4700 Lucerne Lakes Blvd #308 · Greenacres, FL 33467

$85,000

2 bd · 2.0 ba · 1,020 sqft · Condo public records · 105 Days on market

Built 1981 $708/mo HOA · 35% 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 +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 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

Seller is willing to do short term owner financing . move-in ready! 2 bed, 2 bath end unit condo in 55+ community of Lucerne Pointe with brand new carpet and fresh, neutral color paint throughout. A desirable double master suite layout and extended living space, it's the perfect place to relax or entertain. Enjoy resort-style amenities including a clubhouse, heated pool, spa, tennis, pickleball, bocce ball, billiards, fitness center, and more. A full calendar of activities and a complimentary limo bus make it easy to enjoy everything in the area . Active adult living in Palm Beach County awaits! Minimum 700 credit score required for buyers by COA.

Key facts

• Fitness center
• Clubhouse
• Double master suite

Tags

• END UNIT CONDO
• DOUBLE MASTER SUITE
• RESORT-STYLE AMENITIES
• CLUBHOUSE
• HEATED POOL
• FITNESS CENTER

Property features AI

Finance

• Other: Not a waterfront property; Senior community
• Financial info: Pets allowed (size limits apply)
• HOA & community: Monthly HOA fee; HOA amenities include elevator(s), parking, pool, spa/hot tub, courtesy bus, and sidewalks; Association fees cover grounds maintenance and elevator

Exterior

• Parking: Assigned parking; Guest parking (total 3 spaces)
• Security: Fire alarm; Fire sprinkler system; Smoke detectors; Security lights
• Utilities: Cable available
• Home design: Condominium; Resale; Faces north; 6-story building
• Construction: Stucco and CBS construction
• Exterior features: Patio; Porch; Glass-enclosed porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Blinds
• Laundry & utility: Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/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: $77k (9.0% 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: employment D, 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: Discovery Key Elementary School (math 61% / reading 72%, grade B+, #473 of 2,144 statewide, top 23%, 1,050 students, 31% FRL); Woodlands Middle School (math 51% / reading 58%, grade B-, #183 of 571 statewide, top 34%, 1,551 students, 40% FRL) — zoned schools average 36% FRL vs 52% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.4%/yr); 665 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $588 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 105 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $85k implies a 102% gain — meaningful room to come down on a strong offer.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.41% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 3.5

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-2,572
• Equity at exit: $12,674

10-year hold

• IRR: -1.6%
• Equity multiple: 0.92×
• Total profit: $-1,900
• Equity at exit: $7,349

Cash invested: $23,800 (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: 665
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,050 high
• Mortgage (P&I): −$446
• Tax from tax record: −$168 /mo · $2,018/yr
• Insurance: −$35
• HOA: −$708
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $262

Break-even live

Break-even rent $1,718

Max offer price $85,000

Occupancy floor 82%

Sensitivity live

Price	-10% $310	-5% $286	+0% $262	+5% $238	+10% $214
Rent	-10% $100	-5% $181	+0% $262	+5% $343	+10% $424
Rate	-1.0pp $305	-0.5pp $284	base $262	+0.5pp $240	+1.0pp $218

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4640 Lucerne Lakes Blvd W #605 Lake Worth, FL	2.0	1.0	900	$1,600	$1.78	16d	1	0.03mi
4735 Lucerne Lakes Blvd W Unit 410 Greenacres, FL	2.0	2.0	1330	$1,700	$1.28	23d	1	0.12mi
4760 Lucerne Lakes Blvd W #405 Lake Worth, FL	1.0	1.5	1000	$1,490	$1.49	25d	1	0.12mi
7593 Tahiti Ln #205 Lake Worth, FL	2.0	2.0	1186	$1,800	$1.52	25d	1	0.19mi
7281 Golf Colony Ct #204 Lake Worth, FL	1.0	1.0	857	$1,450	$1.69	13d	1	0.20mi
4640 Lucerne Lakes Blvd W Lake Worth, FL	2.0	1.0–2.0	960	$1,525	$1.59	5d	2	0.20mi
4735 Lucerne Lakes Blvd E #410 Lake Worth, FL	2.0	2.0	1330	$1,700	$1.28	25d	1	0.22mi
4725 Lucerne Lakes Blvd E Lake Worth, FL	2.0	2.0	1330	$1,950	$1.47	22d	2	0.24mi
4725 Lucerne Lakes Blvd E Lake Worth, FL	2.0	2.0	1330	$1,950	$1.47	9d	2	0.24mi
7250 Golf Colony Ct #104 Lake Worth, FL	2.0	2.0	815	$1,985	$2.44	25d	1	0.26mi
7250 Golf Colony Ct #104 Lake Worth, FL	2.0	2.0	815	$2,100	$2.58	0d	1	0.26mi
7257 Golf Colony Ct #203 Lake Worth, FL	2.0	2.0	790	$1,950	$2.47	9d	1	0.26mi
7178 Golf Colony Ct #101 Lake Worth, FL	2.0	2.0	735	$1,700	$2.31	25d	1	0.26mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,275	$1.42	9d	1	0.28mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,240	$1.38	13d	1	0.28mi
7118 Golf Colony Ct #103 Lake Worth, FL	2.0	2.0	790	$1,725	$2.18	25d	1	0.31mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$2,000	$2.72	5d	1	0.33mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$1,995	$2.71	16d	1	0.33mi
7149 Golf Colony Ct Lake Worth, FL	2.0	2.0	823	$2,075	$2.52	3d	3	0.34mi
7149 Golf Colony Ct Lake Worth, FL	2.0	2.0	823	$2,098	$2.55	14d	2	0.34mi
7149 Golf Colony Ct #104 Lake Worth, FL	2.0	2.0	790	$2,300	$2.91	25d	1	0.34mi
7091 Golf Colony Ct #201 Lake Worth, FL	2.0	2.0	735	$1,850	$2.52	15d	1	0.37mi
4698 Lucerne Lakes Blvd E #103 Lake Worth, FL	2.0	2.0	1244	$2,100	$1.69	25d	1	0.38mi
7101 Golf Colony Ct #102 Lake Worth, FL	2.0	2.0	790	$2,500	$3.16	25d	1	0.39mi
4682 Lucerne Lakes Blvd E #202 Lake Worth, FL	2.0	2.0	872	$1,800	$2.06	22d	1	0.40mi
4598 Lucerne Lakes Blvd E #101 Lake Worth, FL	2.0	2.0	872	$2,250	$2.58	25d	1	0.45mi
4598 Lucerne Lakes Blvd E #101 Lake Worth, FL	2.0	2.0	872	$2,250	$2.58	6d	1	0.45mi
4483 Luxemburg Ct #201 Lake Worth, FL	3.0	2.0	1265	$2,800	$2.21	25d	1	0.50mi
4489 Luxemburg Ct #101 Lake Worth, FL	2.0	2.0	1005	$2,000	$1.99	25d	1	0.50mi
4471 Luxemburg Ct Lake Worth, FL	2.0	2.0	1005	$2,150	$2.14	25d	2	0.52mi
4471 Luxemburg Ct #101 Lake Worth, FL	2.0	2.0	1005	$2,300	$2.29	20d	1	0.52mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1027	$2,250	$2.19	6d	1	0.54mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1005	$2,250	$2.24	25d	1	0.54mi
4557 Luxemburg Ct Lake Worth, FL	2.0	1.5	1065	$2,400	$2.25	25d	1	0.54mi
4657 Fountains Dr S #206 Lake Worth, FL	1.0	1.0	882	$1,650	$1.87	13d	1	0.74mi
4702 Fountains Dr S #207 Lake Worth, FL	2.0	2.5	1434	$2,600	$1.81	25d	1	0.75mi
4702 Fountains Dr S #207 Lake Worth, FL	2.0	2.5	1434	$2,600	$1.81	2d	1	0.75mi
4770 Fountains Dr S #303 Lake Worth, FL	2.0	2.0	1434	$2,200	$1.53	4d	1	0.77mi
5586 3rd Rd Lake Worth, FL	3.0	2.0	1116	$3,250	$2.91	5d	1	0.80mi
4345 Trevi Ct #204 Lake Worth, FL	2.0	2.0	1005	$2,100	$2.09	22d	1	0.81mi

HOA detail condo

• Monthly dues: $708 · $8,496/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $85,000 Active 105 DOM
2. 2026-06-18
   days on market $85,000 Active 102 DOM
3. 2026-06-17
   days on market $85,000 Active 101 DOM
4. 2026-06-16
   days on market $85,000 Active 100 DOM
5. 2026-06-15
   days on market $85,000 Active 99 DOM
6. 2026-06-13
   days on market $85,000 Active 97 DOM
7. 2026-06-09
   days on market $85,000 Active 93 DOM
8. 2026-06-08
   days on market $85,000 Active 92 DOM
9. 2026-06-07
   days on market $85,000 Active 91 DOM
10. 2026-06-04
    days on market $85,000 Active 88 DOM
11. 2026-06-03
    days on market $85,000 Active 87 DOM
12. 2026-06-02
    days on market $85,000 Active 86 DOM
13. 2026-06-01
    days on market $85,000 Active 85 DOM
14. 2026-05-31
    days on market $85,000 Active 84 DOM
15. 2026-05-16
    price $85,000
16. 2026-04-18
    price $87,000
17. 2026-03-08
    listed $90,000 Active
18. 2026-02-01
    historical
19. 2026-01-09
    price $77,000
20. 2025-10-01
    price $87,000
21. 2025-08-15
    price $89,900
22. 2025-07-24
    price $100,000
23. 2025-07-09
    price $105,000
24. 2025-06-26
    price $110,000
25. 2025-06-12
    listed $115,000 Active
26. 2025-05-30
    historical
27. 2025-04-04
    price $125,000
28. 2025-02-19
    price $129,900
29. 2025-01-18
    price $135,000
30. 2024-11-22
    price $139,900
31. 2024-11-06
    price $145,000
32. 2024-09-30
    listed $149,900 Active
33. 2008-04-07
    soldstatus $42,000
34. 2008-03-27
    historical
35. 2008-01-16
    listed $56,900
36. 2003-04-16
    soldstatus $49,900
37. 2003-04-04
    soldstatus $49,900
38. 2002-12-23
    listed $49,900

ⓘ 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: $2,018 · $168/mo
• Projected year-2 tax: $2,018 · $168/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 · 26 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: $24,601
• − Mortgage interest: −$4,761
• − Property taxes: −$2,018
• − Insurance: −$425
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − HOA: −$8,496
• − Depreciation: −$2,473
• Taxable income: $2,493
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $2,549/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

+70.3% since first listed

24 events — show timeline

• 2026-05-16 Price Changed $85,000 Beaches MLS
• 2026-04-18 Price Changed $87,000 Beaches MLS
• 2026-03-08 Listed $90,000 Beaches MLS
• 2026-02-01 Listing Removed — Beaches MLS
• 2026-01-09 Price Changed $77,000 Beaches MLS
• 2025-10-01 Price Changed $87,000 Beaches MLS
• 2025-08-15 Price Changed $89,900 Beaches MLS
• 2025-07-24 Price Changed $100,000 Beaches MLS
• 2025-07-09 Price Changed $105,000 Beaches MLS
• 2025-06-26 Price Changed $110,000 Beaches MLS
• 2025-06-12 Listed $115,000 Beaches MLS
• 2025-05-30 Listing Removed — Beaches MLS
• 2025-04-04 Price Changed $125,000 Beaches MLS
• 2025-02-19 Price Changed $129,900 Beaches MLS
• 2025-01-18 Price Changed $135,000 Beaches MLS
• 2024-11-22 Price Changed $139,900 Beaches MLS
• 2024-11-06 Price Changed $145,000 Beaches MLS
• 2024-09-30 Listed $149,900 Beaches MLS
• 2008-04-07 Sold (MLS) $42,000 Beaches MLS
• 2008-03-27 Listing Removed — Beaches MLS
• 2008-01-16 Listed $56,900 Beaches MLS
• 2003-04-16 Sold (Public Records) $49,900 Public Records
• 2003-04-04 Sold (MLS) $49,900 Beaches MLS
• 2002-12-23 Listed $49,900 Beaches MLS

Property tax history

+16.6%/yr

Latest (2025): $2,018 · +4.4% YoY. Source: county tax records.