300 Village Green Cir S #209 · Palm Springs, FL 33461

$85,900

1 bd · 1.5 ba · 764 sqft · Condo public records · 140 Days on market

Built 1980 $388/mo HOA · 23% of rent

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Why this score? — see what drove the B- 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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Location! Original Owner Selling for the 1st Time in a 55+ Community. Close to shops, Pharmacies, Malls and Beaches. This second floor unit has convenient ''PARKING SPACE CLOSE TO ELEVATOR'' . AIR CONDITIONER REPLACED IN 2024 for $7150. Newer Water Heater & Newer Refrigerator. Freshly Painted. Carpet can be removed and new floor installed of your choice to match your style.

Key facts

• Freshly painted
• Newer water heater
• Newer refrigerator

Tags

• CONVENIENT PARKING SPACE
• AIR CONDITIONER REPLACED
• NEWER WATER HEATER
• NEWER REFRIGERATOR
• FRESHLY PAINTED

Property features AI

Finance

• Other: Approximately 260 units in the community
• Financial info: No land lease
• HOA & community: Association: Village Green II; Monthly HOA fee (reported); Association amenities: Billiard room, clubhouse, elevator(s), fitness center, game room, laundry, on-site management, parking, pool, sauna, storage, manager on site, bike storage; Senior community; Pets not allowed

Exterior

• Parking: Two parking spaces (assigned and guest parking available)
• Security: Closed-circuit camera(s); Smoke detectors; Security lights
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Electricity connected
• Home design: Condominium; One level; Faces south
• Construction: Concrete/CBS construction; Mansard roof; Building has four stories
• Exterior features: Asphalt road surface; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Linoleum
• Bathrooms: One full bath and one half bath (two bathrooms total)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Furnished; Blinds and sliding window treatments
• Laundry & utility: Common area laundry; In-hall laundry and laundry room access; Laundry chute (main level)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $86k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $76k (12.0% 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); 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 (-22 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 23d 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 32% 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 $594 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 140 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $86k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 1→2/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.94% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.17%
• DSCR: 1.63
• GRM: 4.3

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-412
• Equity at exit: $12,808

10-year hold

• IRR: 3.8%
• Equity multiple: 1.22×
• Total profit: $5,287
• Equity at exit: $7,427

Cash invested: $24,052 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$450
• Tax from tax record: −$156 /mo · $1,868/yr
• Insurance: −$36
• HOA: −$388
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $284

Break-even live

Break-even rent $1,304

Max offer price $85,900

Occupancy floor 78%

Sensitivity live

Price	-10% $333	-5% $308	+0% $284	+5% $260	+10% $235
Rent	-10% $153	-5% $218	+0% $284	+5% $350	+10% $415
Rate	-1.0pp $327	-0.5pp $306	base $284	+0.5pp $262	+1.0pp $239

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	25d	1	0.03mi
700 Village Green Ct Palm Springs, FL	1.0–2.0	1.5	796	$1,350	$1.69	2d	3	0.04mi
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	5d	1	0.07mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,400	$1.89	25d	2	0.14mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.5	800	$1,350	$1.69	18d	2	0.14mi
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	6d	1	0.14mi
500 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	3d	1	0.14mi
500 Village Green Cir W #107 Palm Springs, FL	2.0	1.5	836	$1,850	$2.21	23d	1	0.14mi
4098 Linda Ln West Palm Beach, FL	2.0	1.0	860	$2,465	$2.87	25d	1	0.25mi
555 Kirk Rd Palm Springs, FL	2.0	2.0	875	$3,194	$3.65	23d	1	0.29mi
555 Kirk Rd Palm Springs, FL	2.0	2.0	875	$2,749	$3.14	13d	1	0.29mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	625	$2,268	$3.63	8d	1	0.29mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	670	$2,352	$3.51	15d	1	0.29mi
2200 Springdale Blvd #214 Palm Springs, FL	1.0	1.5	756	$1,550	$2.05	3d	1	0.32mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,375	$2.50	23d	1	0.33mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,450	$2.64	25d	1	0.33mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	8d	1	0.35mi
2785 Reo Ln Unit 2 Lake Worth Beach, FL	2.0	1.0	884	$2,300	$2.60	25d	1	0.39mi
4591 Purdy Ln Unit 1 West Palm Beach, FL	2.0	1.0	900	$2,350	$2.61	25d	1	0.55mi
484 Springdale Cir Unit 48d Palm Springs, FL	2.0	2.0	1102	$2,100	$1.91	18d	1	0.64mi
300 Bonnie Blvd #144 Palm Springs, FL	1.0	1.0	702	$1,350	$1.92	25d	1	0.65mi
247 Cypress Ln Unit 246-C06 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	25d	1	0.66mi
247 Cypress Ln Unit 246-C12 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	6d	1	0.66mi
246 Cypress Ln Lake Worth Beach, FL	1.0–2.0	1.0	850	$1,550	$1.82	25d	2	0.67mi
200 Bonnie Blvd #132 Palm Springs, FL	1.0	1.0	577	$1,500	$2.60	23d	1	0.69mi
500 Bonnie Blvd #165 Palm Springs, FL	1.0	1.5	782	$1,350	$1.73	25d	1	0.69mi
502 Davis Rd Palm Springs, FL	2.0	1.0–2.0	878	$1,675	$1.91	6d	2	0.69mi
240 Alemeda Dr Palm Springs, FL	1.0–2.0	1.0–2.0	825	$1,650	$2.00	25d	3	0.71mi
506 Davis Rd Unit 6 Palm Springs, FL	2.0	2.0	958	$1,700	$1.77	25d	1	0.72mi
2255 Ida Way West Palm Beach, FL	2.0	2.0	948	$2,200	$2.32	25d	1	0.73mi
504 Davis Rd #96 Palm Springs, FL	2.0	2.0	1080	$2,000	$1.85	25d	1	0.73mi
701 Lori Dr #204 Palm Springs, FL	2.0	2.0	994	$1,700	$1.71	25d	1	0.80mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	8d	1	0.85mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	25d	1	0.85mi
225 Bonnie Blvd Palm Springs, FL	1.0–2.0	1.5–2.0	944	$1,300	$1.38	25d	2	0.88mi
225 Bonnie Blvd #116 Palm Springs, FL	2.0	2.0	988	$1,850	$1.87	19d	1	0.88mi
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	25d	1	0.91mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	21d	1	1.02mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	18d	1	1.02mi
220 Henthorne Dr Palm Springs, FL	1.0–2.0	1.5–2.0	900	$1,700	$1.89	25d	4	1.05mi

HOA detail condo

• Monthly dues: $388 · $4,656/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   pricedays on market $85,900 Active 140 DOM
2. 2026-06-18
   days on market $95,900 Active 137 DOM
3. 2026-06-17
   days on market $95,900 Active 136 DOM
4. 2026-06-16
   days on market $95,900 Active 135 DOM
5. 2026-06-15
   days on market $95,900 Active 134 DOM
6. 2026-06-13
   days on market $95,900 Active 132 DOM
7. 2026-06-09
   days on market $95,900 Active 128 DOM
8. 2026-06-07
   days on market $95,900 Active 126 DOM
9. 2026-06-04
   days on market $95,900 Active 123 DOM
10. 2026-06-03
    days on market $95,900 Active 122 DOM
11. 2026-06-01
    days on market $95,900 Active 120 DOM
12. 2026-05-31
    days on market $95,900 Active 119 DOM
13. 2026-02-01
    listed $95,900 Active
14. 2025-11-16
    historical
15. 2025-04-17
    status Active
16. 2024-12-10
    historical
17. 2024-05-20
    listed $114,900 Active
18. 1980-03-01
    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: $1,868 · $156/mo
• Projected year-2 tax: $1,868 · $156/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 1 d/yr ≥105°F today · 2 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: $19,958
• − Mortgage interest: −$4,812
• − Property taxes: −$1,868
• − Insurance: −$430
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − HOA: −$4,656
• − Depreciation: −$2,499
• Taxable income: $2,501
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $2,808/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 — 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

+230.7% since first listed

6 events — show timeline

• 2026-02-01 Listed $95,900 Beaches MLS
• 2025-11-16 Listing Removed — Beaches MLS
• 2025-04-17 Relisted — Beaches MLS
• 2024-12-10 Listing Removed — Beaches MLS
• 2024-05-20 Listed $114,900 Beaches MLS
• 1980-03-01 Sold (Public Records) $29,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,868 · +8.0% YoY. Source: county tax records.