6034 Forest Hill Blvd #107 · Greenacres, FL 33415

$120,000

1 bd · 1.0 ba · 616 sqft · Condo public records · 99 Days on market

Built 1980 $437/mo HOA · 24% 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 +20.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 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

Cozy, Upgraded Corner Condo - Perfect to Call Home!Welcome to this charming 1-bedroom corner unit in West Palm Beach -- perfect for peaceful living! Enjoy a remodeled kitchen, private in-unit laundry, and abundant natural light throughout. This quiet, well-kept community is just minutes from groceries, restaurants, and the beach. Whether you're downsizing, retiring, or buying your first place, this move-in-ready home offers comfort, convenience, and location.

Key facts

• Screened patio
• In-unit laundry
• Tennis courts

Tags

• FIRST-FLOOR CORNER UNIT
• UPDATED KITCHEN
• IN-UNIT LAUNDRY
• SCREENED PATIO
• POOL
• TENNIS COURTS

Property features AI

Finance

• HOA & community: Monthly HOA dues; Community amenities: basketball court, clubhouse, parking; HOA covers insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, reserve funds, roof repairs, recreation facilities, and pool service

Exterior

• Parking: Assigned parking; Guest parking
• Security: Other security features
• Utilities: Water service included in association; Sewer service included in association; Trash service included in association; Power available
• Home design: Condominium; Resale property; 2-story building; First-floor entry
• Construction: CBS construction
• Exterior features: First-floor entry; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Screened porch; Porch

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% 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); 314 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% 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 $830 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 99 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.51% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 5.5

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: -11.9%
• Equity multiple: 0.59×
• Total profit: $-13,909
• Equity at exit: $17,892

10-year hold

• IRR: -11.0%
• Equity multiple: 0.47×
• Total profit: $-17,843
• Equity at exit: $10,375

Cash invested: $33,600 (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: 314
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$629
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$50
• HOA: −$437
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $166

Break-even live

Break-even rent $1,602

Max offer price $120,000

Occupancy floor 86%

Sensitivity live

Price	-10% $234	-5% $200	+0% $166	+5% $132	+10% $98
Rent	-10% $23	-5% $94	+0% $166	+5% $237	+10% $309
Rate	-1.0pp $226	-0.5pp $196	base $166	+0.5pp $135	+1.0pp $103

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6106 Forest Hill Blvd West Palm Beach, FL	2.0	1.0	728	$1,900	$2.61	25d	2	0.01mi
6054 Forest Hill Blvd #102 West Palm Beach, FL	2.0	1.0	728	$1,800	$2.47	25d	1	0.01mi
6100 Forest Hill Blvd #105 West Palm Beach, FL	2.0	1.0	728	$2,100	$2.88	25d	1	0.16mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	21d	1	0.19mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	8d	1	0.19mi
2206 Laurel Way West Palm Beach, FL	1.0–3.0	1.0–2.0	850	$1,700	$2.00	25d	3	0.43mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	25d	1	0.86mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	25d	1	0.94mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	8d	1	1.02mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	18d	1	1.04mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	25d	1	1.17mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,660	$1.87	25d	2	1.22mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	25d	1	1.32mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	25d	1	1.36mi
2550 Lakehaven Rd West Palm Beach, FL	1.0	1.0	400	$1,500	$3.75	25d	1	1.45mi

HOA detail condo

• Monthly dues: $437 · $5,244/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 49 events

1. 2026-06-18
   days on market $120,000 Active 99 DOM
2. 2026-06-17
   days on market $120,000 Active 98 DOM
3. 2026-06-16
   days on market $120,000 Active 97 DOM
4. 2026-06-15
   days on market $120,000 Active 96 DOM
5. 2026-06-13
   days on market $120,000 Active 94 DOM
6. 2026-06-09
   days on market $120,000 Active 90 DOM
7. 2026-06-08
   days on market $120,000 Active 89 DOM
8. 2026-06-07
   days on market $120,000 Active 88 DOM
9. 2026-06-04
   days on market $120,000 Active 85 DOM
10. 2026-06-03
    days on market $120,000 Active 84 DOM
11. 2026-06-02
    days on market $120,000 Active 83 DOM
12. 2026-06-01
    days on market $120,000 Active 82 DOM
13. 2026-05-31
    days on market $120,000 Active 81 DOM
14. 2026-03-28
    price $120,000
15. 2026-02-11
    listed $130,000 Active
16. 2025-10-10
    soldstatus $97,000
17. 2025-10-06
    soldstatus $97,000 Closed 463-char remark

    Show marketing remark (463 chars)

    Cozy, Upgraded Corner Condo - Perfect to Call Home!Welcome to this charming 1-bedroom corner unit in West Palm Beach -- perfect for peaceful living! Enjoy a remodeled kitchen, private in-unit laundry, and abundant natural light throughout. This quiet, well-kept community is just minutes from groceries, restaurants, and the beach. Whether you're downsizing, retiring, or buying your first place, this move-in-ready home offers comfort, convenience, and location.

18. 2025-07-24
    listed $107,000 Active 463-char remark

    Show marketing remark (463 chars)

    Cozy, Upgraded Corner Condo - Perfect to Call Home!Welcome to this charming 1-bedroom corner unit in West Palm Beach -- perfect for peaceful living! Enjoy a remodeled kitchen, private in-unit laundry, and abundant natural light throughout. This quiet, well-kept community is just minutes from groceries, restaurants, and the beach. Whether you're downsizing, retiring, or buying your first place, this move-in-ready home offers comfort, convenience, and location.

19. 2021-02-12
    soldstatus $60,000 Closed 514-char remark

    Show marketing remark (514 chars)

    One of a kind ! 1 bedroom 1 bath FIRST FLOOR Corner unit on Forest Hill Building 6034. One of the few with WASHER and DRYER inside the unit. Very low HOA fee includes Water, basic cable as well as exterior maintenance. Plenty cabinets and shelves added. Lots of storage. New water heater-New Air conditioning condenser. Totally upgraded. Granite countertop. New cabinets. Porch with beautiful view of landscaping. Panel Hurricane shutters. . A must see !Double blinds in all windows. Unfurnished. NO FHA approved.

20. 2021-02-12
    soldstatus $60,000

    Show marketing remark (514 chars)

    One of a kind ! 1 bedroom 1 bath FIRST FLOOR Corner unit on Forest Hill Building 6034. One of the few with WASHER and DRYER inside the unit. Very low HOA fee includes Water, basic cable as well as exterior maintenance. Plenty cabinets and shelves added. Lots of storage. New water heater-New Air conditioning condenser. Totally upgraded. Granite countertop. New cabinets. Porch with beautiful view of landscaping. Panel Hurricane shutters. . A must see !Double blinds in all windows. Unfurnished. NO FHA approved.

21. 2021-01-15
    status Pending 514-char remark

    Show marketing remark (514 chars)

    One of a kind ! 1 bedroom 1 bath FIRST FLOOR Corner unit on Forest Hill Building 6034. One of the few with WASHER and DRYER inside the unit. Very low HOA fee includes Water, basic cable as well as exterior maintenance. Plenty cabinets and shelves added. Lots of storage. New water heater-New Air conditioning condenser. Totally upgraded. Granite countertop. New cabinets. Porch with beautiful view of landscaping. Panel Hurricane shutters. . A must see !Double blinds in all windows. Unfurnished. NO FHA approved.

22. 2020-11-02
    status Active 514-char remark

    Show marketing remark (514 chars)

    One of a kind ! 1 bedroom 1 bath FIRST FLOOR Corner unit on Forest Hill Building 6034. One of the few with WASHER and DRYER inside the unit. Very low HOA fee includes Water, basic cable as well as exterior maintenance. Plenty cabinets and shelves added. Lots of storage. New water heater-New Air conditioning condenser. Totally upgraded. Granite countertop. New cabinets. Porch with beautiful view of landscaping. Panel Hurricane shutters. . A must see !Double blinds in all windows. Unfurnished. NO FHA approved.

23. 2020-11-01
    historical Active Under Contract 514-char remark

    Show marketing remark (514 chars)

    One of a kind ! 1 bedroom 1 bath FIRST FLOOR Corner unit on Forest Hill Building 6034. One of the few with WASHER and DRYER inside the unit. Very low HOA fee includes Water, basic cable as well as exterior maintenance. Plenty cabinets and shelves added. Lots of storage. New water heater-New Air conditioning condenser. Totally upgraded. Granite countertop. New cabinets. Porch with beautiful view of landscaping. Panel Hurricane shutters. . A must see !Double blinds in all windows. Unfurnished. NO FHA approved.

24. 2020-07-19
    listed $77,900 Active 514-char remark

    Show marketing remark (514 chars)

    One of a kind ! 1 bedroom 1 bath FIRST FLOOR Corner unit on Forest Hill Building 6034. One of the few with WASHER and DRYER inside the unit. Very low HOA fee includes Water, basic cable as well as exterior maintenance. Plenty cabinets and shelves added. Lots of storage. New water heater-New Air conditioning condenser. Totally upgraded. Granite countertop. New cabinets. Porch with beautiful view of landscaping. Panel Hurricane shutters. . A must see !Double blinds in all windows. Unfurnished. NO FHA approved.

25. 2019-06-24
    soldstatus $50,000
26. 2019-06-21
    soldstatus $50,000 Closed
27. 2019-05-20
    status Pending
28. 2019-05-04
    historical Active Under Contract
29. 2019-04-29
    listed $55,000 Active
30. 2011-03-03
    historical
31. 2011-02-23
    soldstatus $15,000
32. 2011-01-29
    historical
33. 2010-12-02
    listed $14,900
34. 2009-03-05
    listed $14,900
35. 2005-03-15
    soldstatus $77,250
36. 2005-03-08
    soldstatus $77,250
37. 2005-03-07
    historical
38. 2005-01-11
    listed $75,000
39. 2002-06-28
    soldstatus $44,000
40. 2002-06-11
    soldstatus $44,000
41. 2002-05-15
    historical
42. 2002-04-19
    listed $46,000
43. 2000-02-02
    soldstatus $33,000
44. 2000-01-28
    soldstatus $33,000
45. 2000-01-06
    historical
46. 1999-08-23
    listed $34,900
47. 1997-08-29
    soldstatus $20,000
48. 1994-12-15
    soldstatus $21,800
49. 1989-03-13
    soldstatus $22,500

ⓘ 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: $1,788 · $149/mo
• Projected year-2 tax: $1,788 · $149/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,736
• − Mortgage interest: −$6,722
• − Property taxes: −$1,788
• − Insurance: −$600
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − HOA: −$5,244
• − Depreciation: −$3,491
• Taxable income: $413
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $1,888/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): 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

+433.3% since first listed

36 events — show timeline

• 2026-03-28 Price Changed $120,000 Beaches MLS
• 2026-02-11 Listed $130,000 Beaches MLS
• 2025-10-10 Sold (Public Records) $97,000 Public Records
• 2025-10-06 Sold (MLS) $97,000 Beaches MLS
• 2025-07-24 Listed $107,000 Beaches MLS
• 2021-02-12 Sold (Public Records) $60,000 Public Records
• 2021-02-12 Sold (MLS) $60,000 Beaches MLS
• 2021-01-15 Pending — Beaches MLS
• 2020-11-02 Relisted — Beaches MLS
• 2020-11-01 Contingent — Beaches MLS
• 2020-07-19 Listed $77,900 Beaches MLS
• 2019-06-24 Sold (Public Records) $50,000 Public Records
• 2019-06-21 Sold (MLS) $50,000 Beaches MLS
• 2019-05-20 Pending — Beaches MLS
• 2019-05-04 Contingent — Beaches MLS
• 2019-04-29 Listed $55,000 Beaches MLS
• 2011-03-03 Listing Removed — Beaches MLS
• 2011-02-23 Sold (MLS) $15,000 Beaches MLS
• 2011-01-29 Listing Removed — Beaches MLS
• 2010-12-02 Listed $14,900 Beaches MLS
• 2009-03-05 Listed $14,900 Beaches MLS
• 2005-03-15 Sold (Public Records) $77,250 Public Records
• 2005-03-08 Sold (MLS) $77,250 Beaches MLS
• 2005-03-07 Listing Removed — Beaches MLS
• 2005-01-11 Listed $75,000 Beaches MLS
• 2002-06-28 Sold (Public Records) $44,000 Public Records
• 2002-06-11 Sold (MLS) $44,000 Beaches MLS
• 2002-05-15 Listing Removed — Beaches MLS
• 2002-04-19 Listed $46,000 Beaches MLS
• 2000-02-02 Sold (Public Records) $33,000 Public Records
• 2000-01-28 Sold (MLS) $33,000 Beaches MLS
• 2000-01-06 Listing Removed — Beaches MLS
• 1999-08-23 Listed $34,900 Beaches MLS
• 1997-08-29 Sold (Public Records) $20,000 Public Records
• 1994-12-15 Sold (Public Records) $21,800 Public Records
• 1989-03-13 Sold (Public Records) $22,500 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,788 · +5.0% YoY. Source: county tax records.