2833 Crosley Dr W Unit C · Greenacres, FL 33415

$119,900

2 bd · 1.0 ba · 883 sqft · Condo public records · 178 Days on market

Built 1971 $480/mo HOA · 28% of rent

---

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 +15.5/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 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 MLS

Very nice and well kept unit sold furnished. No carpet. Laminate throughout.

Key facts

• Parking
• Community pool
• Built 1971

Property features AI

Finance

• Other: No pets allowed; Part of a 514-unit community
• HOA & community: Homeowners association with monthly fee; HOA fee: $480 monthly; Association covers cable TV, insurance, water and common areas; Community amenities include billiard room, clubhouse, fitness center, game room, laundry, parking, pool, sauna, on-site manager, community room, library and sidewalks; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One open parking space
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Villa; Single-story; Entry-level living area; Faces north
• Construction: Built with CBS (concrete block) construction; Composition/shingle roof
• Exterior features: Covered patio; Screened patio; Patio

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Laminate flooring; Parquet flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Bedroom layout with stacked bedrooms; Unfurnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $48 ($580/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% of the median local income ($61k/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 $829 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 178 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.45% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 5.7

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: -18.7%
• Equity multiple: 0.37×
• Total profit: $-21,119
• Equity at exit: $17,877

10-year hold

• IRR: -26.0%
• Equity multiple: 0.02×
• Total profit: $-32,783
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$629
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$50
• HOA: −$480
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $48

Break-even live

Break-even rent $1,679

Max offer price $119,900

Occupancy floor 92%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2783 Dudley Dr E Unit D West Palm Beach, FL	2.0	2.0	910	$1,650	$1.81	16d	1	0.11mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	24d	1	0.13mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	24d	1	0.18mi
2980 Crosley Dr E Unit F West Palm Beach, FL	2.0	1.0	829	$1,600	$1.93	24d	1	0.20mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	24d	1	0.21mi
5443 Cresthaven Blvd Unit F West Palm Beach, FL	2.0	2.0	910	$1,550	$1.70	1d	1	0.22mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	7d	1	0.24mi
2715 Emory Dr W Unit C West Palm Beach, FL	1.0	1.5	661	$1,425	$2.16	17d	1	0.24mi
2731 Barkley Dr W Unit B West Palm Beach, FL	2.0	2.0	895	$1,800	$2.01	24d	1	0.26mi
2556 Dudley Dr E Unit D West Palm Beach, FL	2.0	1.0	829	$1,550	$1.87	24d	1	0.30mi
2567 Dudley Dr W Unit F West Palm Beach, FL	2.0	1.0	815	$1,550	$1.90	24d	1	0.30mi
2647 Emory Dr W Unit C West Palm Beach, FL	1.0	1.0	612	$1,250	$2.04	24d	1	0.34mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,750	$1.96	24d	1	0.34mi
2515 Emory Dr W Unit A West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	2d	1	0.34mi
2625 Emory Dr W Unit F West Palm Beach, FL	2.0	2.0	895	$1,700	$1.90	24d	1	0.38mi
2531 Barkley Dr W Unit D West Palm Beach, FL	2.0	2.0	895	$1,750	$1.96	24d	1	0.38mi
2531 Barkley Dr W Unit B West Palm Beach, FL	2.0	2.0	895	$1,800	$2.01	5d	1	0.38mi
2551 Emory Dr W Unit A West Palm Beach, FL	1.0	1.5	661	$1,600	$2.42	24d	1	0.39mi
3045 Jackson Ave Greenacres, FL	2.0	1.0	900	$1,775	$1.97	24d	1	0.44mi
5775 Fernley Dr W #131 West Palm Beach, FL	2.0	2.0	1072	$2,000	$1.87	10d	1	0.48mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	16d	1	0.50mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	20d	1	0.50mi
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	24d	1	0.60mi
342 Pine Ridge Cir Unit B2 Greenacres, FL	2.0	1.5	935	$2,200	$2.35	14d	1	0.62mi
629 Sea Pine Way Unit D3 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	21d	1	0.63mi
628 Sea Pine Way Unit A2 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	16d	1	0.64mi
3490 La Jardin Ct Unit B2 Greenacres, FL	1.0	1.0	780	$1,385	$1.78	2d	1	0.69mi
6031 10th Ave N #219 Greenacres, FL	3.0	2.0	1078	$2,400	$2.23	3d	1	0.70mi
6061 10th Ave N #242 Greenacres, FL	2.0	2.0	855	$2,000	$2.34	4d	1	0.71mi
2167 Laura Ln Unit A West Palm Beach, FL	3.0	1.0	951	$2,125	$2.23	14d	1	0.71mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	14d	1	0.73mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	2d	1	0.73mi
826 Sky Pine Way Greenacres, FL	2.0–3.0	2.0	1304	$1,800	$1.38	12d	2	0.75mi
5971 La Pinata Blvd Unit B1 Greenacres, FL	2.0	1.0	920	$1,750	$1.90	24d	1	0.76mi
802 Sky Pine Way Unit E2 Greenacres, FL	2.0	2.0	1111	$1,750	$1.58	7d	1	0.84mi
2206 Laurel Way West Palm Beach, FL	1.0–3.0	1.0–2.0	850	$1,975	$2.32	24d	3	0.84mi
811 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1064	$1,550	$1.46	20d	1	0.85mi
812 Sky Pine Way Greenacres, FL	2.0	2.0	1064	$2,100	$1.97	24d	1	0.85mi
616 Sea Pine Way Unit C3 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	24d	1	0.86mi
2255 Ida Way West Palm Beach, FL	2.0	2.0	948	$2,200	$2.32	24d	1	0.87mi

HOA detail condo

• Monthly dues: $480 · $5,760/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   days on market $119,900 Active 178 DOM
2. 2026-06-17
   days on market $119,900 Active 177 DOM
3. 2026-06-16
   days on market $119,900 Active 176 DOM
4. 2026-06-15
   days on market $119,900 Active 175 DOM
5. 2026-06-13
   days on market $119,900 Active 173 DOM
6. 2026-06-09
   days on market $119,900 Active 169 DOM
7. 2026-06-07
   days on market $119,900 Active 167 DOM
8. 2026-06-04
   days on market $119,900 Active 164 DOM
9. 2026-06-03
   days on market $119,900 Active 163 DOM
10. 2026-06-01
    days on market $119,900 Active 161 DOM
11. 2026-05-31
    days on market $119,900 Active 160 DOM
12. 2026-03-06
    price $119,900
13. 2026-02-04
    price $123,500
14. 2025-12-22
    listed $130,000 Active
15. 2025-12-18
    historical $130,000
16. 2025-12-11
    historical $1,700
17. 2025-12-10
    historical
18. 2025-09-03
    listed $1,700
19. 2025-08-21
    historical $1,700
20. 2025-07-17
    price $1,700
21. 2025-07-16
    price $135,750
22. 2025-04-14
    listed $1,950
23. 2024-12-28
    listed $145,500 Active
24. 2020-12-22
    soldstatus $82,900
25. 2020-12-14
    soldstatus $82,900 Closed 76-char remark

    Show marketing remark (76 chars)

    Very nice and well kept unit sold furnished. No carpet. Laminate throughout.

26. 2020-10-26
    historical Active Under Contract 76-char remark

    Show marketing remark (76 chars)

    Very nice and well kept unit sold furnished. No carpet. Laminate throughout.

27. 2020-07-29
    listed $79,900 Active 76-char remark

    Show marketing remark (76 chars)

    Very nice and well kept unit sold furnished. No carpet. Laminate throughout.

28. 2020-07-28
    historical $79,900 76-char remark

    Show marketing remark (76 chars)

    Very nice and well kept unit sold furnished. No carpet. Laminate throughout.

29. 2009-11-13
    soldstatus $35,000
30. 2009-11-09
    soldstatus $35,000
31. 2009-10-05
    historical
32. 2009-03-25
    listed $41,500
33. 1999-06-30
    soldstatus $23,500
34. 1999-02-20
    soldstatus $23,500
35. 1999-02-09
    historical
36. 1998-11-11
    listed $26,500

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $2,008 · $167/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 ≥105°F today · 26 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: $20,876
• − Mortgage interest: −$6,716
• − Property taxes: −$2,008
• − Insurance: −$600
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − HOA: −$5,760
• − Depreciation: −$3,488
• Taxable loss: −$1,036
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $828/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

+352.5% since first listed

25 events — show timeline

• 2026-03-06 Price Changed $119,900 Beaches MLS
• 2026-02-04 Price Changed $123,500 Beaches MLS
• 2025-12-22 Listed $130,000 Beaches MLS
• 2025-12-18 Coming Soon $130,000 Beaches MLS
• 2025-12-11 Rental Removed $1,700 GFLMLS
• 2025-12-10 Listing Removed — Beaches MLS
• 2025-09-03 Listed for Rent $1,700 GFLMLS
• 2025-08-21 Rental Removed $1,700 GFLMLS
• 2025-07-17 Price Changed $1,700 GFLMLS
• 2025-07-16 Price Changed $135,750 Beaches MLS
• 2025-04-14 Listed for Rent $1,950 GFLMLS
• 2024-12-28 Listed $145,500 Beaches MLS
• 2020-12-22 Sold (Public Records) $82,900 Public Records
• 2020-12-14 Sold (MLS) $82,900 Beaches MLS
• 2020-10-26 Contingent — Beaches MLS
• 2020-07-29 Listed $79,900 Beaches MLS
• 2020-07-28 Coming Soon $79,900 Beaches MLS
• 2009-11-13 Sold (Public Records) $35,000 Public Records
• 2009-11-09 Sold (MLS) $35,000 Beaches MLS
• 2009-10-05 Listing Removed — Beaches MLS
• 2009-03-25 Listed $41,500 Beaches MLS
• 1999-06-30 Sold (Public Records) $23,500 Public Records
• 1999-02-20 Sold (MLS) $23,500 Beaches MLS
• 1999-02-09 Listing Removed — Beaches MLS
• 1998-11-11 Listed $26,500 Beaches MLS

Property tax history

+7.0%/yr

Latest (2025): $2,008 · +153.1% YoY. Source: county tax records.