2100 Springdale Blvd Unit Y-303 · Palm Springs, FL 33461

$179,500

2 bd · 1.5 ba · 880 sqft · Condo · 68 Days on market

Built 1985 Good condition $380/mo HOA · 19% of rent

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Key facts

• $380 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Association: VILLAGE GREEN NO 4 COND; Monthly HOA fee of $380; HOA covers insurance, internet, sewer, trash, and pool service; Community amenities: clubhouse, elevator(s), fitness center, game room, picnic area, playground, parking, pool, sauna, internet included, library; Pets allowed (cats and dogs; restrictions possible)

Exterior

• Parking: Open asphalt parking with guest spaces (1 total assigned)
• Security: Association-managed security features
• Utilities: Public water; Public sewer; Other utilities; Appliances and HVAC include some energy-efficient features
• Home design: Condominium; Resale condition; North-facing; 3 stories total; Ground-level entry (main level living areas)
• Construction: CBS construction; Shingle roof; Foundation details: see remarks
• Exterior features: Gazebo and other outbuildings; Other fencing; Asphalt road frontage; Not waterfront

Interior

• Kitchen: Electric cooktop; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Disposal, Electric Range, Microwave, Refrigerator, Electric Cooktop; French doors; Blinds and other window coverings
• Laundry & utility: Washer and dryer hookups inside (laundry closet / laundry room on main level); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-24 ($-287/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (1.9% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#297 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); Palm Springs Middle School (math 27% / reading 38%, grade F, #443 of 571 statewide, top 78%, 1,521 students, 72% 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 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% 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 soft (-2.5%/yr); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 39% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k 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 68 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• 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 $168,730 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.13% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 7.4

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: -21.6%
• Equity multiple: 0.28×
• Total profit: $-36,266
• Equity at exit: $26,764

10-year hold

• IRR: -29.3%
• Equity multiple: -0.10×
• Total profit: $-55,355
• Equity at exit: $15,520

Cash invested: $50,260 (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 33461

• Rents YoY: -2.5%
• Active inventory: 276
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$941
• Tax est. 1.5%: −$224 /mo · $2,692/yr
• Insurance: −$75
• HOA: −$380
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-24

Break-even live

Break-even rent $2,051

Max offer price $176,045

Occupancy floor 96%

Sensitivity live

Price	-10% $100	-5% $38	+0% $-24	+5% $-86	+10% $-148
Rent	-10% $-184	-5% $-104	+0% $-24	+5% $56	+10% $136
Rate	-1.0pp $67	-0.5pp $22	base $-24	+0.5pp $-70	+1.0pp $-118

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 Springdale Blvd #214 Palm Springs, FL	1.0	1.5	756	$1,550	$2.05	4d	1	0.07mi
555 Kirk Rd Palm Springs, FL	2.0	2.0	875	$3,194	$3.65	23d	1	0.13mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	670	$2,352	$3.51	15d	1	0.13mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	625	$2,268	$3.63	9d	1	0.13mi
555 Kirk Rd Palm Springs, FL	2.0	2.0	875	$2,749	$3.14	14d	1	0.13mi
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	7d	1	0.26mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,850	$2.50	26d	2	0.28mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.5	800	$1,850	$2.31	18d	2	0.28mi
500 Village Green Cir W #107 Palm Springs, FL	2.0	1.5	836	$1,850	$2.21	23d	1	0.28mi
500 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	3d	1	0.28mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,375	$2.50	23d	1	0.31mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,450	$2.64	26d	1	0.31mi
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	5d	1	0.32mi
700 Village Green Ct Palm Springs, FL	1.0–2.0	1.5	796	$1,800	$2.26	3d	3	0.35mi
484 Springdale Cir Unit 48d Palm Springs, FL	2.0	2.0	1102	$2,100	$1.91	18d	1	0.37mi
400 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	26d	1	0.37mi
441 San Mateo Dr Palm Springs, FL	3.0	2.0	1092	$3,000	$2.75	26d	1	0.43mi
300 Bonnie Blvd #144 Palm Springs, FL	1.0	1.0	702	$1,350	$1.92	26d	1	0.46mi
502 Davis Rd Palm Springs, FL	2.0	1.0–2.0	878	$1,675	$1.91	7d	2	0.47mi
506 Davis Rd Unit 6 Palm Springs, FL	2.0	2.0	958	$1,700	$1.77	26d	1	0.47mi
504 Davis Rd #96 Palm Springs, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	0.49mi
500 Bonnie Blvd #165 Palm Springs, FL	1.0	1.5	782	$1,350	$1.73	26d	1	0.50mi
200 Bonnie Blvd #132 Palm Springs, FL	1.0	1.0	577	$1,500	$2.60	23d	1	0.51mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	9d	1	0.52mi
247 Cypress Ln Unit 246-C06 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	26d	1	0.53mi
247 Cypress Ln Unit 246-C12 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	7d	1	0.53mi
701 Lori Dr #204 Palm Springs, FL	2.0	2.0	994	$1,700	$1.71	26d	1	0.54mi
246 Cypress Ln Lake Worth Beach, FL	1.0–2.0	1.0	850	$1,750	$2.06	26d	2	0.54mi
240 Alemeda Dr Palm Springs, FL	1.0–2.0	1.0–2.0	825	$1,850	$2.24	26d	3	0.55mi
4098 Linda Ln West Palm Beach, FL	2.0	1.0	860	$2,465	$2.87	26d	1	0.63mi
225 Bonnie Blvd Palm Springs, FL	1.0–2.0	1.5–2.0	944	$1,850	$1.96	26d	2	0.66mi
225 Bonnie Blvd #116 Palm Springs, FL	2.0	2.0	988	$1,850	$1.87	20d	1	0.66mi
4591 Purdy Ln Unit 1 West Palm Beach, FL	2.0	1.0	900	$2,350	$2.61	26d	1	0.67mi
4591 Purdy Ln Unit 2 West Palm Beach, FL	3.0	2.0	850	$3,000	$3.53	26d	1	0.68mi
2785 Reo Ln Unit 2 Lake Worth Beach, FL	2.0	1.0	884	$2,300	$2.60	26d	1	0.68mi
2085 S Congress Ave Palm Springs, FL	1.0–3.0	1.0–2.0	963	$2,595	$2.69	0d	12	0.87mi
2255 Ida Way West Palm Beach, FL	2.0	2.0	948	$2,200	$2.32	26d	1	0.89mi
220 Henthorne Dr Palm Springs, FL	1.0–2.0	1.5–2.0	900	$1,850	$2.06	26d	4	1.14mi
100 Rex Ave Palm Springs, FL	2.0	2.0	1000	$1,850	$1.85	26d	3	1.18mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	26d	1	1.21mi

HOA detail condo

• Monthly dues: $380 · $4,560/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $179,500 Active 68 DOM
2. 2026-06-18
   days on market $179,500 Active 65 DOM
3. 2026-06-17
   days on market $179,500 Active 64 DOM
4. 2026-06-16
   days on market $179,500 Active 63 DOM
5. 2026-06-15
   days on market $179,500 Active 62 DOM
6. 2026-06-13
   days on market $179,500 Active 60 DOM
7. 2026-06-09
   days on market $179,500 Active 56 DOM
8. 2026-06-08
   days on market $179,500 Active 55 DOM
9. 2026-06-07
   days on market $179,500 Active 54 DOM
10. 2026-06-04
    days on market $179,500 Active 51 DOM
11. 2026-06-03
    days on market $179,500 Active 50 DOM
12. 2026-06-02
    days on market $179,500 Active 49 DOM
13. 2026-06-01
    days on market $179,500 Active 48 DOM
14. 2026-05-31
    days on market $179,500 Active 47 DOM
15. 2026-04-14
    listed $185,000 Active
16. 2024-08-23
    historical $1,950
17. 2024-08-09
    listed $1,950
18. 2024-06-17
    historical $1,950
19. 2024-05-08
    historical $1,950
20. 2024-05-03
    listed $1,950
21. 2024-04-08
    listed $1,650
22. 2024-03-03
    historical $1,650
23. 2024-02-27
    listed $1,650
24. 2023-10-24
    historical $1,795
25. 2023-10-06
    price $1,795
26. 2023-09-24
    listed $1,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $24,252
• − Mortgage interest: −$10,055
• − Property taxes: −$2,692
• − Insurance: −$898
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − HOA: −$4,560
• − Depreciation: −$5,222
• Taxable loss: −$3,055
• Est. tax savings @ 24.0%: +$733
• After-tax cash flow: $447/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained condo is move-in ready with modern amenities and a good condition score.

Value-add opportunities

• Both Painting exterior walls — Enhances curb appeal and resale value
• Both Upgrading window treatments — Improves energy efficiency and aesthetics
• Both Adding smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior walls — Enhances curb appeal and resale value ↑
• Both Upgrading window treatments — Improves energy efficiency and aesthetics ↑
• Both Adding smart home features — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Palm Springs

• Score: 73/100
• State rank: #297
• US rank: #5045

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D+ Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, FL
• County: Palm Beach County · 1,438,312 people
• City population: 49,443
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 49,443
• Household income: $61,963
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2663.0

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: Hispanic / Latino 59% Two or more races 26% White 20% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 6% Cuban 16% Dominican 2%
• Common ancestry: Hispanic 9% Romanian 1% Lithuanian 1%
• Foreign-born: 52% · Canada, Jamaica
• Languages at home: 31% English-only · Spanish 54% French/Haitian/Cajun 10% 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: ▼ -269.03%
• Current HPI: 493.0041
• Rent YoY: ▼ -2.47%
• 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

+9636.8% since first listed

12 events — show timeline

• 2026-04-14 Listed $185,000 Beaches MLS
• 2024-08-23 Rental Removed $1,950 RMLSFL
• 2024-08-09 Listed for Rent $1,950 RMLSFL
• 2024-06-17 Rental Removed $1,950 RMLSFL
• 2024-05-08 Rental Removed $1,950 RMLSFL
• 2024-05-03 Listed for Rent $1,950 RMLSFL
• 2024-04-08 Listed for Rent $1,650 RMLSFL
• 2024-03-03 Rental Removed $1,650 RMLSFL
• 2024-02-27 Listed for Rent $1,650 RMLSFL
• 2023-10-24 Rental Removed $1,795 RMLSFL
• 2023-10-06 Price Changed $1,795 RMLSFL
• 2023-09-24 Listed for Rent $1,900 RMLSFL