2689 W Dudley Dr Dr W Unit D · Greenacres, FL 33415

$100,000

1 bd · 1.5 ba · 716 sqft · Condo public records · 56 Days on market

Built 1973 $409/mo HOA · 27% 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).

• Cash flow +17.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

1 bedroom 1.5 bath condo in Dudley West off of Cresthaven Blvd. between Haverhill Rd and Sherwood Forest in West Palm Beach, updated kitchen, amenities include wood shop, billiards room, library, pool and more. Cable and water included in monthly maintenance. Close to all shopping and public transportation.

Key facts

• Billiards room
• Updated kitchen
• Pool

Tags

• UPDATED KITCHEN
• WOOD SHOP
• BILLIARDS ROOM
• LIBRARY
• POOL

Property features AI

Finance

• Other: Not a land lease; Senior community; Pets not allowed; Community contains 478 units
• Financial info: Monthly association fee
• HOA & community: Community association with monthly HOA; HOA includes cable TV, internet, grounds maintenance, sewer, trash, water and common areas; Association amenities: clubhouse, fitness center, billiard room, laundry, heated pool, internet included

Exterior

• Parking: Assigned open parking (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity (circuit breakers); Electricity, sewer and water connected
• Home design: Condominium; One story; Main entry level; Faces east; Resale
• Construction: Stucco and CBS construction; Shingle roof; Slab foundation; Built as public record shows
• Exterior features: Covered patio; Patio; Zero lot line; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s); Paddle fan(s)
• Interior features: Entrance foyer; Blinds and shutters; Unfurnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $77 ($925/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (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: Clifford O Taylor/Kirklane Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 1,230 students, 80% 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 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 (-21 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 (-1.6%/yr); 314 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 56 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $100k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.50% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 5.6

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: -16.2%
• Equity multiple: 0.45×
• Total profit: $-15,408
• Equity at exit: $14,910

10-year hold

• IRR: -19.7%
• Equity multiple: 0.18×
• Total profit: $-22,938
• Equity at exit: $8,646

Cash invested: $28,000 (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 33415

• Rents YoY: -1.6%
• Active inventory: 314
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$524
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$42
• HOA: −$409
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $77

Break-even live

Break-even rent $1,401

Max offer price $100,000

Occupancy floor 90%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	24d	1	0.08mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	7d	1	0.10mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	17d	1	0.21mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	24d	1	0.22mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	24d	1	0.27mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	24d	1	0.28mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	24d	1	0.29mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	16d	1	0.56mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	20d	1	0.56mi
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	24d	1	0.65mi
2550 Lakehaven Rd West Palm Beach, FL	1.0	1.0	400	$1,500	$3.75	24d	1	0.65mi
2206 Laurel Way West Palm Beach, FL	1.0–3.0	1.0–2.0	850	$1,700	$2.00	24d	3	0.73mi
4904 Dillon St Unit C Greenacres, FL	1.0	1.0	699	$1,450	$2.07	24d	1	1.06mi
6100 Forest Hill Blvd #105 West Palm Beach, FL	2.0	1.0	728	$2,100	$2.88	24d	1	1.08mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	20d	1	1.08mi
6106 Forest Hill Blvd #201 West Palm Beach, FL	2.0	1.0	728	$2,000	$2.75	7d	1	1.08mi
5855 S 37th St Unit 5857 Greenacres, FL	2.0	1.0	747	$1,974	$2.64	7d	1	1.11mi
6054 Forest Hill Blvd #102 West Palm Beach, FL	2.0	1.0	728	$1,800	$2.47	24d	1	1.12mi
6106 Forest Hill Blvd West Palm Beach, FL	2.0	1.0	728	$1,900	$2.61	24d	2	1.12mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	7d	1	1.12mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,660	$1.87	24d	2	1.18mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,400	$1.89	24d	2	1.40mi
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	3d	1	1.41mi
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	5d	1	1.43mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	24d	1	1.49mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	7d	1	1.49mi

HOA detail condo

• Monthly dues: $409 · $4,908/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $100,000 Active 56 DOM
2. 2026-06-17
   days on market $100,000 Active 55 DOM
3. 2026-06-16
   days on market $100,000 Active 54 DOM
4. 2026-06-15
   days on market $100,000 Active 53 DOM
5. 2026-06-13
   days on market $100,000 Active 51 DOM
6. 2026-06-09
   days on market $100,000 Active 47 DOM
7. 2026-06-08
   days on market $100,000 Active 46 DOM
8. 2026-06-07
   pricedays on market $100,000 Active 45 DOM
9. 2026-06-04
   days on market $120,000 Active 42 DOM
10. 2026-06-03
    days on market $120,000 Active 41 DOM
11. 2026-06-02
    days on market $120,000 Active 40 DOM
12. 2026-06-01
    days on market $120,000 Active 39 DOM
13. 2026-05-31
    days on market $120,000 Active 38 DOM
14. 2026-04-23
    listed $120,000 Active
15. 2025-06-12
    historical $1,400
16. 2025-05-30
    listed $1,400
17. 2025-04-18
    historical
18. 2025-04-05
    price $105,000
19. 2025-01-08
    price $115,000
20. 2024-11-28
    listed $120,000 Active
21. 2024-11-26
    historical
22. 2010-11-24
    historical
23. 2010-10-15
    listed $43,000
24. 2003-06-13
    soldstatus $37,000
25. 2003-05-21
    soldstatus $37,000
26. 2003-05-13
    historical
27. 2003-04-02
    listed $37,500
28. 1993-05-19
    soldstatus $23,000
29. 1973-01-01
    soldstatus $16,700

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $1,580 · $132/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 9/10 Extreme 7 d/yr ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,983
• − Mortgage interest: −$5,602
• − Property taxes: −$1,580
• − Insurance: −$500
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − HOA: −$4,908
• − Depreciation: −$2,909
• Taxable loss: −$394
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $1,019/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 — 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

• County: Palm Beach County · 1,438,312 people
• City population: 65,478
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,581
• Household income: $61,274
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 2254.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 26% White 21% Black 21% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Cuban 14% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 9% Romanian 1% Lithuanian 1%
• Foreign-born: 44% · Canada, Jamaica, Dominican Republic
• Languages at home: 40% English-only · Spanish 49% French/Haitian/Cajun 8% Other Indo-European 1%

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: ▼ -400.29%
• Current HPI: 413.9695
• Rent YoY: ▼ -1.64%
• 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

+618.6% since first listed

16 events — show timeline

• 2026-04-23 Listed $120,000 Beaches MLS
• 2025-06-12 Rental Removed $1,400 GFLMLS
• 2025-05-30 Listed for Rent $1,400 GFLMLS
• 2025-04-18 Listing Removed — Beaches MLS
• 2025-04-05 Price Changed $105,000 Beaches MLS
• 2025-01-08 Price Changed $115,000 Beaches MLS
• 2024-11-28 Listed $120,000 Beaches MLS
• 2024-11-26 Coming Soon — Beaches MLS
• 2010-11-24 Listing Removed — Beaches MLS
• 2010-10-15 Listed $43,000 Beaches MLS
• 2003-06-13 Sold (MLS) $37,000 Beaches MLS
• 2003-05-21 Sold (Public Records) $37,000 Public Records
• 2003-05-13 Listing Removed — Beaches MLS
• 2003-04-02 Listed $37,500 Beaches MLS
• 1993-05-19 Sold (Public Records) $23,000 Public Records
• 1973-01-01 Sold (Public Records) $16,700 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,580 · +0.5% YoY. Source: county tax records.