320 Swain Blvd · Greenacres, FL 33463

$469,900

None bd · None ba · 1,152 sqft · MultiFamily · 59 Days on market

Built 1931 Fair condition 6,500 sqft lot

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

TOTAL OF 3 UNITS-A DUPLEX & SEPARATE 1 BEDROOM HOUSE.SEPARATE WATER & ELECT METERS- 5 WINDOW AIR UNITS, CITY WATER & SEPTIC- OFF STREET PARKING-SOLD AS IS WITH RIGHT TO INSPECT.NO FHA OR VA

Key facts

• 6,500 sq ft lot
• Built 1931
• Listed 59 days

Property features AI

Finance

• Financial info: 3 total units; Tenants pay electricity; Pets allowed with no restrictions; 3 units in the community

Exterior

• Utilities: Public water; Septic tank sewer; Three-phase electric; Cable available; Water available; Three separate electric meters; Three separate water meters
• Home design: Triplex; Single-story building; Resale property
• Construction: Frame and stucco construction
• Exterior features: No waterfront; None waterfront features; Composition roof

Interior

• Flooring: Ceramic tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile flooring; Single-hung metal windows

What this means for you Summary

Snapshot

• This is a multifamily listed at $470k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $470k).
• Recommended offer: $456k (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: Greenacres Elementary School (math 49% / reading 41%, grade D-, #1,271 of 2,144 statewide, top 60%, 721 students, 77% 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 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-16 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 rising (+1.3%/yr); 346 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $4,828/mo this rent would consume 78% of the median local household income ($74k/yr) (locally 1466% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 59 days — a 3% lower offer ($456k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $46k; list at $470k implies a 933% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $455,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.64×
• Total profit: $-47,955
• Equity at exit: $70,064

10-year hold

• IRR: -3.3%
• Equity multiple: 0.80×
• Total profit: $-26,647
• Equity at exit: $40,628

Cash invested: $131,572 (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 33463

• Home prices YoY: -30.9%
• Rents YoY: 1.3%
• Active inventory: 346
• Price-to-rent: 24.3×

Monthly cashflow live

• Estimated rent: $4,828 medium
• Mortgage (P&I): −$2,464
• Tax est. 1.5%: −$587 /mo · $7,048/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,014
• Net cashflow: $567

Break-even live

Break-even rent $4,111

Max offer price $469,900

Occupancy floor 83%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$4,827
Total (3 units)			$4,828

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: $117,475
• Closing costs: $14,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
261 Martin Ave Greenacres, FL	3.0	2.0	1339	$2,770	$2.07	21d	1	0.14mi
413 Martin Ave Greenacres, FL	3.0	2.0	1454	$3,000	$2.06	24d	1	0.16mi
3750 Mil-Race Ct Unit 3769 Greenacres, FL	2.0	2.0	921	$2,350	$2.55	24d	1	0.44mi
3750 Mil Race Ct Unit 3774 Greenacres, FL	2.0	2.0	921	$2,100	$2.28	24d	1	0.44mi
3769 Mil Race Ct Greenacres, FL	2.0	2.0	921	$2,250	$2.44	24d	1	0.45mi
3762 Mil Race Ct Greenacres, FL	3.0	2.0	921	$2,250	$2.44	24d	1	0.46mi
3774 Mil Race Ct Greenacres, FL	2.0	2.0	921	$2,100	$2.28	24d	1	0.48mi
342 Pine Ridge Cir Unit B2 Greenacres, FL	2.0	1.5	935	$2,200	$2.35	15d	1	0.51mi
5672 Biscayne Dr Greenacres, FL	2.0	2.0	1131	$2,300	$2.03	8d	1	0.52mi
3045 Jackson Ave Greenacres, FL	2.0	1.0	900	$1,775	$1.97	24d	1	0.57mi
704 Riverside Dr Greenacres, FL	2.0	2.5	1278	$1,950	$1.53	3d	1	0.61mi
2980 Crosley Dr E Unit F West Palm Beach, FL	2.0	1.0	829	$1,600	$1.93	24d	1	0.63mi
2305 Seaside Dr Greenacres, FL	2.0	2.5	1208	$2,000	$1.66	8d	1	0.65mi
3490 La Jardin Ct Unit B2 Greenacres, FL	1.0	1.0	780	$1,385	$1.78	3d	1	0.66mi
2404 Seaside Dr Greenacres, FL	2.0	2.5	1260	$2,350	$1.87	24d	1	0.66mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,974	$2.64	8d	1	0.72mi
3604 Inlet Cir Greenacres, FL	2.0	2.5	1274	$2,100	$1.65	24d	1	0.76mi
4901 Pier Dr Greenacres, FL	3.0	2.5	1260	$2,400	$1.90	22d	1	0.80mi
5971 La Pinata Blvd Unit B1 Greenacres, FL	2.0	1.0	920	$1,750	$1.90	24d	1	0.80mi
5443 Cresthaven Blvd Unit F West Palm Beach, FL	2.0	2.0	910	$1,550	$1.70	2d	1	0.82mi
4191 S 57th Ave Unit H Greenacres, FL	2.0	2.0	847	$1,750	$2.07	24d	1	0.82mi
4181 S 57th Ave Unit D Greenacres, FL	2.0	2.0	847	$1,850	$2.18	24d	1	0.83mi
2783 Dudley Dr E Unit D West Palm Beach, FL	2.0	2.0	910	$1,650	$1.81	17d	1	0.83mi
5780 Fernley Dr W #91 West Palm Beach, FL	2.0	2.0	1324	$2,000	$1.51	24d	1	0.85mi
4205 S 57th Ave Unit G Greenacres, FL	2.0	2.0	1046	$1,900	$1.82	24d	1	0.86mi
2731 Barkley Dr W Unit B West Palm Beach, FL	2.0	2.0	895	$1,800	$2.01	24d	1	0.87mi
6506 Dockside Cir Greenacres, FL	2.0	2.5	1226	$2,000	$1.63	8d	1	0.92mi
5725 Fernley Dr E #65 West Palm Beach, FL	2.0	2.0	1300	$1,575	$1.21	22d	1	0.92mi
3868 Patio Ct #5 Lake Worth, FL	3.0	2.5	1446	$2,850	$1.97	19d	1	0.95mi
6049 Olivewood Cir Greenacres, FL	2.0	2.0	1377	$2,200	$1.60	24d	1	0.95mi
4290 Lakewood Rd Unit 107 Lake Worth Beach, FL	2.0	2.0	1100	$2,200	$2.00	14d	1	0.96mi
4270 Lakewood Rd Unit 308 Lake Worth Beach, FL	3.0	2.0	1100	$2,350	$2.14	14d	1	0.96mi
4250 Lakewood Rd Unit 101 Lake Worth Beach, FL	2.0	2.0	1100	$2,150	$1.95	24d	1	0.97mi
6061 10th Ave N #242 Greenacres, FL	2.0	2.0	855	$2,000	$2.34	5d	1	0.99mi
6043 10th Ave N #130 Greenacres, FL	3.0	2.0	1500	$2,300	$1.53	24d	1	0.99mi
4260 Lakewood Rd Unit 302 Lake Worth Beach, FL	2.0	2.0	1100	$2,200	$2.00	14d	1	0.99mi
4260 Lakewood Rd Unit 206 Lake Worth Beach, FL	3.0	2.0	1100	$2,350	$2.14	14d	1	0.99mi
6031 10th Ave N #219 Greenacres, FL	3.0	2.0	1078	$2,400	$2.23	4d	1	1.00mi
120 S Price St Lake Worth Beach, FL	3.0	1.0	864	$2,725	$3.15	24d	1	1.00mi
6170 Dodd Rd Unit The Greenacres, FL	2.0	2.0	1000	$2,600	$2.60	24d	1	1.02mi

Listing history 20 events

1. 2026-06-18
   days on market $469,900 Active 59 DOM
2. 2026-06-17
   days on market $469,900 Active 58 DOM
3. 2026-06-16
   days on market $469,900 Active 57 DOM
4. 2026-06-15
   days on market $469,900 Active 56 DOM
5. 2026-06-13
   days on market $469,900 Active 54 DOM
6. 2026-06-09
   days on market $469,900 Active 50 DOM
7. 2026-06-08
   days on market $469,900 Active 49 DOM
8. 2026-06-07
   pricedays on market $469,900 Active 48 DOM
9. 2026-06-04
   days on market $479,900 Active 45 DOM
10. 2026-06-03
    days on market $479,900 Active 44 DOM
11. 2026-06-02
    days on market $479,900 Active 43 DOM
12. 2026-06-01
    days on market $479,900 Active 42 DOM
13. 2026-05-31
    days on market $479,900 Active 41 DOM
14. 2026-04-17
    listed $479,900 Active
15. 2025-01-13
    historical
16. 2024-08-31
    price $499,900
17. 2024-07-13
    listed $514,900 Active
18. 2001-04-20
    soldstatus $45,500 201-char remark

    Show marketing remark (201 chars)

    TOTAL OF 3 UNITS-A DUPLEX & SEPARATE 1 BEDROOM HOUSE.SEPARATE WATER & ELECT METERS- 5 WINDOW AIR UNITS, CITY WATER & SEPTIC- OFF STREET PARKING-SOLD AS IS WITH RIGHT TO INSPECT.NO FHA OR VA

19. 2001-02-02
    historical 201-char remark

    Show marketing remark (201 chars)

    TOTAL OF 3 UNITS-A DUPLEX & SEPARATE 1 BEDROOM HOUSE.SEPARATE WATER & ELECT METERS- 5 WINDOW AIR UNITS, CITY WATER & SEPTIC- OFF STREET PARKING-SOLD AS IS WITH RIGHT TO INSPECT.NO FHA OR VA

20. 2000-12-06
    listed $59,900 201-char remark

    Show marketing remark (201 chars)

    TOTAL OF 3 UNITS-A DUPLEX & SEPARATE 1 BEDROOM HOUSE.SEPARATE WATER & ELECT METERS- 5 WINDOW AIR UNITS, CITY WATER & SEPTIC- OFF STREET PARKING-SOLD AS IS WITH RIGHT TO INSPECT.NO FHA OR VA

ⓘ 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 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 · 28 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: $57,936
• − Mortgage interest: −$26,322
• − Property taxes: −$7,048
• − Insurance: −$2,350
• − Repairs & maintenance: −$4,635
• − Management: −$4,635
• − Depreciation: −$13,670
• Taxable loss: −$723
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $6,975/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 · 13 photos

Fair 45/100 Moderate rehab

A fair condition home with moderate rehab needs, offering potential for increased value through exterior and interior updates.

Repairs flagged

• Minor exterior paint — Some wear
• Minor interior paint — Some wear
• Minor kitchen clutter — Cluttered space

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Paint interior — Improves aesthetics and value
• Both Clean kitchen — Creates a more inviting space

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Some wear	Minor	$500–3,000
interior paint · Some wear	Minor	$500–3,000
kitchen clutter · Cluttered space	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Paint interior — Improves aesthetics and value ↑
• Both Clean kitchen — Creates a more inviting space ↑

ⓘ 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 — 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

• Census place: Greenacres, FL
• County: Palm Beach County · 1,438,312 people
• City population: 65,478
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 65,478
• Household income: $73,865
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 1466.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 38% Black 29% White 27% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 15% Romanian 1% Slovak 1%
• Foreign-born: 39% · Canada, Jamaica, China
• Languages at home: 45% English-only · Spanish 32% French/Haitian/Cajun 17% 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: ▼ -175.33%
• Current HPI: 392.055
• Rent YoY: ▲ 1.33%
• 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

+701.2% since first listed

7 events — show timeline

• 2026-04-17 Listed $479,900 Beaches MLS
• 2025-01-13 Listing Removed — Beaches MLS
• 2024-08-31 Price Changed $499,900 Beaches MLS
• 2024-07-13 Listed $514,900 Beaches MLS
• 2001-04-20 Sold (MLS) $45,500 Beaches MLS
• 2001-02-02 Listing Removed — Beaches MLS
• 2000-12-06 Listed $59,900 Beaches MLS