7137 Golf Colony Ct #103 · Greenacres, FL 33467

$130,000

2 bd · 2.0 ba · 735 sqft · Condo public records · 144 Days on market

Built 1985 $530/mo HOA · 26% 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 +20.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 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

IMMACULATE, NEWLY DECO, MINT COND 2/2 1ST FL END UNIT. GOLF COURSE VIEW POOL, TENNIS, CLUBHOUSE, GOLF. NO AGE RESTRICTIONS VACANT SUPRA LOCKBOX CALL LO

Key facts

• $530 HOA
• Built 1985
• Listed 143 days

Property features AI

Finance

• Other: Pets not allowed; Resale condition
• HOA & community: Community clubhouse; On-site manager; Management services; Parking provided; Shuffleboard court; Spa / hot tub; Sidewalks; Street lights; Monthly HOA fee ($530) covering cable TV, insurance, grounds maintenance, sewer, trash, water and common areas

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Three-phase electric; Cable available; Water available
• Home design: Condominium; Multi/split levels; Entry level living area; Faces west; 2 total stories
• Construction: CBS construction; Other roof
• Exterior features: Screened porch; Porch; Sidewalks; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closets; Split bedroom layout
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (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: schools D+, employment 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 (-0.4%/yr); 651 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $899 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 144 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $42k; list at $130k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.57% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 5.3

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: -12.1%
• Equity multiple: 0.58×
• Total profit: $-15,202
• Equity at exit: $19,383

10-year hold

• IRR: -11.7%
• Equity multiple: 0.45×
• Total profit: $-20,138
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$682
• Tax from tax record: −$170 /mo · $2,040/yr
• Insurance: −$54
• HOA: −$530
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $181

Break-even live

Break-even rent $1,818

Max offer price $130,000

Occupancy floor 86%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$2,000	$2.72	4d	1	0.01mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$1,995	$2.71	15d	1	0.01mi
7091 Golf Colony Ct #201 Lake Worth, FL	2.0	2.0	735	$1,850	$2.52	14d	1	0.06mi
7178 Golf Colony Ct #101 Lake Worth, FL	2.0	2.0	735	$1,700	$2.31	24d	1	0.06mi
4284 Deste Ct #304 Greenacres, FL	1.0	1.0	716	$2,200	$3.07	17d	1	0.60mi
4236 Deste Ct #108 Greenacres, FL	1.0	1.0	716	$1,800	$2.51	18d	1	0.64mi
4230 Deste Ct Unit 305 Greenacres, FL	1.0	1.0	716	$1,900	$2.65	5d	1	0.66mi
4254 Deste Ct #305 Greenacres, FL	1.0	1.0	716	$1,500	$2.09	24d	1	0.68mi
4120 Tivoli Ct #305 Lake Worth, FL	1.0	1.0	704	$1,750	$2.49	24d	1	0.70mi
446 Pine Glen Ln Unit A1 Greenacres, FL	1.0	1.0	614	$1,550	$2.52	15d	1	0.88mi
4310 Chukka Ln Lake Worth, FL	1.0–3.0	1.0–2.0	986	$2,712	$2.75	2d	21	1.26mi
133 Lake Pine Cir Greenacres, FL	1.0	1.0	639	$1,300	$2.03	19d	1	1.42mi
133 Lake Pine Cir Unit B1 Greenacres, FL	1.0	1.0	639	$1,450	$2.27	24d	1	1.42mi

HOA detail condo

• Monthly dues: $530 · $6,360/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $130,000 Active 144 DOM
2. 2026-06-17
   days on market $130,000 Active 143 DOM
3. 2026-06-16
   days on market $130,000 Active 142 DOM
4. 2026-06-15
   days on market $130,000 Active 141 DOM
5. 2026-06-13
   days on market $130,000 Active 139 DOM
6. 2026-06-09
   days on market $130,000 Active 135 DOM
7. 2026-06-07
   days on market $130,000 Active 133 DOM
8. 2026-06-04
   days on market $130,000 Active 130 DOM
9. 2026-06-03
   days on market $130,000 Active 129 DOM
10. 2026-06-01
    days on market $130,000 Active 127 DOM
11. 2026-05-31
    days on market $130,000 Active 126 DOM
12. 2026-04-24
    historical Active Under Contract
13. 2026-03-30
    status Active
14. 2026-02-09
    historical Active Under Contract
15. 2026-01-25
    listed $130,000 Active
16. 1998-07-27
    soldstatus $41,500
17. 1998-07-24
    soldstatus $41,500 151-char remark

    Show marketing remark (151 chars)

    IMMACULATE, NEWLY DECO, MINT COND 2/2 1ST FL END UNIT. GOLF COURSE VIEW POOL, TENNIS, CLUBHOUSE, GOLF. NO AGE RESTRICTIONS VACANT SUPRA LOCKBOX CALL LO

18. 1998-06-03
    historical 151-char remark

    Show marketing remark (151 chars)

    IMMACULATE, NEWLY DECO, MINT COND 2/2 1ST FL END UNIT. GOLF COURSE VIEW POOL, TENNIS, CLUBHOUSE, GOLF. NO AGE RESTRICTIONS VACANT SUPRA LOCKBOX CALL LO

19. 1998-05-21
    listed $42,500 151-char remark

    Show marketing remark (151 chars)

    IMMACULATE, NEWLY DECO, MINT COND 2/2 1ST FL END UNIT. GOLF COURSE VIEW POOL, TENNIS, CLUBHOUSE, GOLF. NO AGE RESTRICTIONS VACANT SUPRA LOCKBOX CALL LO

20. 1994-08-18
    soldstatus $37,800

ⓘ 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: $2,040 · $170/mo
• Projected year-2 tax: $2,040 · $170/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 ≥106°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: $24,553
• − Mortgage interest: −$7,282
• − Property taxes: −$2,040
• − Insurance: −$650
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − HOA: −$6,360
• − Depreciation: −$3,782
• Taxable income: $511
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,044/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

+243.9% since first listed

9 events — show timeline

• 2026-04-24 Contingent — Beaches MLS
• 2026-03-30 Relisted — Beaches MLS
• 2026-02-09 Contingent — Beaches MLS
• 2026-01-25 Listed $130,000 Beaches MLS
• 1998-07-27 Sold (Public Records) $41,500 Public Records
• 1998-07-24 Sold (MLS) $41,500 Beaches MLS
• 1998-06-03 Listing Removed — Beaches MLS
• 1998-05-21 Listed $42,500 Beaches MLS
• 1994-08-18 Sold (Public Records) $37,800 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,040 · -1.9% YoY. Source: county tax records.