1010 Green Pine Blvd Unit E1 · West Palm Beach, FL 33409

$240,000

2 bd · 2.0 ba · 1,111 sqft · Condo public records · 4 Days on market

Built 1984 $649/mo HOA · 24% of rent

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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 +10.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1010 Green Pine Blvd E1 in West Palm Beach. This first-floor condo offers comfortable living with a screened porch overlooking the shaded parking area, creating a peaceful space to relax. Located within a gated community with a manned security entrance, residents enjoy access to a community pool, clubhouse recreation room, and tennis courts. The convenient location places you near shopping, dining, major highways, downtown West Palm Beach, and Palm Beach International Airport. Whether you're seeking a year-round residence, seasonal retreat, or investment opportunity, this well-positioned condo offers value, convenience, and desirable community amenities.

Key facts

• Gated community
• Community pool
• Tennis courts

Tags

• SCREENED PORCH
• GATED COMMUNITY
• COMMUNITY POOL
• CLUBHOUSE RECREATION ROOM
• TENNIS COURTS
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Association fee includes cable TV, insurance, grounds maintenance, and common area maintenance
• Financial info: Pets allowed with no restrictions
• HOA & community: Community pool and spa; Clubhouse; Game room; Tennis courts; Basketball court; Community room; Street lights; HOA fee paid monthly

Exterior

• Parking: 1 open parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Single-story; Entry level living area; Faces north; Resale property
• Construction: Block/Concrete/CBS construction; Built as CBS/block construction
• Exterior features: Screened porch; Porch; Sidewalks; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closets; Closet cabinetry; Accessible approach with ramp; Customized wheelchair access; Smoke detector(s)
• Laundry & utility: Laundry closet inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (9.3% below list).
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $218k (9.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.8% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#75 in FL, #1,255 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, crime 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: Seminole Trails Elementary School (math 26% / reading 36%, grade F, #1,854 of 2,144 statewide, top 87%, 650 students, 73% FRL); Bear Lakes Middle School (math 19% / reading 33%, grade F, #506 of 571 statewide, top 89%, 842 students, 74% FRL); Palm Beach Lakes High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 2,688 students, 70% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-23 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 (-0.1%/yr); 189 active listings in the ZIP; 16 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).
• At $2,698/mo this rent would consume 48% of the median local household income ($67k/yr) (locally 1333% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 6y 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 24% 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 $217,693 (9.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.12% ✓
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 7.4

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: -24.6%
• Equity multiple: 0.19×
• Total profit: $-54,430
• Equity at exit: $35,785

10-year hold

• IRR: -40.7%
• Equity multiple: -0.29×
• Total profit: $-86,644
• Equity at exit: $20,751

Cash invested: $67,200 (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 33409

• Home prices YoY: -25.6%
• Rents YoY: -0.1%
• Active inventory: 189
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,698 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$250 /mo · $2,997/yr
• Insurance: −$100
• HOA: −$649
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-126

Break-even live

Break-even rent $2,857

Max offer price $217,693

Occupancy floor 100%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 Pine Sage Cir West Palm Beach, FL	3.0	2.0	1367	$3,200	$2.34	5d	1	0.14mi
1912 Stratford Way West Palm Beach, FL	2.0	2.5	1350	$3,000	$2.22	24d	1	0.42mi
4385 Willow Brook Cir West Palm Beach, FL	3.0	2.0	1468	$3,200	$2.18	22d	1	0.79mi
4400 Portofino Way West Palm Beach, FL	1.0–3.0	1.0–2.0	1222	$2,528	$2.07	17d	60	0.90mi
1979 Brandywine Rd Unit 1979-108 West Palm Beach, FL	3.0	2.0	1395	$3,205	$2.30	24d	1	0.97mi
75 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,600	$2.01	2d	1	1.34mi
74 Sheffield D Unit D West Palm Beach, FL	2.0	1.5	798	$1,400	$1.75	24d	1	1.34mi
149 Stratford N West Palm Beach, FL	2.0	2.0	978	$1,650	$1.69	24d	1	1.36mi
110 Stratford N West Palm Beach, FL	1.0	1.5	740	$1,600	$2.16	19d	1	1.36mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	12d	1	1.38mi
144 Dorchester G West Palm Beach, FL	2.0	1.5	798	$1,700	$2.13	11d	1	1.38mi
2425 Presidential Way West Palm Beach, FL	2.0	2.0	1294	$4,500	$3.48	24d	1	1.40mi
79 Dorchester E Unit 79 West Palm Beach, FL	2.0	1.5	798	$1,500	$1.88	24d	1	1.43mi
2400 Presidential Way #1906 West Palm Beach, FL	1.0	2.0	1294	$3,000	$2.32	24d	1	1.47mi
1991 Presidential Way West Palm Beach, FL	3.0	2.0	1485	$4,905	$3.30	16d	1	1.50mi
1991 Presidential Way West Palm Beach, FL	1.0	1.0	827	$3,427	$4.14	8d	1	1.50mi

HOA detail condo

• Monthly dues: $649 · $7,788/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $240,000 Active 4 DOM
2. 2026-06-17
   days on market $240,000 Active 3 DOM
3. 2026-06-16
   days on market $240,000 Active 2 DOM
4. 2026-06-15
   remarks 673-char remark
5. 2026-06-15
   pricedays on marketlisting id $240,000 Active 1 DOM
6. 2026-01-07
   listed $245,000 Active
7. 2025-12-16
   historical
8. 2025-12-10
   historical
9. 2025-11-22
   status Active
10. 2025-11-15
    listed $245,000 Active
11. 2025-11-08
    historical
12. 2025-08-14
    price $245,000
13. 2025-07-21
    price $246,000
14. 2025-06-09
    price $247,500
15. 2025-05-30
    price $248,500
16. 2025-05-03
    price $250,000
17. 2025-05-03
    status Active
18. 2025-05-01
    historical
19. 2025-03-21
    price $268,500
20. 2025-02-21
    price $269,000
21. 2024-11-12
    price $269,900
22. 2024-11-07
    price $270,000
23. 2024-08-19
    price $273,000
24. 2024-06-18
    status Active
25. 2024-06-18
    historical Active Under Contract
26. 2024-05-27
    price $273,500
27. 2024-04-14
    listed $275,000 Active
28. 2023-11-08
    soldstatus $234,000
29. 2023-11-03
    status Pending
30. 2023-10-30
    soldstatus $234,000 Closed
31. 2023-10-08
    listed $235,000 Active
32. 2023-10-06
    historical
33. 2023-04-05
    listed $235,000 Active
34. 2020-10-18
    historical
35. 2020-05-15
    price $127,000
36. 2020-04-23
    price $130,000
37. 2020-04-23
    listed $130 Active
38. 2007-01-31
    soldstatus $130,000

ⓘ 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: $2,997 · $250/mo
• Projected year-2 tax: $2,997 · $250/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 · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,371
• − Mortgage interest: −$13,444
• − Property taxes: −$2,997
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,590
• − Management: −$2,590
• − HOA: −$7,788
• − Depreciation: −$6,982
• Taxable loss: −$5,219
• Est. tax savings @ 24.0%: +$1,253
• After-tax cash flow: $-263/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 — West Palm Beach

• Score: 82/100
• State rank: #75
• US rank: #1255

Category grades

Amenities A- Commute A+ Cost of living B- Crime F Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,489
• Household income: $67,073
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1333.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 36% Black 31% White 27% Two or more races 21% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 8% Dominican 1%
• Common ancestry: Hispanic 8% Romanian 1% Lithuanian 1%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 30% 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: ▼ -128.54%
• Current HPI: 374.2506
• Rent YoY: ▼ -0.15%
• 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

+88.5% since first listed

33 events — show timeline

• 2026-01-07 Listed $245,000 Beaches MLS
• 2025-12-16 Listing Removed — Beaches MLS
• 2025-12-10 Listing Removed — Beaches MLS
• 2025-11-22 Relisted — Beaches MLS
• 2025-11-15 Listed $245,000 Beaches MLS
• 2025-11-08 Listing Removed — Beaches MLS
• 2025-08-14 Price Changed $245,000 Beaches MLS
• 2025-07-21 Price Changed $246,000 Beaches MLS
• 2025-06-09 Price Changed $247,500 Beaches MLS
• 2025-05-30 Price Changed $248,500 Beaches MLS
• 2025-05-03 Price Changed $250,000 Beaches MLS
• 2025-05-03 Relisted — Beaches MLS
• 2025-05-01 Listing Removed — Beaches MLS
• 2025-03-21 Price Changed $268,500 Beaches MLS
• 2025-02-21 Price Changed $269,000 Beaches MLS
• 2024-11-12 Price Changed $269,900 Beaches MLS
• 2024-11-07 Price Changed $270,000 Beaches MLS
• 2024-08-19 Price Changed $273,000 Beaches MLS
• 2024-06-18 Relisted — Beaches MLS
• 2024-06-18 Contingent — Beaches MLS
• 2024-05-27 Price Changed $273,500 Beaches MLS
• 2024-04-14 Listed $275,000 Beaches MLS
• 2023-11-08 Sold (Public Records) $234,000 Public Records
• 2023-11-03 Pending — Beaches MLS
• 2023-10-30 Sold (MLS) $234,000 Beaches MLS
• 2023-10-08 Listed $235,000 Beaches MLS
• 2023-10-06 Listing Removed — Beaches MLS
• 2023-04-05 Listed $235,000 Beaches MLS
• 2020-10-18 Listing Removed — Beaches MLS
• 2020-05-15 Price Changed $127,000 Beaches MLS
• 2020-04-23 Price Changed $130,000 Beaches MLS
• 2020-04-23 Listed $130 Beaches MLS
• 2007-01-31 Sold (Public Records) $130,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,997 · -3.1% YoY. Source: county tax records.