170 Amherst Ln · Greenacres, FL 33467

$132,900

1 bd · 1.5 ba · 1,024 sqft · Condo public records · 209 Days on market

Built 1983 $566/mo HOA · 28% 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 +18.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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

Welcome to your new home in the desirable Covered Bridge community! This 2-bedroom, 2-bathroom condo offers 1,024 square feet of comfortable living space and incredible value. Inside, you'll find a well-designed layout ideal for everyday living. Enjoy the spacious enclosed patio overlooking a serene garden — perfect for relaxing or entertaining. Added peace of mind comes with a brand-new roof (2023), and the seller will cover the roof assessment at closing. The monthly maintenance fee conveniently includes water, cable, and internet. Live an active and enjoyable lifestyle with exceptional community amenities, including a pool, gym, tennis courts, pickleball, billiards, an activity roo

Key facts

• Community amenities
• Brand-new roof
• Pool

Tags

• ENCLOSED PATIO
• SERENE GARDEN
• BRAND-NEW ROOF
• COMMUNITY AMENITIES
• POOL
• GYM

Property features AI

Finance

• Other: Pets allowed (with possible restrictions and limits)
• HOA & community: Community amenities include billiard room, clubhouse, fitness center, jogging path, pool, shuffleboard court, tennis courts, manager on site, community room, internet included, library, pickleball courts, and sidewalks; Monthly association fee (HOA) of 566; HOA fee covers cable TV, insurance, grounds maintenance, sewer, trash, and common areas; Senior community

Exterior

• Parking: Assigned parking; 1 open parking space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium villa; Single-story; Faces southwest; Resale
• Construction: Built with CBS (concrete block construction)
• Exterior features: Screened patio; Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closets; Dome kitchen
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $133k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $117k (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 (-0.4%/yr); 665 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); 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 $919 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 209 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $133k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $116,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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: 1.53% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 5.4

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: -14.9%
• Equity multiple: 0.49×
• Total profit: $-18,999
• Equity at exit: $19,816

10-year hold

• IRR: -17.1%
• Equity multiple: 0.26×
• Total profit: $-27,616
• Equity at exit: $11,491

Cash invested: $37,212 (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: 665
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,037 high
• Mortgage (P&I): −$697
• Tax from tax record: −$163 /mo · $1,958/yr
• Insurance: −$55
• HOA: −$566
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $128

Break-even live

Break-even rent $1,875

Max offer price $132,900

Occupancy floor 89%

Sensitivity live

Price	-10% $203	-5% $165	+0% $128	+5% $90	+10% $52
Rent	-10% $-33	-5% $47	+0% $128	+5% $208	+10% $289
Rate	-1.0pp $195	-0.5pp $161	base $128	+0.5pp $93	+1.0pp $58

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	25d	1	0.02mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	25d	1	0.02mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	25d	1	0.08mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	25d	1	0.18mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	17d	1	0.24mi
3593 Birdie Dr #103 Lake Worth, FL	1.0	1.5	824	$1,600	$1.94	25d	1	0.24mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,800	$1.47	0d	1	0.28mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	25d	1	0.39mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	18d	2	0.40mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	11d	1	0.40mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	25d	1	0.40mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	14d	1	0.41mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	23d	1	0.41mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	16d	1	0.41mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,600	$1.88	25d	1	0.43mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	25d	1	0.44mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	25d	1	0.51mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	8d	1	0.58mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	21d	1	0.58mi
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	25d	1	0.65mi
7831 Willow Spring Dr #524 Lake Worth, FL	2.0	2.0	1360	$2,000	$1.47	25d	1	0.70mi
3258 Jog Park Dr Greenacres, FL	2.0	2.0	1415	$2,300	$1.63	25d	1	0.72mi
7844 Willow Spring Dr #1715 Lake Worth, FL	2.0	2.0	1360	$1,950	$1.43	6d	1	0.72mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,750	$1.86	21d	1	0.74mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,675	$1.78	6d	1	0.74mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	18d	1	0.75mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	25d	1	0.75mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	18d	1	0.79mi
7879 Willow Spring Dr #913 Lake Worth, FL	2.0	2.0	1360	$1,800	$1.32	0d	1	0.81mi
7879 Willow Spring Dr #923 Lake Worth, FL	2.0	2.0	1360	$1,800	$1.32	25d	1	0.81mi
4363 Trevi Ct #203 Lake Worth, FL	1.0	1.5	761	$1,650	$2.17	25d	1	0.85mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	25d	1	0.88mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	3d	1	0.88mi
4120 Tivoli Ct #305 Lake Worth, FL	1.0	1.0	704	$1,750	$2.49	25d	1	0.89mi
4100 Tivoli Ct #104 Lake Worth, FL	1.0	1.0	780	$1,600	$2.05	25d	1	0.89mi
4345 Trevi Ct #204 Lake Worth, FL	2.0	2.0	1005	$2,100	$2.09	21d	1	0.93mi
4211 Turnberry Cir #501 Lake Worth, FL	2.0	2.5	1405	$2,500	$1.78	0d	1	0.97mi
4230 Deste Ct Unit 305 Greenacres, FL	1.0	1.0	716	$1,900	$2.65	6d	1	0.99mi
4284 Deste Ct #304 Greenacres, FL	1.0	1.0	716	$2,200	$3.07	17d	1	1.01mi
4236 Deste Ct #108 Greenacres, FL	1.0	1.0	716	$1,800	$2.51	18d	1	1.04mi

HOA detail condo

• Monthly dues: $566 · $6,792/yr
• Likely covers: waterinternetcablepoolgym
• ⚠ Special-assessment mentions:

  …for relaxing or entertaining. Added peace of mind comes with a brand-new roof (2023), and the seller will cover the roof assessment at closing. The monthly maintenance fee conveniently includes water, cable, and internet. Live an active and enjoyable…

Listing history 18 events

1. 2026-06-21
   days on market $132,900 Active 209 DOM
2. 2026-06-18
   days on market $132,900 Active 206 DOM
3. 2026-06-17
   days on market $132,900 Active 205 DOM
4. 2026-06-16
   days on market $132,900 Active 204 DOM
5. 2026-06-15
   days on market $132,900 Active 203 DOM
6. 2026-06-13
   days on market $132,900 Active 201 DOM
7. 2026-06-09
   days on market $132,900 Active 197 DOM
8. 2026-06-07
   days on market $132,900 Active 195 DOM
9. 2026-06-04
   days on market $132,900 Active 192 DOM
10. 2026-06-03
    days on market $132,900 Active 191 DOM
11. 2026-06-01
    days on market $132,900 Active 189 DOM
12. 2026-05-31
    days on market $132,900 Active 188 DOM
13. 2026-05-22
    price $132,900
14. 2026-04-13
    price $134,900
15. 2026-01-16
    status Active
16. 2025-12-05
    historical Active Under Contract
17. 2025-11-23
    listed $139,900 Active
18. 1986-06-01
    soldstatus $42,000

ⓘ 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: $1,958 · $163/mo
• Projected year-2 tax: $1,958 · $163/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: $24,443
• − Mortgage interest: −$7,444
• − Property taxes: −$1,958
• − Insurance: −$664
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − HOA: −$6,792
• − Depreciation: −$3,866
• Taxable loss: −$194
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,578/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

+216.4% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $132,900 Beaches MLS
• 2026-04-13 Price Changed $134,900 Beaches MLS
• 2026-01-16 Relisted — Beaches MLS
• 2025-12-05 Contingent — Beaches MLS
• 2025-11-23 Listed $139,900 Beaches MLS
• 1986-06-01 Sold (Public Records) $42,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,958 · -0.4% YoY. Source: county tax records.