mi

HOA detail condo

• Monthly dues: $504 · $6,048/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-04-22
   status Pending
2. 2026-03-04
   price $135,000
3. 2026-01-27
   price $138,000
4. 2025-12-18
   price $144,900
5. 2025-11-25
   price $154,500
6. 2025-11-25
   price $15,450
7. 2025-10-13
   listed $159,600 Active
8. 2015-05-26
   soldstatus $45,000 Closed 93-char remark

   Show marketing remark (93 chars)

   2 bed 1 bath condo located on first floor. Nice +55 community. Large patio. Good opportunity.

9. 2015-05-07
   status Pending 93-char remark

   Show marketing remark (93 chars)

   2 bed 1 bath condo located on first floor. Nice +55 community. Large patio. Good opportunity.

10. 2015-04-14
    historical Contingent 93-char remark

    Show marketing remark (93 chars)

    2 bed 1 bath condo located on first floor. Nice +55 community. Large patio. Good opportunity.

11. 2015-04-10
    price $44,900 93-char remark

    Show marketing remark (93 chars)

    2 bed 1 bath condo located on first floor. Nice +55 community. Large patio. Good opportunity.

12. 2015-03-04
    listed $48,000 Active 93-char remark

    Show marketing remark (93 chars)

    2 bed 1 bath condo located on first floor. Nice +55 community. Large patio. Good opportunity.

13. 2012-11-30
    historical
14. 2012-04-04
    listed $26,000
15. 1987-08-01
    soldstatus $42,000
16. 1980-04-01
    soldstatus $36,800

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$324/yr (+$27/mo · 40.7%)

ⓘ 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 · 24 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: $23,466
• − Mortgage interest: −$7,562
• − Property taxes: −$796
• − Insurance: −$675
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − HOA: −$6,048
• − Depreciation: −$3,927
• Taxable income: $703
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $2,355/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

+266.8% since first listed

16 events — show timeline

• 2026-04-22 Pending — MARMLS
• 2026-03-04 Price Changed $135,000 MARMLS
• 2026-01-27 Price Changed $138,000 MARMLS
• 2025-12-18 Price Changed $144,900 MARMLS
• 2025-11-25 Price Changed $154,500 MARMLS
• 2025-11-25 Price Changed $15,450 MARMLS
• 2025-10-13 Listed $159,600 MARMLS
• 2015-05-26 Sold (MLS) $45,000 Beaches MLS
• 2015-05-07 Pending — Beaches MLS
• 2015-04-14 Contingent — Beaches MLS
• 2015-04-10 Price Changed $44,900 Beaches MLS
• 2015-03-04 Listed $48,000 Beaches MLS
• 2012-11-30 Listing Removed — Beaches MLS
• 2012-04-04 Listed $26,000 Beaches MLS
• 1987-08-01 Sold (Public Records) $42,000 Public Records
• 1980-04-01 Sold (Public Records) $36,800 Public Records

Property tax history

+12.3%/yr

Latest (2025): $796 · +2.9% YoY. Source: county tax records.