4294 Janet Dr #825 · Greenacres, FL 33463

$128,770

3 bd · 2.0 ba · 1,810 sqft · Manufactured · 1 Days on market

Built 2016 Good condition 117 ac lot $975/mo HOA · 33% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

STUNNING 2016 HOME—MOVE-IN READY! Recently remodeled with key upgrades, including a new water heater (6 months old). Located in desirable Greenacres close to Lake Worth Rd commerce and top local amenities. Excellent choice for those seeking a modern, low-maintenance home in a friendly neighborhood setting. Greenacres is recognized as a "Tree City USA" and a family-friendly community with numerous parks and recreational facilities Experience worry-free living in this modern 2016-built home! Recently remodeled and move-in ready, this residence features a brand-new water heater (installed just 6 months ago) for maximum efficiency.

Key facts

• 116.94 acre lot
• 4 parking spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with size limit
• HOA & community: Part of Lake Worth Village association; Monthly association fee (paid monthly); Association amenities include clubhouse, fitness center, jogging path, management, park, picnic area, playground, pool, tennis courts, on-site manager, trash chute, sidewalks, and soccer field; Association fees include security, sewer, water, common areas, and common real estate tax

Exterior

• Parking: Four total parking spaces; Attached carport (includes 1 carport space); Covered parking for 2 vehicles; Driveway and open parking available
• Security: Gated community (no guard)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Manufactured home (double wide); One story; Resale, updated/remodeled; Faces east
• Construction: Modular construction; Rolled/Hot Mop and shingle roof; Double wide body type; Built as a single-story structure
• Exterior features: Deck; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Kitchen island; Negotiable furnishings
• Laundry & utility: Laundry closet inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $129k).

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: Heritage Elementary School (math 35% / reading 39%, grade F, #1,609 of 2,144 statewide, top 77%, 786 students, 75% FRL); L C Swain Middle School (math 26% / reading 33%, grade F, #469 of 571 statewide, top 84%, 1,451 students, 74% FRL); Santaluces Community High (math 22% / reading 39%, grade F, #434 of 667 statewide, top 66%, 2,675 students, 61% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-17 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 rising (+1.3%/yr); 346 active listings in the ZIP; 40 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).
• At $2,967/mo this rent would consume 48% of the median local household income ($74k/yr) (locally 1466% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $890 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 33% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,770

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.30% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.94%
• DSCR: 1.71
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $5,378
• Equity at exit: $19,200

10-year hold

• IRR: 10.9%
• Equity multiple: 1.75×
• Total profit: $27,120
• Equity at exit: $11,134

Cash invested: $36,056 (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 33463

• Home prices YoY: -30.9%
• Rents YoY: 1.3%
• Active inventory: 346
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,967 high
• Mortgage (P&I): −$675
• Tax est. 1.5%: −$161 /mo · $1,932/yr
• Insurance: −$54
• HOA: −$975
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $479

Break-even live

Break-even rent $2,361

Max offer price $128,770

Occupancy floor 79%

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: $32,192
• Closing costs: $3,863
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Baldwin Blvd Greenacres, FL	4.0	3.0	1650	$3,300	$2.00	13d	1	0.33mi
140 Baldwin Blvd Greenacres, FL	4.0	3.0	1561	$3,400	$2.18	24d	1	0.39mi
4648 Suburban Pines Dr #4648 Lake Worth, FL	3.0	2.5	1514	$2,500	$1.65	24d	1	0.41mi
4124 Pine Hollow Cir Greenacres, FL	4.0	2.5	1872	$3,195	$1.71	17d	1	0.42mi
130 Baldwin Blvd Greenacres, FL	3.0	2.5	1338	$2,700	$2.02	10d	1	0.42mi
1421 14th Ln Unit D Greenacres, FL	3.0	3.0	1488	$3,000	$2.02	5d	1	0.45mi
4251 Pine Hollow Cir Greenacres, FL	3.0	2.5	2245	$3,650	$1.63	15d	1	0.45mi
239 Leland Ln Greenacres, FL	3.0	2.5	1338	$3,250	$2.43	24d	1	0.51mi
261 Martin Ave Greenacres, FL	3.0	2.0	1339	$2,770	$2.07	20d	1	0.58mi
4240 S Landar Dr Lake Worth, FL	3.0	2.0	1646	$2,745	$1.67	7d	1	0.65mi
4240 S Landar Dr Lake Worth, FL	3.0	2.0	1646	$2,800	$1.70	17d	1	0.65mi
2116 21th Ln Unit 2116 Greenacres, FL	3.0	3.0	1488	$2,500	$1.68	24d	1	0.72mi
4300 S Landar Dr Lake Worth, FL	3.0	2.0	1646	$3,200	$1.94	24d	1	0.76mi
5049 Starblaze Dr Greenacres, FL	4.0	2.5	2077	$3,100	$1.49	24d	1	0.79mi
5029 Starblaze Dr Greenacres, FL	4.0	2.5	2077	$3,500	$1.69	22d	1	0.79mi
4169 Oak Terrace Dr Unit 41 Greenacres, FL	2.0	2.0	1500	$2,000	$1.33	24d	1	0.80mi
4588 Holly Lake Dr Lake Worth, FL	3.0	2.0	1646	$2,800	$1.70	24d	1	0.81mi
413 Martin Ave Greenacres, FL	3.0	2.0	1454	$3,000	$2.06	24d	1	0.82mi
5012 Starblaze Dr Greenacres, FL	3.0	2.5	1616	$2,900	$1.79	24d	1	0.83mi
4860 Dillon St Unit 4860 Greenacres, FL	4.0	3.0	1685	$3,650	$2.17	10d	1	0.88mi
4844 Dillion St Lake Worth, FL	4.0	2.5	1644	$3,299	$2.01	15d	1	0.88mi
4860 Dillon St Unit 4860 Greenacres, FL	4.0	3.0	1685	$3,650	$2.17	1d	1	0.88mi
4844 Dillion St Lake Worth, FL	4.0	2.5	1644	$3,300	$2.01	7d	1	0.88mi
4412 Cotswold Hills Dr Lake Worth, FL	3.0	2.5	2000	$2,800	$1.40	24d	1	0.89mi
4390 Berkshire Wharf Dr Lake Worth, FL	3.0	2.5	1890	$2,900	$1.53	24d	1	0.89mi
4185 Oak Terrace Dr Unit 21 Greenacres, FL	2.0	2.0	1400	$2,000	$1.43	24d	1	0.89mi
4305 Coventry Pointe Way Lake Worth, FL	3.0	2.5	1881	$2,700	$1.44	19d	1	0.92mi
4259 Oak Terrace Dr Unit 2 Greenacres, FL	2.0	2.0	1400	$2,000	$1.43	24d	1	0.94mi
303 Seminole Palms Dr Lake Worth, FL	2.0	2.5	1652	$2,400	$1.45	24d	1	0.96mi
5005 Northern Lights Dr Unit 5005 Greenacres, FL	3.0	2.5	1616	$3,200	$1.98	24d	1	0.97mi
3868 Patio Ct #5 Lake Worth, FL	3.0	2.5	1446	$2,850	$1.97	18d	1	1.08mi
4376 Boatman St Unit 4376 Lake Worth Corridor, FL	3.0	2.5	1680	$3,040	$1.81	24d	1	1.11mi
5404 Sunseeker Blvd Greenacres, FL	4.0	2.5	2077	$3,600	$1.73	1d	1	1.14mi
4400 Boatman St Lake Worth, FL	3.0	3.0	1944	$2,890	$1.49	22d	1	1.15mi
4400 Boatman St Unit 4400 Lake Worth Corridor, FL	3.0	2.5	1680	$2,890	$1.72	24d	1	1.15mi
6034 Triphammer Rd Lake Worth, FL	4.0	2.0	1401	$2,950	$2.11	24d	1	1.15mi
5409 Eastbay Dr Greenacres, FL	3.0	2.5	1619	$3,050	$1.88	24d	1	1.19mi
704 Riverside Dr Greenacres, FL	2.0	2.5	1278	$1,950	$1.53	3d	1	1.20mi
441 Pine Glen Ln Unit A1 Greenacres, FL	2.0	1.0	1700	$1,600	$0.94	24d	1	1.21mi
6273 Tall Cypress Cir Greenacres, FL	3.0	2.0	1360	$2,400	$1.76	24d	1	1.24mi

HOA detail

• Monthly dues: $975 · $11,700/yr
• Likely covers: water

Listing history 4 events

1. 2026-05-28
   listed $128,770 Active
2. 2022-07-13
   historical
3. 2022-07-07
   listed $130,000 Active
4. 2022-07-06
   historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 27 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: $35,603
• − Mortgage interest: −$7,213
• − Property taxes: −$1,932
• − Insurance: −$644
• − Repairs & maintenance: −$2,848
• − Management: −$2,848
• − HOA: −$11,700
• − Depreciation: −$3,746
• Taxable income: $4,672
• Est. tax owed @ 24.0%: −$1,121
• After-tax cash flow: $4,626/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2016-built manufactured home is move-in ready with recent updates and a good condition score. It offers a modern, low-maintenance living experience in a family-friendly neighborhood.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 65,478
• Household income: $73,865
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 1466.0

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: Hispanic / Latino 38% Black 29% White 27% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 6% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 15% Romanian 1% Slovak 1%
• Foreign-born: 39% · Canada, Jamaica, China
• Languages at home: 45% English-only · Spanish 32% French/Haitian/Cajun 17% 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: ▼ -175.33%
• Current HPI: 392.055
• Rent YoY: ▲ 1.33%
• 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

-0.9% since first listed

4 events — show timeline

• 2026-05-28 Listed $128,770 Beaches MLS
• 2022-07-13 Listing Removed — Beaches MLS
• 2022-07-07 Listed $130,000 Beaches MLS
• 2022-07-06 Coming Soon — Beaches MLS