12016 Greenway Cir S #203 · Royal Palm Beach, FL 33411

$89,000

1 bd · 1.5 ba · 660 sqft · Condo public records · 165 Days on market

Built 1973 $570/mo HOA · 35% 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 +17.1/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Excellent move in ready, 1 bedroom, 1 1/2 bath, bright and clean, corner condo in desirable Greenway Village. The unit has updated, quality KraftMaid bathroom cabinets with modern fixtures and tops, and updated kitchen cabinets and countertops. A covered screened patio is just off the bedroom and living room and has removable vinyl panels enabling it to be fully enclosed if desired. Tasteful modern knock-down texture finished walls and ceilings. Other features include ceiling fans, blinds for all windows, an additional storage locker, close assigned parking, and the clubhouse and pools are very near. Community amenities include a clubhouse, fitness center and a large pool. Great central location close to shopping, restaurants, hospitals and parks. Furniture is negotiable.

Key facts

• Brand new roof
• Laundry room
• Private patio

Tags

• CORNER UNIT
• PRIVATE PATIO
• BRAND NEW ROOF
• LAUNDRY ROOM
• PRIVATE STORAGE LOCKER
• ASSIGNED PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $62 ($741/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#135 in FL, #2,039 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living C-, 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: Cypress Trails Elementary School (math 52% / reading 62%, grade C+, #781 of 2,144 statewide, top 38%, 492 students, 53% FRL); Crestwood Community Middle (math 49% / reading 52%, grade C, #246 of 571 statewide, top 44%, 724 students, 50% FRL); Royal Palm Beach High School (math 22% / reading 38%, grade F, #441 of 667 statewide, top 67%, 2,343 students, 57% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents flat; 574 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.8% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 1973 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.82% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.98×
• Total profit: $49,372
• Equity at exit: $80,178

10-year hold

• IRR: 21.2%
• Equity multiple: 6.49×
• Total profit: $136,726
• Equity at exit: $172,907

Cash invested: $24,920 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$37
• HOA: −$570
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $62

Break-even live

Break-even rent $1,539

Max offer price $89,000

Occupancy floor 91%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12021 W Greenway Dr #101 Royal Palm Beach, FL	1.0	1.5	660	$1,400	$2.12	24d	1	0.10mi
12009 Poinciana Blvd #102 Royal Palm Beach, FL	1.0	1.0	660	$1,500	$2.27	24d	1	0.14mi
149 West Ct Royal Palm Beach, FL	1.0	1.0	648	$1,800	$2.78	10d	1	0.21mi
11020 Town Cir Wellington, FL	1.0–3.0	1.0–2.0	1013	$2,146	$2.12	1d	14	1.27mi

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Likely covers: poolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-04-18
   status Pending
2. 2026-02-27
   price $89,000
3. 2025-11-04
   listed $97,500 Active
4. 2025-03-02
   historical
5. 2025-01-15
   price $129,900
6. 2024-10-23
   price $142,500
7. 2024-09-17
   listed $148,500 Active
8. 2020-03-17
   soldstatus $62,900
9. 2020-02-18
   soldstatus $62,900 Closed 785-char remark

   Show marketing remark (785 chars)

   Excellent move in ready, 1 bedroom, 1 1/2 bath, bright and clean, corner condo in desirable Greenway Village. The unit has updated, quality KraftMaid bathroom cabinets with modern fixtures and tops, and updated kitchen cabinets and countertops. A covered screened patio is just off the bedroom and living room and has removable vinyl panels enabling it to be fully enclosed if desired. Tasteful modern knock-down texture finished walls and ceilings. Other features include ceiling fans, blinds for all windows, an additional storage locker, close assigned parking, and the clubhouse and pools are very near. Community amenities include a clubhouse, fitness center and a large pool. Great central location close to shopping, restaurants, hospitals and parks. Furniture is negotiable.

10. 2020-01-23
    status Pending 785-char remark

    Show marketing remark (785 chars)

    Excellent move in ready, 1 bedroom, 1 1/2 bath, bright and clean, corner condo in desirable Greenway Village. The unit has updated, quality KraftMaid bathroom cabinets with modern fixtures and tops, and updated kitchen cabinets and countertops. A covered screened patio is just off the bedroom and living room and has removable vinyl panels enabling it to be fully enclosed if desired. Tasteful modern knock-down texture finished walls and ceilings. Other features include ceiling fans, blinds for all windows, an additional storage locker, close assigned parking, and the clubhouse and pools are very near. Community amenities include a clubhouse, fitness center and a large pool. Great central location close to shopping, restaurants, hospitals and parks. Furniture is negotiable.

11. 2020-01-10
    historical Contingent 785-char remark

    Show marketing remark (785 chars)

    Excellent move in ready, 1 bedroom, 1 1/2 bath, bright and clean, corner condo in desirable Greenway Village. The unit has updated, quality KraftMaid bathroom cabinets with modern fixtures and tops, and updated kitchen cabinets and countertops. A covered screened patio is just off the bedroom and living room and has removable vinyl panels enabling it to be fully enclosed if desired. Tasteful modern knock-down texture finished walls and ceilings. Other features include ceiling fans, blinds for all windows, an additional storage locker, close assigned parking, and the clubhouse and pools are very near. Community amenities include a clubhouse, fitness center and a large pool. Great central location close to shopping, restaurants, hospitals and parks. Furniture is negotiable.

12. 2019-11-11
    listed $69,900 Active 785-char remark

    Show marketing remark (785 chars)

    Excellent move in ready, 1 bedroom, 1 1/2 bath, bright and clean, corner condo in desirable Greenway Village. The unit has updated, quality KraftMaid bathroom cabinets with modern fixtures and tops, and updated kitchen cabinets and countertops. A covered screened patio is just off the bedroom and living room and has removable vinyl panels enabling it to be fully enclosed if desired. Tasteful modern knock-down texture finished walls and ceilings. Other features include ceiling fans, blinds for all windows, an additional storage locker, close assigned parking, and the clubhouse and pools are very near. Community amenities include a clubhouse, fitness center and a large pool. Great central location close to shopping, restaurants, hospitals and parks. Furniture is negotiable.

13. 2013-09-22
    historical
14. 2001-06-18
    soldstatus $29,900
15. 2001-05-31
    soldstatus $29,900
16. 2001-05-11
    historical
17. 2001-02-18
    listed $33,900
18. 1999-04-07
    listed $29,000
19. 1983-07-01
    soldstatus $31,500
20. 1973-01-01
    soldstatus $20,700

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/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 ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,408
• − Mortgage interest: −$4,985
• − Property taxes: −$1,706
• − Insurance: −$445
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − HOA: −$6,840
• − Depreciation: −$2,589
• Taxable loss: −$262
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $804/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 — Royal Palm Beach

• Score: 79/100
• State rank: #135
• US rank: #2039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royal Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 75,299
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

+330.0% since first listed

20 events — show timeline

• 2026-04-18 Pending — Beaches MLS
• 2026-02-27 Price Changed $89,000 Beaches MLS
• 2025-11-04 Listed $97,500 Beaches MLS
• 2025-03-02 Listing Removed — Beaches MLS
• 2025-01-15 Price Changed $129,900 Beaches MLS
• 2024-10-23 Price Changed $142,500 Beaches MLS
• 2024-09-17 Listed $148,500 Beaches MLS
• 2020-03-17 Sold (Public Records) $62,900 Public Records
• 2020-02-18 Sold (MLS) $62,900 Beaches MLS
• 2020-01-23 Pending — Beaches MLS
• 2020-01-10 Contingent — Beaches MLS
• 2019-11-11 Listed $69,900 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2001-06-18 Sold (Public Records) $29,900 Public Records
• 2001-05-31 Sold (MLS) $29,900 Beaches MLS
• 2001-05-11 Listing Removed — Beaches MLS
• 2001-02-18 Listed $33,900 Beaches MLS
• 1999-04-07 Listed $29,000 Beaches MLS
• 1983-07-01 Sold (Public Records) $31,500 Public Records
• 1973-01-01 Sold (Public Records) $20,700 Public Records

Property tax history

+22.5%/yr

Latest (2025): $1,706 · +1494.3% YoY. Source: county tax records.