802 Sky Pine Way Unit E2 · Greenacres, FL 33415

$144,900

2 bd · 2.0 ba · 1,111 sqft · Condo public records · 166 Days on market

Built 1985 $432/mo HOA · 21% 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 +16.6/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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

Nice clean home on 2 floor. Active over 55 community. Short walk to clubhouse with heated pool and hot tub. Utility room with full size washer / dryer. One pet under 25 lbs.

Key facts

• Close to commerce
• Full size washer
• Tennis court

Tags

• CLOSE TO COMMERCE
• DRIVING DISTANCE TO BEACH
• FULL SIZE WASHER
• DRYER INSIDE UNIT
• COMMUNITY POOL
• TENNIS COURT

Property features AI

Finance

• HOA & community: Association with monthly fee; Monthly HOA fee: $432; Community amenities: clubhouse, pool, spa/hot tub, tennis courts, shuffleboard court, manager on site, sidewalks, street lights; Senior community; Pets not allowed; Community size: approximately 400 units

Exterior

• Parking: Assigned parking; Open parking
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Condominium; 2-story building; Facing north
• Construction: Concrete / pre-cast concrete / mixed construction
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central electric heating; Electric cooling
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry inside

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 $87 ($1k/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: $128k (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 (-1.6%/yr); 313 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 40% 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 $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 166 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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: 1.40% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 6.0

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: -17.1%
• Equity multiple: 0.42×
• Total profit: $-23,550
• Equity at exit: $21,605

10-year hold

• IRR: -20.7%
• Equity multiple: 0.14×
• Total profit: $-34,926
• Equity at exit: $12,528

Cash invested: $40,572 (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: 313
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$760
• Tax from tax record: −$260 /mo · $3,120/yr
• Insurance: −$60
• HOA: −$432
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $87

Break-even live

Break-even rent $1,914

Max offer price $144,900

Occupancy floor 91%

Sensitivity live

Price	-10% $169	-5% $128	+0% $87	+5% $46	+10% $5
Rent	-10% $-73	-5% $7	+0% $87	+5% $167	+10% $246
Rate	-1.0pp $160	-0.5pp $123	base $87	+0.5pp $49	+1.0pp $11

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 Sky Pine Way Unit E2 Greenacres, FL	2.0	2.0	1111	$1,750	$1.58	9d	1	0.04mi
811 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1064	$1,550	$1.46	21d	1	0.08mi
703 Sunny Pine Way Unit G2 Greenacres, FL	2.0	2.0	1068	$2,000	$1.87	16d	1	0.08mi
817 Sky Pine Way Unit H Greenacres, FL	2.0	2.0	1370	$2,300	$1.68	18d	1	0.09mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	16d	1	0.10mi
813 Sky Pine Way Unit F2 Greenacres, FL	2.0	2.0	1111	$1,725	$1.55	3d	1	0.10mi
812 Sky Pine Way Greenacres, FL	2.0	2.0	1064	$2,100	$1.97	25d	1	0.11mi
826 Sky Pine Way Greenacres, FL	2.0–3.0	2.0	1304	$1,800	$1.38	0d	2	0.12mi
633 Sea Pine Way Unit C Greenacres, FL	2.0	2.0	1370	$2,450	$1.79	25d	1	0.18mi
712 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$2,150	$2.01	25d	1	0.19mi
629 Sea Pine Way Unit D3 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	23d	1	0.19mi
628 Sea Pine Way Unit A2 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	18d	1	0.21mi
703 Sunny Pine Way Greenacres, FL	2.0	2.0	1068	$1,900	$1.78	25d	2	0.22mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,500	$1.89	20d	1	0.23mi
6115 Seven Springs Blvd Greenacres, FL	2.0	2.5	1325	$2,475	$1.87	6d	1	0.23mi
502 Shady Pine Way Unit D2 Greenacres, FL	2.0	1.0	991	$1,900	$1.92	0d	1	0.24mi
726 Sunny Pine Way Unit B2 Greenacres, FL	3.0	2.0	1254	$2,200	$1.75	5d	1	0.24mi
511 Shady Pine Way Unit D2 Greenacres, FL	2.0	2.0	1115	$2,200	$1.97	25d	1	0.25mi
511 Shady Pine Way Unit D2 Greenacres, FL	2.0	2.0	1115	$2,200	$1.97	5d	1	0.25mi
508 Shady Pine Way Unit D1 Greenacres, FL	2.0	2.0	1115	$1,850	$1.66	23d	1	0.27mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	6d	1	0.27mi
718 Sunny Pine Way Unit H2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	22d	1	0.27mi
504 Shady Pine Way Unit 2 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	25d	1	0.27mi
616 Sea Pine Way Unit C3 Greenacres, FL	2.0	2.0	1005	$2,100	$2.09	25d	1	0.27mi
724 Sunny Pine Way Unit D2 Greenacres, FL	2.0	2.0	1111	$1,950	$1.76	25d	1	0.27mi
6134 Seven Springs Blvd Unit 40d Greenacres, FL	3.0	3.0	1321	$2,400	$1.82	5d	1	0.28mi
507 Shady Pine Way Unit D1 Greenacres, FL	1.0	1.0	788	$1,400	$1.78	16d	1	0.29mi
527 Shady Pine Way Greenacres, FL	2.0	2.0	1115	$1,975	$1.77	0d	2	0.29mi
6023 10th Ave N #114 Greenacres, FL	2.0	2.0	1050	$2,000	$1.90	0d	1	0.30mi
720 Sunny Pine Way Unit G1 Greenacres, FL	2.0	2.0	1111	$2,000	$1.80	21d	1	0.30mi
6043 10th Ave N #130 Greenacres, FL	3.0	2.0	1500	$2,300	$1.53	25d	1	0.32mi
5775 Fernley Dr W #131 West Palm Beach, FL	2.0	2.0	1072	$2,000	$1.87	12d	1	0.32mi
6031 10th Ave N #219 Greenacres, FL	3.0	2.0	1078	$2,400	$2.23	5d	1	0.33mi
6061 10th Ave N #242 Greenacres, FL	2.0	2.0	855	$2,000	$2.34	6d	1	0.36mi
1600 Island Shores Dr Greenacres, FL	1.0–2.0	1.0–2.0	889	$1,925	$2.17	25d	2	0.37mi
6506 Dockside Cir Greenacres, FL	2.0	2.5	1226	$2,000	$1.63	9d	1	0.38mi
2641 Gately Dr W West Palm Beach, FL	2.0–3.0	2.5	1238	$1,800	$1.45	0d	2	0.38mi
6049 Olivewood Cir Greenacres, FL	2.0	2.0	1377	$2,200	$1.60	25d	1	0.41mi
3808 Inlet Cir #3808 Greenacres, FL	2.0	2.0	992	$2,200	$2.22	0d	1	0.49mi
5780 Fernley Dr W #91 West Palm Beach, FL	2.0	2.0	1324	$2,000	$1.51	25d	1	0.49mi

HOA detail condo

• Monthly dues: $432 · $5,184/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-01
   days on market $144,900 Active 166 DOM
2. 2026-05-31
   days on market $144,900 Active 165 DOM
3. 2026-05-15
   price $144,900
4. 2026-04-18
   price $151,500
5. 2026-02-14
   price $152,500
6. 2026-01-19
   price $156,500
7. 2025-12-17
   listed $159,000 Active
8. 2025-10-02
   historical
9. 2025-04-03
   listed $185,000 Active
10. 2019-07-26
    soldstatus $100,000
11. 2019-07-12
    soldstatus $100,000 Closed 173-char remark

    Show marketing remark (173 chars)

    Nice clean home on 2 floor. Active over 55 community. Short walk to clubhouse with heated pool and hot tub. Utility room with full size washer / dryer. One pet under 25 lbs.

12. 2019-06-17
    status Pending 173-char remark

    Show marketing remark (173 chars)

    Nice clean home on 2 floor. Active over 55 community. Short walk to clubhouse with heated pool and hot tub. Utility room with full size washer / dryer. One pet under 25 lbs.

13. 2019-04-03
    price $105,000 173-char remark

    Show marketing remark (173 chars)

    Nice clean home on 2 floor. Active over 55 community. Short walk to clubhouse with heated pool and hot tub. Utility room with full size washer / dryer. One pet under 25 lbs.

14. 2019-02-19
    price $110,000 173-char remark

    Show marketing remark (173 chars)

    Nice clean home on 2 floor. Active over 55 community. Short walk to clubhouse with heated pool and hot tub. Utility room with full size washer / dryer. One pet under 25 lbs.

15. 2018-08-30
    listed $115,000 Active 173-char remark

    Show marketing remark (173 chars)

    Nice clean home on 2 floor. Active over 55 community. Short walk to clubhouse with heated pool and hot tub. Utility room with full size washer / dryer. One pet under 25 lbs.

16. 2014-10-16
    historical
17. 2014-10-13
    historical
18. 2008-03-03
    historical
19. 2008-01-30
    listed $110,000
20. 2007-01-17
    listed $134,900
21. 2006-07-24
    listed $155,000
22. 2000-09-13
    soldstatus $54,000
23. 2000-08-25
    soldstatus $54,000
24. 2000-07-28
    historical
25. 2000-03-16
    listed $58,500
26. 1986-08-01
    soldstatus $56,700

ⓘ 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: $3,120 · $260/mo
• Projected year-2 tax: $3,120 · $260/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 7 d/yr ≥105°F today · 25 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: $24,286
• − Mortgage interest: −$8,117
• − Property taxes: −$3,120
• − Insurance: −$724
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − HOA: −$5,184
• − Depreciation: −$4,215
• Taxable loss: −$960
• Est. tax savings @ 24.0%: +$230
• After-tax cash flow: $1,270/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

• Census place: Greenacres, FL
• 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

+155.6% since first listed

24 events — show timeline

• 2026-05-15 Price Changed $144,900 Beaches MLS
• 2026-04-18 Price Changed $151,500 Beaches MLS
• 2026-02-14 Price Changed $152,500 Beaches MLS
• 2026-01-19 Price Changed $156,500 Beaches MLS
• 2025-12-17 Listed $159,000 Beaches MLS
• 2025-10-02 Listing Removed — Beaches MLS
• 2025-04-03 Listed $185,000 Beaches MLS
• 2019-07-26 Sold (Public Records) $100,000 Public Records
• 2019-07-12 Sold (MLS) $100,000 Beaches MLS
• 2019-06-17 Pending — Beaches MLS
• 2019-04-03 Price Changed $105,000 Beaches MLS
• 2019-02-19 Price Changed $110,000 Beaches MLS
• 2018-08-30 Listed $115,000 Beaches MLS
• 2014-10-16 Listing Removed — Beaches MLS
• 2014-10-13 Listing Removed — Beaches MLS
• 2008-03-03 Listing Removed — Beaches MLS
• 2008-01-30 Listed $110,000 Beaches MLS
• 2007-01-17 Listed $134,900 Beaches MLS
• 2006-07-24 Listed $155,000 Beaches MLS
• 2000-09-13 Sold (Public Records) $54,000 Public Records
• 2000-08-25 Sold (MLS) $54,000 Beaches MLS
• 2000-07-28 Listing Removed — Beaches MLS
• 2000-03-16 Listed $58,500 Beaches MLS
• 1986-08-01 Sold (Public Records) $56,700 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,120 · +5.9% YoY. Source: county tax records.