400 Village Green Cir W #205 · Palm Springs, FL 33461

$84,900

1 bd · 1.0 ba · 650 sqft · Condo public records · 246 Days on market

Built 1979 $374/mo HOA · 24% 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
• 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

This inviting one-bedroom, one-bathroom unit is move-in ready, offering the perfect blend of comfort and potential. Whether you're looking to settle in as-is or add your personal touch, this home gives you the flexibility to make it truly yours. Enjoy beautiful sunset views right from your window, and relax in a quiet, friendly neighborhood known for its welcoming community. With easy access to transit and nearby amenities, you'll find daily living convenient and stress-free. Don't miss this opportunity—priced for a fast sale and ideal for those looking for a peaceful, well-connected place to call home.

Key facts

• Nearby amenities
• Sunset views
• Quiet neighborhood

Tags

• SUNSET VIEWS
• QUIET NEIGHBORHOOD
• EASY ACCESS TO TRANSIT
• NEARBY AMENITIES

Property features AI

Finance

• Financial info: Pets allowed (breed restrictions, size limits, possible pet restrictions)
• HOA & community: Community is a senior community; HOA with monthly fee; HOA amenities include billiard room, clubhouse, elevators, game room, laundry, pool, library; HOA fee covers cable TV, insurance, grounds maintenance, pest control, common areas, elevator

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Condominium; Multi-level (split); Entry-level living area; Faces west
• Construction: CBS construction
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Smoke detector(s)
• Laundry & utility: Building has laundry facilities

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (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+, schools D-, amenities 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.
• Market conditions: Rents soft (-2.5%/yr); 274 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 30% 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 $587 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 246 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 25y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $85k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% 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 $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 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 1979 — 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. 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.
9. 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.
10. 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: 1.84% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.21%
• DSCR: 1.77
• GRM: 4.5

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: 4.1%
• Equity multiple: 1.15×
• Total profit: $3,583
• Equity at exit: $12,659

10-year hold

• IRR: 9.5%
• Equity multiple: 1.60×
• Total profit: $14,234
• Equity at exit: $7,341

Cash invested: $23,772 (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: 274
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$445
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$35
• HOA: −$374
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $341

Break-even live

Break-even rent $1,132

Max offer price $84,900

Occupancy floor 73%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	4d	1	0.07mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,400	$1.89	24d	2	0.14mi
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	5d	1	0.14mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	625	$2,268	$3.63	8d	1	0.29mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	670	$2,352	$3.51	14d	1	0.29mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,450	$2.64	24d	1	0.33mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,375	$2.50	22d	1	0.33mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	8d	1	0.35mi
300 Bonnie Blvd #144 Palm Springs, FL	1.0	1.0	702	$1,350	$1.92	24d	1	0.65mi
246 Cypress Ln Lake Worth Beach, FL	1.0–2.0	1.0	850	$1,550	$1.82	24d	2	0.67mi
200 Bonnie Blvd #132 Palm Springs, FL	1.0	1.0	577	$1,500	$2.60	22d	1	0.69mi
240 Alemeda Dr Palm Springs, FL	1.0–2.0	1.0–2.0	825	$1,650	$2.00	24d	3	0.71mi
2550 Lakehaven Rd West Palm Beach, FL	1.0	1.0	400	$1,500	$3.75	24d	1	0.73mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	24d	1	0.85mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	8d	1	0.85mi
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	24d	1	0.91mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	21d	1	1.02mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	17d	1	1.02mi
3874 7th Ave N Unit 3878 Lake Worth Beach, FL	1.0	1.0	528	$1,600	$3.03	24d	1	1.08mi
2085 S Congress Ave Palm Springs, FL	1.0–3.0	1.0–2.0	963	$2,055	$2.13	2d	14	1.12mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	24d	1	1.21mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	24d	1	1.22mi
965 Manor Dr Palm Springs, FL	2.0	1.0	687	$1,722	$2.51	1d	5	1.28mi
3654 Coconut Rd Palm Springs, FL	1.0	1.0	600	$1,500	$2.50	24d	1	1.31mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	24d	1	1.31mi
3890 Lakewood Rd #1 Lake Worth, FL	1.0	1.0	433	$1,500	$3.46	11d	1	1.36mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	8d	1	1.38mi
4904 Dillon St Unit C Greenacres, FL	1.0	1.0	699	$1,450	$2.07	24d	1	1.43mi
3901 Lakewood Rd Unit A Lake Worth Beach, FL	2.0	1.0	704	$2,000	$2.84	24d	1	1.44mi
3901 Gulfstream Rd Unit 2 B Lake Worth Beach, FL	1.0	1.0	450	$1,700	$3.78	21d	1	1.50mi

HOA detail condo

• Monthly dues: $374 · $4,488/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $84,900 Active 246 DOM
2. 2026-06-17
   days on market $84,900 Active 245 DOM
3. 2026-06-16
   days on market $84,900 Active 244 DOM
4. 2026-06-15
   days on market $84,900 Active 243 DOM
5. 2026-06-13
   days on market $84,900 Active 241 DOM
6. 2026-06-09
   days on market $84,900 Active 237 DOM
7. 2026-06-07
   days on market $84,900 Active 235 DOM
8. 2026-06-04
   days on market $84,900 Active 232 DOM
9. 2026-06-03
   days on market $84,900 Active 231 DOM
10. 2026-06-01
    days on market $84,900 Active 229 DOM
11. 2026-05-31
    days on market $84,900 Active 228 DOM
12. 2026-04-17
    status Active
13. 2026-04-15
    historical
14. 2026-04-15
    historical
15. 2026-02-06
    price $84,900
16. 2025-12-22
    price $90,000 616-char remark

    Show marketing remark (616 chars)

    This inviting one-bedroom, one-bathroom unit is move-in ready, offering the perfect blend of comfort and potential. Whether you're looking to settle in as-is or add your personal touch, this home gives you the flexibility to make it truly yours. Enjoy beautiful sunset views right from your window, and relax in a quiet, friendly neighborhood known for its welcoming community. With easy access to transit and nearby amenities, you'll find daily living convenient and stress-free. Don't miss this opportunity—priced for a fast sale and ideal for those looking for a peaceful, well-connected place to call home.

17. 2025-12-22
    price $90,000

    Show marketing remark (616 chars)

    This inviting one-bedroom, one-bathroom unit is move-in ready, offering the perfect blend of comfort and potential. Whether you're looking to settle in as-is or add your personal touch, this home gives you the flexibility to make it truly yours. Enjoy beautiful sunset views right from your window, and relax in a quiet, friendly neighborhood known for its welcoming community. With easy access to transit and nearby amenities, you'll find daily living convenient and stress-free. Don't miss this opportunity—priced for a fast sale and ideal for those looking for a peaceful, well-connected place to call home.

18. 2025-12-09
    listed $95,000 Active
19. 2025-12-08
    listed $95,000 Active 616-char remark

    Show marketing remark (616 chars)

    This inviting one-bedroom, one-bathroom unit is move-in ready, offering the perfect blend of comfort and potential. Whether you're looking to settle in as-is or add your personal touch, this home gives you the flexibility to make it truly yours. Enjoy beautiful sunset views right from your window, and relax in a quiet, friendly neighborhood known for its welcoming community. With easy access to transit and nearby amenities, you'll find daily living convenient and stress-free. Don't miss this opportunity—priced for a fast sale and ideal for those looking for a peaceful, well-connected place to call home.

20. 2025-11-12
    price $95,000
21. 2025-10-15
    listed $99,000 Active
22. 2025-09-11
    historical
23. 2025-06-26
    price $89,000
24. 2025-05-18
    price $99,999
25. 2025-05-13
    listed $109,999 Active
26. 2025-05-02
    historical
27. 2025-02-27
    price $118,000
28. 2025-02-13
    listed $129,000 Active
29. 2017-06-02
    soldstatus $33,000 Closed
30. 2017-05-01
    historical Contingent
31. 2017-03-31
    listed $35,000 Active
32. 2013-09-22
    historical
33. 2012-08-24
    historical
34. 2011-08-24
    listed $24,900
35. 2011-07-21
    historical
36. 2010-08-16
    listed $32,000
37. 2001-06-07
    listed $28,000
38. 1993-06-10
    soldstatus $25,000

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $705 · $59/mo
• Expected delta: +$232/yr (+$19/mo · 49.1%)

ⓘ 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
• 💨 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: $18,757
• − Mortgage interest: −$4,756
• − Property taxes: −$472
• − Insurance: −$424
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − HOA: −$4,488
• − Depreciation: −$2,470
• Taxable income: $3,145
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $3,335/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

+239.6% since first listed

27 events — show timeline

• 2026-04-17 Relisted — Beaches MLS
• 2026-04-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listing Removed — Beaches MLS
• 2026-02-06 Price Changed $84,900 Beaches MLS
• 2025-12-22 Price Changed $90,000 NAPLESMLS
• 2025-12-22 Price Changed $90,000 Beaches MLS
• 2025-12-09 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Listed $95,000 NAPLESMLS
• 2025-11-12 Price Changed $95,000 Beaches MLS
• 2025-10-15 Listed $99,000 Beaches MLS
• 2025-09-11 Listing Removed — Beaches MLS
• 2025-06-26 Price Changed $89,000 Beaches MLS
• 2025-05-18 Price Changed $99,999 Beaches MLS
• 2025-05-13 Listed $109,999 Beaches MLS
• 2025-05-02 Listing Removed — Beaches MLS
• 2025-02-27 Price Changed $118,000 Beaches MLS
• 2025-02-13 Listed $129,000 Beaches MLS
• 2017-06-02 Sold (MLS) $33,000 Beaches MLS
• 2017-05-01 Contingent — Beaches MLS
• 2017-03-31 Listed $35,000 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2012-08-24 Listing Removed — Beaches MLS
• 2011-08-24 Listed $24,900 Beaches MLS
• 2011-07-21 Listing Removed — Beaches MLS
• 2010-08-16 Listed $32,000 Beaches MLS
• 2001-06-07 Listed $28,000 Beaches MLS
• 1993-06-10 Sold (Public Records) $25,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $472 · +3.5% YoY. Source: county tax records.