100 Village Green Cir E #312 · Palm Springs, FL 33461

$157,900

2 bd · 1.5 ba · 836 sqft · Condo public records · 150 Days on market

Built 1974 $437/mo HOA · 23% 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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Breezy third floor location. Great 2 bedroom with tile and laminate floor throughout. Village Green located in central Palm Beach County close to airport and downtown areas of Lake Worth and West Palm Beach. Age 55 plus living with community pool and clubhouse. Condo comes with extra storage closet and assigned parking. Call today.

Key facts

• Laminate floors
• Newer kitchen
• $437 HOA

Tags

• 3RD FLOOR BREEZY LOCATION
• LAMINATE FLOORS
• NEWER KITCHEN
• STEPS AWAY FROM LAUNDRY
• STEPS AWAY FROM STORAGE
• STEPS AWAY FROM ELEVATOR

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association: Village Green 1; Monthly HOA dues; HOA covers cable TV, insurance, grounds maintenance, trash, common areas, elevator, and recreation facilities; Association amenities include clubhouse, pool, billiard room, shuffleboard court, workshop area, storage, business center, community room, internet included, library, and putting green; Senior community

Exterior

• Parking: Assigned and deeded parking with guest spaces; 6 open parking spaces; Total parking spaces: 312
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Condominium; Multi-level (includes split level and single level); Faces east; Resale property
• Construction: CBS construction; Built-up roof; 3 total stories
• Exterior features: Paved road frontage; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 bathrooms (1 full, 1 half) on the main level
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Walk-in closet(s); Sliding and other window features; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $158k.

Deal economics

• At list price, monthly cash flow is $-27 ($-327/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (3.0% below list).
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $139k (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); 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 37% 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 150 days — a 12% lower offer ($139k) 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.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,952 (12.0% 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 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.21% ✓
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 6.9

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: -22.2%
• Equity multiple: 0.26×
• Total profit: $-32,627
• Equity at exit: $23,543

10-year hold

• IRR: -33.3%
• Equity multiple: -0.16×
• Total profit: $-51,090
• Equity at exit: $13,652

Cash invested: $44,212 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$828
• Tax from tax record: −$209 /mo · $2,505/yr
• Insurance: −$66
• HOA: −$437
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-27

Break-even live

Break-even rent $1,949

Max offer price $153,087

Occupancy floor 96%

Sensitivity live

Price	-10% $62	-5% $17	+0% $-27	+5% $-72	+10% $-117
Rent	-10% $-178	-5% $-103	+0% $-27	+5% $48	+10% $124
Rate	-1.0pp $52	-0.5pp $13	base $-27	+0.5pp $-68	+1.0pp $-110

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	7d	1	0.04mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,850	$2.50	26d	2	0.06mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.5	800	$1,850	$2.31	19d	2	0.06mi
500 Village Green Cir W #107 Palm Springs, FL	2.0	1.5	836	$1,850	$2.21	24d	1	0.07mi
500 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	4d	1	0.07mi
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	6d	1	0.08mi
700 Village Green Ct Palm Springs, FL	1.0–2.0	1.5	796	$1,800	$2.26	3d	3	0.11mi
400 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	26d	1	0.13mi
555 Kirk Rd Palm Springs, FL	2.0	2.0	875	$2,749	$3.14	14d	1	0.14mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	670	$2,352	$3.51	16d	1	0.14mi
555 Kirk Rd Palm Springs, FL	2.0	2.0	875	$3,194	$3.65	24d	1	0.14mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	625	$2,268	$3.63	9d	1	0.14mi
2200 Springdale Blvd #214 Palm Springs, FL	1.0	1.5	756	$1,550	$2.05	4d	1	0.17mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,375	$2.50	24d	1	0.27mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,450	$2.64	26d	1	0.27mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	9d	1	0.37mi
4098 Linda Ln West Palm Beach, FL	2.0	1.0	860	$2,465	$2.87	26d	1	0.40mi
441 San Mateo Dr Palm Springs, FL	3.0	2.0	1092	$3,000	$2.75	26d	1	0.46mi
2785 Reo Ln Unit 2 Lake Worth Beach, FL	2.0	1.0	884	$2,300	$2.60	26d	1	0.49mi
484 Springdale Cir Unit 48d Palm Springs, FL	2.0	2.0	1102	$2,100	$1.91	19d	1	0.53mi
4591 Purdy Ln Unit 1 West Palm Beach, FL	2.0	1.0	900	$2,350	$2.61	26d	1	0.56mi
300 Bonnie Blvd #144 Palm Springs, FL	1.0	1.0	702	$1,350	$1.92	26d	1	0.56mi
4591 Purdy Ln Unit 2 West Palm Beach, FL	3.0	2.0	850	$3,000	$3.53	26d	1	0.57mi
247 Cypress Ln Unit 246-C12 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	7d	1	0.59mi
247 Cypress Ln Unit 246-C06 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	26d	1	0.59mi
502 Davis Rd Palm Springs, FL	2.0	1.0–2.0	878	$1,675	$1.91	7d	2	0.60mi
200 Bonnie Blvd #132 Palm Springs, FL	1.0	1.0	577	$1,500	$2.60	24d	1	0.60mi
500 Bonnie Blvd #165 Palm Springs, FL	1.0	1.5	782	$1,350	$1.73	26d	1	0.60mi
246 Cypress Ln Lake Worth Beach, FL	1.0–2.0	1.0	850	$1,750	$2.06	26d	2	0.61mi
506 Davis Rd Unit 6 Palm Springs, FL	2.0	2.0	958	$1,700	$1.77	26d	1	0.62mi
504 Davis Rd #96 Palm Springs, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	0.63mi
240 Alemeda Dr Palm Springs, FL	1.0–2.0	1.0–2.0	825	$1,850	$2.24	26d	3	0.63mi
701 Lori Dr #204 Palm Springs, FL	2.0	2.0	994	$1,700	$1.71	26d	1	0.69mi
2255 Ida Way West Palm Beach, FL	2.0	2.0	948	$2,200	$2.32	26d	1	0.76mi
225 Bonnie Blvd Palm Springs, FL	1.0–2.0	1.5–2.0	944	$1,850	$1.96	26d	2	0.79mi
225 Bonnie Blvd #116 Palm Springs, FL	2.0	2.0	988	$1,850	$1.87	20d	1	0.79mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	26d	1	0.99mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	9d	1	0.99mi
2085 S Congress Ave Palm Springs, FL	1.0–3.0	1.0–2.0	963	$2,595	$2.69	0d	12	1.02mi
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	26d	1	1.04mi

HOA detail condo

• Monthly dues: $437 · $5,244/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-21
   days on market $157,900 Active 150 DOM
2. 2026-06-18
   days on market $157,900 Active 147 DOM
3. 2026-06-17
   days on market $157,900 Active 146 DOM
4. 2026-06-16
   days on market $157,900 Active 145 DOM
5. 2026-06-15
   days on market $157,900 Active 144 DOM
6. 2026-06-13
   days on market $157,900 Active 142 DOM
7. 2026-06-09
   days on market $157,900 Active 138 DOM
8. 2026-06-07
   days on market $157,900 Active 136 DOM
9. 2026-06-04
   days on market $157,900 Active 133 DOM
10. 2026-06-03
    days on market $157,900 Active 132 DOM
11. 2026-06-01
    days on market $157,900 Active 130 DOM
12. 2026-05-31
    days on market $157,900 Active 129 DOM
13. 2026-03-31
    historical $1,400
14. 2026-02-25
    price $1,400
15. 2026-01-20
    listed $157,900 Active
16. 2026-01-16
    historical $1,600
17. 2026-01-16
    listed $1,600
18. 2025-09-19
    listed $1,600
19. 2024-07-25
    historical $1,600
20. 2024-07-22
    listed $1,600
21. 2024-07-16
    historical $1,600
22. 2024-07-04
    listed $1,600
23. 2024-06-03
    soldstatus $140,000
24. 2024-05-28
    soldstatus $140,000 Closed 333-char remark

    Show marketing remark (333 chars)

    Breezy third floor location. Great 2 bedroom with tile and laminate floor throughout. Village Green located in central Palm Beach County close to airport and downtown areas of Lake Worth and West Palm Beach. Age 55 plus living with community pool and clubhouse. Condo comes with extra storage closet and assigned parking. Call today.

25. 2024-05-07
    status Pending 333-char remark

    Show marketing remark (333 chars)

    Breezy third floor location. Great 2 bedroom with tile and laminate floor throughout. Village Green located in central Palm Beach County close to airport and downtown areas of Lake Worth and West Palm Beach. Age 55 plus living with community pool and clubhouse. Condo comes with extra storage closet and assigned parking. Call today.

26. 2024-04-25
    listed $153,899 Active 333-char remark

    Show marketing remark (333 chars)

    Breezy third floor location. Great 2 bedroom with tile and laminate floor throughout. Village Green located in central Palm Beach County close to airport and downtown areas of Lake Worth and West Palm Beach. Age 55 plus living with community pool and clubhouse. Condo comes with extra storage closet and assigned parking. Call today.

27. 2018-04-28
    historical
28. 2018-04-03
    listed $86,500 Active
29. 2013-09-22
    historical
30. 2013-09-22
    historical
31. 2010-04-12
    soldstatus $32,000
32. 2009-01-28
    historical
33. 2008-01-28
    listed $70,000
34. 2002-01-23
    soldstatus $33,000
35. 2002-01-14
    soldstatus $33,000
36. 2001-12-10
    historical
37. 2001-10-10
    listed $34,900
38. 2001-01-24
    listed $35,400
39. 2000-12-05
    soldstatus $28,000
40. 2000-11-21
    soldstatus $28,000
41. 2000-10-18
    historical
42. 2000-06-16
    listed $31,900
43. 1999-10-22
    listed $37,500

ⓘ 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: $2,505 · $209/mo
• Projected year-2 tax: $2,505 · $209/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 💨 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: $22,972
• − Mortgage interest: −$8,845
• − Property taxes: −$2,505
• − Insurance: −$790
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$5,244
• − Depreciation: −$4,593
• Taxable loss: −$2,680
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $316/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

-96.3% since first listed

31 events — show timeline

• 2026-03-31 Rental Removed $1,400 RMLSFL
• 2026-02-25 Price Changed $1,400 RMLSFL
• 2026-01-20 Listed $157,900 Beaches MLS
• 2026-01-16 Rental Removed $1,600 GFLMLS
• 2026-01-16 Listed for Rent $1,600 GFLMLS
• 2025-09-19 Listed for Rent $1,600 RMLSFL
• 2024-07-25 Rental Removed $1,600 GFLMLS
• 2024-07-22 Listed for Rent $1,600 GFLMLS
• 2024-07-16 Rental Removed $1,600 GFLMLS
• 2024-07-04 Listed for Rent $1,600 GFLMLS
• 2024-06-03 Sold (Public Records) $140,000 Public Records
• 2024-05-28 Sold (MLS) $140,000 Beaches MLS
• 2024-05-07 Pending — Beaches MLS
• 2024-04-25 Listed $153,899 Beaches MLS
• 2018-04-28 Listing Removed — Beaches MLS
• 2018-04-03 Listed $86,500 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2010-04-12 Sold (Public Records) $32,000 Public Records
• 2009-01-28 Listing Removed — Beaches MLS
• 2008-01-28 Listed $70,000 Beaches MLS
• 2002-01-23 Sold (Public Records) $33,000 Public Records
• 2002-01-14 Sold (MLS) $33,000 Beaches MLS
• 2001-12-10 Listing Removed — Beaches MLS
• 2001-10-10 Listed $34,900 Beaches MLS
• 2001-01-24 Listed $35,400 Beaches MLS
• 2000-12-05 Sold (Public Records) $28,000 Public Records
• 2000-11-21 Sold (MLS) $28,000 Beaches MLS
• 2000-10-18 Listing Removed — Beaches MLS
• 2000-06-16 Listed $31,900 Beaches MLS
• 1999-10-22 Listed $37,500 Beaches MLS

Property tax history

+18.3%/yr

Latest (2025): $2,505 · +567.3% YoY. Source: county tax records.