3186 Via Poinciana #306 · Greenacres, FL 33467

$145,000

2 bd · 2.0 ba · 1,232 sqft · Condo public records · 25 Days on market

Built 1984 $478/mo HOA · 23% 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 +19.5/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRIGHT, IMMACULATE HOME WITH NEWER LARGE TILE IN LIVING AREAS & NEWER CARPET IN BEDROOMS. APPLIANCES INCLUDING SMOOTH-TOP STOVE, '08 HOT WATER HTR, '02 AC SYSTEM. ACCORDION HURRICANE SHUTTERS THROUGHOUT. POOL VIEWS. VERY WELL MAINTAINED. .. SHOWS WELL! SPRING LAKES OFFERS 2 POOLS, CLUBHOUSE WITH IN SEASON SHOWS, SOCIAL CLUB, CARDS, BINGO. LOW MAINTENANCE FEES IN VERY WELL MAINTAINED COMMUNITY THAT IS CLOSE TO THE TURNPIKE, WELLINGTON, SHOPPING, RESTAURANTS, AND MINUTES TO AIRPORT, BEACHES.

Key facts

• Fitness center
• Clubhouse
• Walking paths

Tags

• RELAXING BALCONY
• RESORT STYLE AMENITIES
• CLUBHOUSE
• FITNESS CENTER
• WALKING PATHS
• SOCIAL ACTIVITIES

Property features AI

Finance

• Other: Tax information and parcel details available (financial specifics excluded)
• Financial info: No land lease; Pets not allowed
• HOA & community: Has association (Century Management Consultants); Monthly HOA fee of $478; HOA amenities include parking, pool (heated), and elevator; HOA fees include insurance, maintenance (grounds and structure), trash, water, common areas, pool service

Exterior

• Parking: 2 parking spaces (common parking)
• Security: Closed-circuit camera system; Smoke detectors
• Utilities: Public water; Private sewer; No additional utilities listed
• Home design: Condominium; Resale property; Faces north; 4 stories total
• Construction: Stucco and other construction materials; Block foundation; Other roof type; Building area reported by appraiser
• Exterior features: Waterfront property; Guest house on the property; Other exterior structures

Interior

• Kitchen: Electric Range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Ceiling fan(s) for cooling
• Interior features: No special interior features listed; Window features: Other; Unfurnished
• Laundry & utility: Inside laundry with electric dryer hookup; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% 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: Liberty Park Elementary School (math 25% / reading 38%, grade F, #1,841 of 2,144 statewide, top 86%, 845 students, 76% FRL); Okeeheelee Middle School (math 34% / reading 40%, grade F, #399 of 571 statewide, top 71%, 1,377 students, 68% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-15 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 (-0.4%/yr); 651 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); solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k 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 25 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $48k; list at $145k implies a 199% 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 5.8

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: -13.5%
• Equity multiple: 0.54×
• Total profit: $-18,862
• Equity at exit: $21,620

10-year hold

• IRR: -13.3%
• Equity multiple: 0.38×
• Total profit: $-25,320
• Equity at exit: $12,537

Cash invested: $40,600 (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 33467

• Rents YoY: -0.4%
• Active inventory: 651
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$760
• Tax from tax record: −$188 /mo · $2,254/yr
• Insurance: −$60
• HOA: −$478
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $164

Break-even live

Break-even rent $1,882

Max offer price $145,000

Occupancy floor 87%

Sensitivity live

Price	-10% $246	-5% $205	+0% $164	+5% $123	+10% $82
Rent	-10% $-1	-5% $81	+0% $164	+5% $246	+10% $329
Rate	-1.0pp $237	-0.5pp $201	base $164	+0.5pp $126	+1.0pp $88

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	25d	1	0.06mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	25d	1	0.07mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	11d	1	0.07mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	18d	2	0.07mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	21d	1	0.11mi
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	25d	1	0.18mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,800	$1.47	0d	1	0.19mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	17d	1	0.27mi
3258 Jog Park Dr Greenacres, FL	2.0	2.0	1415	$2,300	$1.63	25d	1	0.29mi
3043 Grandiflora Dr Lake Worth, FL	3.0	2.0	1316	$2,700	$2.05	12d	1	0.35mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,600	$1.88	25d	1	0.40mi
3593 Birdie Dr #103 Lake Worth, FL	1.0	1.5	824	$1,600	$1.94	25d	1	0.45mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	2d	1	0.46mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	25d	1	0.46mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	25d	1	0.47mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	25d	1	0.48mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	25d	1	0.48mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	22d	1	0.51mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	14d	1	0.51mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	25d	1	0.58mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	25d	1	0.62mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,925	$2.17	25d	2	0.68mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	8d	1	0.69mi
720 Sunny Pine Way Unit G1 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	20d	1	0.69mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	6d	1	0.73mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	21d	1	0.73mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	15d	1	0.75mi
724 Sunny Pine Way Unit D2 Greenacres, FL	2.0	2.0	1111	$1,950	$1.76	25d	1	0.80mi
712 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$2,150	$2.01	25d	1	0.82mi
6273 Tall Cypress Cir Greenacres, FL	3.0	2.0	1360	$2,400	$1.76	25d	1	0.82mi
726 Sunny Pine Way Unit B2 Greenacres, FL	3.0	2.0	1254	$2,200	$1.75	4d	1	0.82mi
703 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$1,900	$1.78	25d	2	0.84mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	25d	1	0.85mi
504 Shady Pine Way Unit 2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	25d	1	0.88mi
502 Shady Pine Way Unit D2 Greenacres, FL	2.0	1.0	991	$1,900	$1.92	0d	1	0.90mi
812 Sky Pine Way Greenacres, FL	2.0	2.0	1064	$2,100	$1.97	25d	1	0.91mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,475	$1.87	6d	1	0.91mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,500	$1.89	19d	1	0.91mi
811 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1064	$1,550	$1.46	21d	1	0.92mi
6134 Seven Springs Blvd Unit 40d Greenacres, FL	3.0	3.0	1321	$2,400	$1.82	4d	1	0.93mi

HOA detail condo

• Monthly dues: $478 · $5,736/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $145,000 Active 25 DOM
2. 2026-06-17
   days on market $145,000 Active 24 DOM
3. 2026-06-16
   days on market $145,000 Active 23 DOM
4. 2026-06-15
   days on market $145,000 Active 22 DOM
5. 2026-06-13
   days on market $145,000 Active 20 DOM
6. 2026-06-09
   days on market $145,000 Active 16 DOM
7. 2026-06-08
   days on market $145,000 Active 15 DOM
8. 2026-06-07
   days on market $145,000 Active 14 DOM
9. 2026-06-04
   days on market $145,000 Active 11 DOM
10. 2026-06-03
    days on market $145,000 Active 10 DOM
11. 2026-06-02
    days on market $145,000 Active 9 DOM
12. 2026-06-01
    days on market $145,000 Active 8 DOM
13. 2026-05-31
    days on market $145,000 Active 7 DOM
14. 2026-05-24
    listed $145,000 Active
15. 2010-04-22
    soldstatus $48,500
16. 2010-04-09
    soldstatus $48,500 500-char remark

    Show marketing remark (500 chars)

    BRIGHT, IMMACULATE HOME WITH NEWER LARGE TILE IN LIVING AREAS & NEWER CARPET IN BEDROOMS. APPLIANCES INCLUDING SMOOTH-TOP STOVE, '08 HOT WATER HTR, '02 AC SYSTEM. ACCORDION HURRICANE SHUTTERS THROUGHOUT. POOL VIEWS. VERY WELL MAINTAINED. .. SHOWS WELL! SPRING LAKES OFFERS 2 POOLS, CLUBHOUSE WITH IN SEASON SHOWS, SOCIAL CLUB, CARDS, BINGO. LOW MAINTENANCE FEES IN VERY WELL MAINTAINED COMMUNITY THAT IS CLOSE TO THE TURNPIKE, WELLINGTON, SHOPPING, RESTAURANTS, AND MINUTES TO AIRPORT, BEACHES.

17. 2010-04-08
    historical 500-char remark

    Show marketing remark (500 chars)

    BRIGHT, IMMACULATE HOME WITH NEWER LARGE TILE IN LIVING AREAS & NEWER CARPET IN BEDROOMS. APPLIANCES INCLUDING SMOOTH-TOP STOVE, '08 HOT WATER HTR, '02 AC SYSTEM. ACCORDION HURRICANE SHUTTERS THROUGHOUT. POOL VIEWS. VERY WELL MAINTAINED. .. SHOWS WELL! SPRING LAKES OFFERS 2 POOLS, CLUBHOUSE WITH IN SEASON SHOWS, SOCIAL CLUB, CARDS, BINGO. LOW MAINTENANCE FEES IN VERY WELL MAINTAINED COMMUNITY THAT IS CLOSE TO THE TURNPIKE, WELLINGTON, SHOPPING, RESTAURANTS, AND MINUTES TO AIRPORT, BEACHES.

18. 2010-01-03
    listed $53,500 500-char remark

    Show marketing remark (500 chars)

    BRIGHT, IMMACULATE HOME WITH NEWER LARGE TILE IN LIVING AREAS & NEWER CARPET IN BEDROOMS. APPLIANCES INCLUDING SMOOTH-TOP STOVE, '08 HOT WATER HTR, '02 AC SYSTEM. ACCORDION HURRICANE SHUTTERS THROUGHOUT. POOL VIEWS. VERY WELL MAINTAINED. .. SHOWS WELL! SPRING LAKES OFFERS 2 POOLS, CLUBHOUSE WITH IN SEASON SHOWS, SOCIAL CLUB, CARDS, BINGO. LOW MAINTENANCE FEES IN VERY WELL MAINTAINED COMMUNITY THAT IS CLOSE TO THE TURNPIKE, WELLINGTON, SHOPPING, RESTAURANTS, AND MINUTES TO AIRPORT, BEACHES.

19. 2000-04-06
    soldstatus $46,000
20. 1996-02-23
    soldstatus $31,700

ⓘ 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: $2,254 · $188/mo
• Projected year-2 tax: $2,254 · $188/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 6 d/yr ≥106°F today · 20 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: $25,069
• − Mortgage interest: −$8,122
• − Property taxes: −$2,254
• − Insurance: −$725
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − HOA: −$5,736
• − Depreciation: −$4,218
• Taxable income: $2
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,964/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): 58,411
• Household income: $95,739
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 960.0

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: White 59% Hispanic / Latino 22% Two or more races 13% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Hispanic 3%
• Foreign-born: 24% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 17% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -288.94%
• Current HPI: 343.7738
• Rent YoY: ▼ -0.40%
• 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

+357.4% since first listed

7 events — show timeline

• 2026-05-24 Listed $145,000 Beaches MLS
• 2010-04-22 Sold (Public Records) $48,500 Public Records
• 2010-04-09 Sold (MLS) $48,500 Beaches MLS
• 2010-04-08 Listing Removed — Beaches MLS
• 2010-01-03 Listed $53,500 Beaches MLS
• 2000-04-06 Sold (Public Records) $46,000 Public Records
• 1996-02-23 Sold (Public Records) $31,700 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,254 · +4.7% YoY. Source: county tax records.