12005 Poinciana Blvd #103 · Royal Palm Beach, FL 33411

$102,000

1 bd · 1.5 ba · 660 sqft · Condo public records · 36 Days on market

Built 1972 $680/mo HOA · 41% 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).

• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

Greenway Village 1 bedroom, 1.5 bath condominium, on the ground floor, with no one on three sides or above. This charming end unit, in need of updating, is bright, roomy and has an enclosed lanai. The community has pools, shuffleboard and a clubhouse with fitness facility. Royal Palm Beach Commons Park across the street, offers disc golf, driving range, bike and walking paths and hosts numerous events and concerts throughout the year. Close to shopping, Wellington mall, restaurants and entertainment.

Key facts

• Wellington mall
• Ground floor
• Close to shopping

Tags

• GROUND FLOOR
• ENCLOSED LANAI
• ROYAL PALM BEACH COMMONS PARK
• CLOSE TO SHOPPING
• WELLINGTON MALL
• RESTAURANTS

Property features AI

Finance

• Other: Pets allowed with restrictions (breed, number, and size limits)
• HOA & community: Community association: Greenway Village South Condo 1; Monthly association fee; Association amenities include: billiard room, clubhouse, fitness center, laundry, parking, pool, sauna, shuffleboard court, storage, bocce ball, community room, library, sidewalks, street lights, and maintenance; Association covers maintenance of grounds, sewer, trash, common areas, recreation facility, and pool service; Senior community

Exterior

• Parking: Open guest parking (asphalt); One parking space
• Utilities: Public water; Public sewer; Electricity available (circuit breakers, three phase); Cable available; Phone available
• Home design: Condominium; One story; Resale condition; Faces south
• Construction: Stucco and concrete block construction with stucco finish; Flat and mansard roof; Slab foundation
• Exterior features: Glass-enclosed patio/porch; Asphalt road frontage; Publicly maintained road; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: High ceilings; Walk-in closet(s); Sliding windows
• Laundry & utility: Laundry facilities in the community

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $102k.

Deal economics

• At list price, monthly cash flow is $-74 ($-883/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (12.7% below list).
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $89k (12.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#135 in FL, #2,039 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living C-, 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: Cypress Trails Elementary School (math 52% / reading 62%, grade C+, #781 of 2,144 statewide, top 38%, 492 students, 53% FRL); Crestwood Community Middle (math 49% / reading 52%, grade C, #246 of 571 statewide, top 44%, 724 students, 50% FRL); Royal Palm Beach High School (math 22% / reading 38%, grade F, #441 of 667 statewide, top 67%, 2,343 students, 57% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents flat; 574 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($705 loan paydown + $10k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.8% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 27y 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 $25k; list at $102k implies a 308% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000 (12.7% 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 36 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.62% ✓
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.67×
• Total profit: $47,804
• Equity at exit: $91,890

10-year hold

• IRR: 18.2%
• Equity multiple: 5.86×
• Total profit: $138,839
• Equity at exit: $198,164

Cash invested: $28,560 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$535
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$42
• HOA: −$680
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-74

Break-even live

Break-even rent $1,746

Max offer price $89,000

Occupancy floor 99%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 West Ct Royal Palm Beach, FL	1.0	1.0	648	$1,800	$2.78	10d	1	0.07mi
12009 Poinciana Blvd #102 Royal Palm Beach, FL	1.0	1.0	660	$1,500	$2.27	24d	1	0.08mi
12021 W Greenway Dr #101 Royal Palm Beach, FL	1.0	1.5	660	$1,400	$2.12	24d	1	0.12mi
11020 Town Cir Wellington, FL	1.0–3.0	1.0–2.0	1013	$2,146	$2.12	1d	14	1.42mi

HOA detail condo

• Monthly dues: $680 · $8,160/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 49 events

1. 2026-06-18
   days on market $102,000 Active 36 DOM
2. 2026-06-17
   days on market $102,000 Active 35 DOM
3. 2026-06-16
   days on market $102,000 Active 34 DOM
4. 2026-06-15
   days on market $102,000 Active 33 DOM
5. 2026-06-13
   days on market $102,000 Active 31 DOM
6. 2026-06-09
   days on market $102,000 Active 27 DOM
7. 2026-06-08
   remarks 505-char remark
8. 2026-06-08
   pricedays on market $102,000 Active 26 DOM
9. 2026-06-07
   days on market $105,259 Active 25 DOM
10. 2026-06-04
    days on market $105,259 Active 22 DOM
11. 2026-06-03
    days on market $105,259 Active 21 DOM
12. 2026-06-02
    days on market $105,259 Active 20 DOM
13. 2026-06-01
    days on market $105,259 Active 19 DOM
14. 2026-05-31
    days on market $105,259 Active 18 DOM
15. 2026-05-15
    status Active
16. 2026-04-27
    historical
17. 2026-04-25
    listed $105,259 Active
18. 2025-12-11
    historical
19. 2025-09-29
    price $89,900
20. 2025-09-03
    price $99,900
21. 2025-05-12
    listed $109,900 Active
22. 2025-05-10
    historical
23. 2025-02-16
    historical
24. 2025-01-17
    historical
25. 2025-01-17
    listed $110,000 Active
26. 2024-11-25
    historical Active Under Contract
27. 2024-10-18
    price $110,000
28. 2024-09-11
    status Active
29. 2024-09-11
    historical
30. 2024-08-01
    price $125,000
31. 2024-04-12
    listed $135,000 Active
32. 2023-10-27
    historical
33. 2023-10-27
    status Active
34. 2023-09-27
    historical Active Under Contract
35. 2023-08-24
    listed $135,000 Active
36. 2014-10-19
    historical
37. 2011-06-21
    soldstatus $25,000
38. 2011-06-15
    soldstatus $25,000
39. 2011-06-01
    historical
40. 2010-11-05
    listed $24,900
41. 2010-10-16
    historical
42. 2009-10-16
    listed $34,900
43. 2005-10-28
    listed $121,000
44. 2000-03-21
    soldstatus $26,000
45. 2000-03-17
    soldstatus $26,000
46. 2000-03-14
    historical
47. 1999-11-02
    listed $29,900
48. 1986-04-01
    soldstatus $29,000
49. 1983-05-01
    soldstatus $33,600

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,460 · $122/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 ≥107°F today · 25 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,830
• − Mortgage interest: −$5,714
• − Property taxes: −$1,460
• − Insurance: −$510
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − HOA: −$8,160
• − Depreciation: −$2,967
• Taxable loss: −$2,154
• Est. tax savings @ 24.0%: +$517
• After-tax cash flow: $-366/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 — Royal Palm Beach

• Score: 79/100
• State rank: #135
• US rank: #2039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royal Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

+213.3% since first listed

35 events — show timeline

• 2026-05-15 Relisted — Beaches MLS
• 2026-04-27 Listing Removed — Beaches MLS
• 2026-04-25 Listed $105,259 Beaches MLS
• 2025-12-11 Listing Removed — Beaches MLS
• 2025-09-29 Price Changed $89,900 Beaches MLS
• 2025-09-03 Price Changed $99,900 Beaches MLS
• 2025-05-12 Listed $109,900 Beaches MLS
• 2025-05-10 Coming Soon — Beaches MLS
• 2025-02-16 Listing Removed — Beaches MLS
• 2025-01-17 Listing Removed — Beaches MLS
• 2025-01-17 Listed $110,000 Beaches MLS
• 2024-11-25 Contingent — Beaches MLS
• 2024-10-18 Price Changed $110,000 Beaches MLS
• 2024-09-11 Relisted — Beaches MLS
• 2024-09-11 Listing Removed — Beaches MLS
• 2024-08-01 Price Changed $125,000 Beaches MLS
• 2024-04-12 Listed $135,000 Beaches MLS
• 2023-10-27 Listing Removed — Beaches MLS
• 2023-10-27 Relisted — Beaches MLS
• 2023-09-27 Contingent — Beaches MLS
• 2023-08-24 Listed $135,000 Beaches MLS
• 2014-10-19 Listing Removed — Beaches MLS
• 2011-06-21 Sold (Public Records) $25,000 Public Records
• 2011-06-15 Sold (MLS) $25,000 Beaches MLS
• 2011-06-01 Listing Removed — Beaches MLS
• 2010-11-05 Listed $24,900 Beaches MLS
• 2010-10-16 Listing Removed — Beaches MLS
• 2009-10-16 Listed $34,900 Beaches MLS
• 2005-10-28 Listed $121,000 Beaches MLS
• 2000-03-21 Sold (Public Records) $26,000 Public Records
• 2000-03-17 Sold (MLS) $26,000 Beaches MLS
• 2000-03-14 Listing Removed — Beaches MLS
• 1999-11-02 Listed $29,900 Beaches MLS
• 1986-04-01 Sold (Public Records) $29,000 Public Records
• 1983-05-01 Sold (Public Records) $33,600 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,460 · +5.0% YoY. Source: county tax records.