3146 Via Poinciana Via Poinciana #414 · Greenacres, FL 33467

$135,000

2 bd · 2.0 ba · 1,080 sqft · Condo public records · 89 Days on market

Built 1990 $636/mo HOA · 31% 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 +15.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 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 MLS

This lovely apartment is in excellent condition and has everything you are looking for in retirement living in lovely South Florida. This property will sell fast at this very low price. Don't miss out!

Key facts

• Open layout
• Peaceful views
• Top-floor unit

Tags

• TOP-FLOOR UNIT
• PRIVATE SCREENED BALCONY
• OPEN LAYOUT
• ABUNDANT NATURAL LIGHT
• PEACEFUL VIEWS

Property features AI

Finance

• HOA & community: Association: Fountain View at Poinciana; Monthly HOA fee of $636; HOA includes cable TV, water, hot water, elevator, pool service, maintenance (grounds & structure), and common area upkeep; Association amenities include clubhouse, elevator(s), laundry, picnic area, parking, pool, internet included, sidewalks, maintenance, and recreation facilities; Pet friendly (restrictions possible); Senior community

Exterior

• Parking: Assigned parking (1 space); No carport
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium; Resale unit; Fourth-floor building (unit in a 4-story building); Facing west; Accessible elevator installed
• Construction: Block construction; Other-style roof; Building constructed as part of address 3146
• Exterior features: Waterfront community; Pool; Picnic area; Sidewalks; Common areas

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Foyer entrance; Walk-in closet(s); Split bedroom layout
• Laundry & utility: Laundry inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $59 ($708/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: $127k (6.0% 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); 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 89 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $135k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• 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: -18.7%
• Equity multiple: 0.37×
• Total profit: $-23,753
• Equity at exit: $20,129

10-year hold

• IRR: -27.6%
• Equity multiple: 0.01×
• Total profit: $-37,538
• 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 33467

• Rents YoY: -0.4%
• Active inventory: 651
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$708
• Tax from tax record: −$175 /mo · $2,095/yr
• Insurance: −$56
• HOA: −$636
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $59

Break-even live

Break-even rent $1,993

Max offer price $135,000

Occupancy floor 92%

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
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	20d	1	0.02mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	24d	1	0.06mi
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	24d	1	0.09mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	10d	1	0.16mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	24d	1	0.16mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	17d	2	0.16mi
3258 Jog Park Dr Greenacres, FL	2.0	2.0	1415	$2,300	$1.63	24d	1	0.22mi
3043 Grandiflora Dr Lake Worth, FL	3.0	2.0	1316	$2,700	$2.05	12d	1	0.27mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,850	$1.51	24d	1	0.28mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	17d	1	0.36mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	24d	1	0.39mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	2d	1	0.39mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,600	$1.88	24d	1	0.45mi
3593 Birdie Dr #103 Lake Worth, FL	1.0	1.5	824	$1,600	$1.94	24d	1	0.53mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	24d	1	0.56mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	24d	1	0.57mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	24d	1	0.57mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	22d	1	0.58mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	13d	1	0.58mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,925	$2.17	24d	2	0.58mi
720 Sunny Pine Way Unit G1 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	19d	1	0.60mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	5d	1	0.64mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	20d	1	0.64mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	24d	1	0.67mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	24d	1	0.68mi
724 Sunny Pine Way Unit D2 Greenacres, FL	2.0	2.0	1111	$1,950	$1.76	24d	1	0.71mi
726 Sunny Pine Way Unit B2 Greenacres, FL	3.0	2.0	1254	$2,200	$1.75	4d	1	0.73mi
712 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$2,150	$2.01	24d	1	0.74mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	7d	1	0.74mi
703 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$1,900	$1.78	24d	2	0.75mi
504 Shady Pine Way Unit 2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	24d	1	0.78mi
6273 Tall Cypress Cir Greenacres, FL	3.0	2.0	1360	$2,400	$1.76	24d	1	0.79mi
502 Shady Pine Way Unit D2 Greenacres, FL	2.0	1.0	991	$1,950	$1.97	24d	1	0.81mi
812 Sky Pine Way Greenacres, FL	2.0	2.0	1064	$2,100	$1.97	24d	1	0.82mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	15d	1	0.83mi
811 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1064	$1,550	$1.46	20d	1	0.84mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,500	$1.89	18d	1	0.84mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,475	$1.87	5d	1	0.84mi
703 Sunny Pine Way Unit G2 Greenacres, FL	2.0	2.0	1068	$2,000	$1.87	15d	1	0.85mi
6134 Seven Springs Blvd Unit 40d Greenacres, FL	3.0	3.0	1321	$2,400	$1.82	4d	1	0.85mi

HOA detail condo

• Monthly dues: $636 · $7,632/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $135,000 Active 89 DOM
2. 2026-06-17
   days on market $135,000 Active 88 DOM
3. 2026-06-16
   days on market $135,000 Active 87 DOM
4. 2026-06-15
   days on market $135,000 Active 86 DOM
5. 2026-06-13
   days on market $135,000 Active 84 DOM
6. 2026-06-09
   days on market $135,000 Active 80 DOM
7. 2026-06-08
   days on market $135,000 Active 79 DOM
8. 2026-06-07
   days on market $135,000 Active 78 DOM
9. 2026-06-04
   days on market $135,000 Active 75 DOM
10. 2026-06-03
    days on market $135,000 Active 74 DOM
11. 2026-06-02
    days on market $135,000 Active 73 DOM
12. 2026-06-01
    days on market $135,000 Active 72 DOM
13. 2026-05-31
    days on market $135,000 Active 71 DOM
14. 2026-05-05
    price $135,000
15. 2026-03-21
    listed $140,000 Active
16. 2011-11-11
    soldstatus $40,000 201-char remark

    Show marketing remark (201 chars)

    This lovely apartment is in excellent condition and has everything you are looking for in retirement living in lovely South Florida. This property will sell fast at this very low price. Don't miss out!

17. 2011-10-01
    historical 201-char remark

    Show marketing remark (201 chars)

    This lovely apartment is in excellent condition and has everything you are looking for in retirement living in lovely South Florida. This property will sell fast at this very low price. Don't miss out!

18. 2011-08-16
    listed $41,900 201-char remark

    Show marketing remark (201 chars)

    This lovely apartment is in excellent condition and has everything you are looking for in retirement living in lovely South Florida. This property will sell fast at this very low price. Don't miss out!

19. 1990-04-05
    soldstatus $58,500

ⓘ 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: $2,095 · $175/mo
• Projected year-2 tax: $2,095 · $175/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 6 d/yr ≥106°F today · 22 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: $24,817
• − Mortgage interest: −$7,562
• − Property taxes: −$2,095
• − Insurance: −$675
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − HOA: −$7,632
• − Depreciation: −$3,927
• Taxable loss: −$1,045
• Est. tax savings @ 24.0%: +$251
• After-tax cash flow: $959/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

+130.8% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $135,000 Beaches MLS
• 2026-03-21 Listed $140,000 Beaches MLS
• 2011-11-11 Sold (MLS) $40,000 Beaches MLS
• 2011-10-01 Listing Removed — Beaches MLS
• 2011-08-16 Listed $41,900 Beaches MLS
• 1990-04-05 Sold (Public Records) $58,500 Public Records

Property tax history

+11.8%/yr

Latest (2025): $2,095 · -0.0% YoY. Source: county tax records.