2739 Dudley Dr W Unit C · Greenacres, FL 33415

$89,000

1 bd · 1.5 ba · 716 sqft · Condo public records · 58 Days on market

Built 1973 $409/mo HOA · 27% 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 +21.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

Handyman special priced to sell. This 1-bedroom, 1-bath condo offers a great opportunity to renovate and customize to your taste. Located in a desirable and well-maintained 55+ community with a convenient location close to shopping, dining, and major roadways. Easy to show. Community requirements include minimum $30,000 annual income and 700+ credit score. No rentals permitted during the first 12 months of ownership. Ideal for buyers looking for value and potential. central a/c needs to be install already has a quote for $7k seller wants to split the fee with buyer.

Key facts

• $409 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets are not allowed
• HOA & community: Association present; Monthly HOA fee; HOA includes cable TV, sewer, trash and water; On-site amenities: laundry, parking, pool, shuffleboard court; Senior community

Exterior

• Parking: Detached carport; Attached carport; Open parking; One parking space total
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Cable available; Water service available
• Home design: Condominium; One story; Resale property; Faces east
• Construction: Stucco, CBS, and stone construction; Concrete and shingle roof; Built as one-story (year built not provided)
• Exterior features: Not waterfront

Interior

• Kitchen: Refrigerator; Electric cooktop; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heat pump heating; Window/wall heating; Ductless cooling; Heat pump cooling; Wall/window unit(s) for cooling
• Interior features: No notable built-in interior features listed
• Laundry & utility: Laundry room; Shared/common laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% 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: Clifford O Taylor/Kirklane Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 1,230 students, 80% 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 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-21 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 soft (-1.6%/yr); 314 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 58 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $89k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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: 1.68% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 4.9

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: -11.5%
• Equity multiple: 0.60×
• Total profit: $-9,907
• Equity at exit: $13,270

10-year hold

• IRR: -11.4%
• Equity multiple: 0.47×
• Total profit: $-13,328
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$467
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$37
• HOA: −$409
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $135

Break-even live

Break-even rent $1,327

Max offer price $89,000

Occupancy floor 86%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	24d	1	0.08mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	7d	1	0.10mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	17d	1	0.21mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	24d	1	0.22mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	24d	1	0.27mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	24d	1	0.28mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	24d	1	0.29mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	16d	1	0.56mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	20d	1	0.56mi
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	24d	1	0.65mi
2550 Lakehaven Rd West Palm Beach, FL	1.0	1.0	400	$1,500	$3.75	24d	1	0.65mi
2206 Laurel Way West Palm Beach, FL	1.0–3.0	1.0–2.0	850	$1,700	$2.00	24d	3	0.73mi
4904 Dillon St Unit C Greenacres, FL	1.0	1.0	699	$1,450	$2.07	24d	1	1.06mi
6100 Forest Hill Blvd #105 West Palm Beach, FL	2.0	1.0	728	$2,100	$2.88	24d	1	1.08mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	20d	1	1.08mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	7d	1	1.08mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,974	$2.64	7d	1	1.11mi
6054 Forest Hill Blvd #102 West Palm Beach, FL	2.0	1.0	728	$1,800	$2.47	24d	1	1.12mi
6106 Forest Hill Blvd West Palm Beach, FL	2.0	1.0	728	$1,900	$2.61	24d	2	1.12mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	7d	1	1.12mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,660	$1.87	24d	2	1.18mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,400	$1.89	24d	2	1.40mi
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	3d	1	1.41mi
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	5d	1	1.43mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	24d	1	1.49mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	7d	1	1.49mi

HOA detail condo

• Monthly dues: $409 · $4,908/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $89,000 Active 58 DOM
2. 2026-06-17
   days on market $89,000 Active 57 DOM
3. 2026-06-16
   days on market $89,000 Active 56 DOM
4. 2026-06-15
   days on market $89,000 Active 55 DOM
5. 2026-06-13
   days on market $89,000 Active 53 DOM
6. 2026-06-09
   days on market $89,000 Active 49 DOM
7. 2026-06-08
   days on market $89,000 Active 48 DOM
8. 2026-06-07
   days on market $89,000 Active 47 DOM
9. 2026-06-04
   days on market $89,000 Active 44 DOM
10. 2026-06-03
    days on market $89,000 Active 43 DOM
11. 2026-06-02
    days on market $89,000 Active 42 DOM
12. 2026-06-01
    days on market $89,000 Active 41 DOM
13. 2026-05-31
    days on market $89,000 Active 40 DOM
14. 2026-05-13
    price $89,000
15. 2026-04-21
    listed $78,000 Active
16. 2026-03-21
    historical
17. 2026-01-10
    price $79,000
18. 2025-03-23
    listed $80,000 Active
19. 2025-03-04
    historical
20. 2025-01-10
    historical Active Under Contract
21. 2024-12-31
    price $79,000
22. 2024-10-30
    price $99,000
23. 2024-10-08
    listed $107,000 Active
24. 2024-10-08
    historical
25. 2024-10-07
    historical
26. 2024-10-01
    listed $107,000 Active
27. 2024-04-18
    historical
28. 2024-02-08
    status Active
29. 2023-09-17
    historical
30. 2023-09-13
    listed $121,900 Active
31. 2020-10-15
    soldstatus $30,000
32. 2020-10-01
    soldstatus $30,000 Closed
33. 2020-05-09
    historical Contingent
34. 2020-05-01
    listed $30,000 Active
35. 2008-12-19
    soldstatus $34,500
36. 2008-11-24
    historical
37. 2008-03-08
    listed $39,900
38. 1979-01-01
    soldstatus $29,000

ⓘ 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: $1,629 · $136/mo
• Projected year-2 tax: $1,629 · $136/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 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $17,983
• − Mortgage interest: −$4,985
• − Property taxes: −$1,629
• − Insurance: −$445
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − HOA: −$4,908
• − Depreciation: −$2,589
• Taxable income: $549
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $1,492/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

+206.9% since first listed

25 events — show timeline

• 2026-05-13 Price Changed $89,000 Beaches MLS
• 2026-04-21 Listed $78,000 Beaches MLS
• 2026-03-21 Listing Removed — Beaches MLS
• 2026-01-10 Price Changed $79,000 Beaches MLS
• 2025-03-23 Listed $80,000 Beaches MLS
• 2025-03-04 Listing Removed — Beaches MLS
• 2025-01-10 Contingent — Beaches MLS
• 2024-12-31 Price Changed $79,000 Beaches MLS
• 2024-10-30 Price Changed $99,000 Beaches MLS
• 2024-10-08 Listed $107,000 Beaches MLS
• 2024-10-08 Coming Soon — Beaches MLS
• 2024-10-07 Listing Removed — Beaches MLS
• 2024-10-01 Listed $107,000 Beaches MLS
• 2024-04-18 Listing Removed — Beaches MLS
• 2024-02-08 Relisted — Beaches MLS
• 2023-09-17 Listing Removed — Beaches MLS
• 2023-09-13 Listed $121,900 Beaches MLS
• 2020-10-15 Sold (Public Records) $30,000 Public Records
• 2020-10-01 Sold (MLS) $30,000 Beaches MLS
• 2020-05-09 Contingent — Beaches MLS
• 2020-05-01 Listed $30,000 Beaches MLS
• 2008-12-19 Sold (MLS) $34,500 Beaches MLS
• 2008-11-24 Listing Removed — Beaches MLS
• 2008-03-08 Listed $39,900 Beaches MLS
• 1979-01-01 Sold (Public Records) $29,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,629 · +0.7% YoY. Source: county tax records.