4833 Esedra Ct #201 · Greenacres, FL 33467

$125,000

3 bd · 2.0 ba · 1,265 sqft · Condo public records · 280 Days on market

Built 1973 $949/mo HOA · 38% 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 +25.6/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• 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 MLS

COMPLETELY RENOVATED CONVERTIBLE EVERTHING NEW TOP OF THE LINE APPLIANCES MOVE IN WITH YOUR FURNITURE NOTHING ELSE NEED BE DONE SEE FOR YOURSELF-MANNED GATES-MANDATORY MEMBERSHIP IN COUNTRY CLUB REQUIRED

Key facts

• Updated bathrooms
• Open den
• Plenty of cabinetry

Tags

• UPDATED STONE LIKE FLOORING
• SPLIT BEDROOM FLOOR
• UPDATED BATHROOMS
• PLENTY OF CABINETRY
• STONE COUNTERS
• OPEN DEN

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Monthly HOA fee; Community pool; HOA covers insurance, sewer, water and common areas

Exterior

• Parking: Assigned parking; Guest parking
• Security: Gated community with guard
• Utilities: No utilities listed
• Home design: Condominium; 3-story building; Faces northeast; Resale condition
• Construction: Constructed with CBS and other materials
• Exterior features: Gated community with guard; No waterfront

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heating present (other); Central air; Ceiling fans
• Interior features: Split bedroom layout; Unfurnished
• Laundry & utility: Laundry closet inside unit with washer and dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $110k (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: 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: Heritage Elementary School (math 35% / reading 39%, grade F, #1,609 of 2,144 statewide, top 77%, 786 students, 75% FRL); Woodlands Middle School (math 51% / reading 58%, grade B-, #183 of 571 statewide, top 34%, 1,551 students, 40% FRL); Santaluces Community High (math 22% / reading 39%, grade F, #434 of 667 statewide, top 66%, 2,675 students, 61% FRL).
• Market conditions: Rents soft (-0.4%/yr); 666 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 32% of the median local income ($96k/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 $864 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 280 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $55k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 38% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 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 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?
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: 2.02% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.15%
• DSCR: 1.45
• GRM: 4.1

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: -6.7%
• Equity multiple: 0.76×
• Total profit: $-8,240
• Equity at exit: $18,638

10-year hold

• IRR: -5.3%
• Equity multiple: 0.74×
• Total profit: $-9,235
• Equity at exit: $10,808

Cash invested: $35,000 (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: 666
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,524 high
• Mortgage (P&I): −$656
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$52
• HOA: −$949
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $296

Break-even live

Break-even rent $2,149

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $367	-5% $332	+0% $296	+5% $261	+10% $225
Rent	-10% $97	-5% $196	+0% $296	+5% $396	+10% $495
Rate	-1.0pp $359	-0.5pp $328	base $296	+0.5pp $264	+1.0pp $231

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4832 Esedra Ct Lake Worth, FL	1.0–3.0	1.0–2.0	1026	$1,800	$1.75	4d	2	0.04mi
4832 Esedra Ct #203 Lake Worth, FL	3.0	2.0	1225	$1,800	$1.47	26d	1	0.04mi
4801 Esedra Ct Lake Worth, FL	2.0	2.0	1027	$2,075	$2.02	12d	2	0.10mi
4801 Esedra Ct #201 Lake Worth, FL	2.0	2.0	1005	$2,300	$2.29	26d	1	0.10mi
6909 Harbours Edge Ave Unit 6909 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	9d	1	0.20mi
6909 Harbours Edge Ave Unit 6909 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	26d	1	0.20mi
4266 Deste Ct #107 Greenacres, FL	2.0	2.0	978	$2,100	$2.15	26d	1	0.20mi
4702 Fountains Dr S #207 Lake Worth, FL	2.0	2.5	1434	$2,600	$1.81	26d	1	0.21mi
4702 Fountains Dr S #207 Lake Worth, FL	2.0	2.5	1434	$2,600	$1.81	3d	1	0.21mi
443 Pine Glen Ln Unit B2 Greenacres, FL	2.0	2.0	922	$1,500	$1.63	26d	1	0.21mi
441 Pine Glen Ln Unit A1 Greenacres, FL	2.0	1.0	1700	$1,600	$0.94	26d	1	0.24mi
407 Pine Cir Unit C1 Greenacres, FL	2.0	2.0	922	$1,800	$1.95	26d	1	0.29mi
407 Pine Cir Unit B1 Greenacres, FL	2.0	2.0	922	$1,750	$1.90	26d	1	0.29mi
4242 Deste Ct Unit 208 Greenacres, FL	2.0	2.0	978	$2,500	$2.56	26d	1	0.29mi
1204 Timberlane Cir Unit 12D Greenacres, FL	3.0	2.0	1332	$2,800	$2.10	5d	1	0.29mi
4770 Fountains Dr S #303 Lake Worth, FL	2.0	2.0	1434	$2,200	$1.53	4d	1	0.34mi
6615 Waterfront Xing Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$3,604	$3.31	1d	23	0.37mi
4535 Oak Terrace Dr Greenacres, FL	3.0	2.0	1061	$2,400	$2.26	14d	1	0.38mi
4535 Oak Terrace Dr Greenacres, FL	3.0	2.0	1061	$2,500	$2.36	17d	1	0.38mi
417 Pine Glen Ln Unit D2 Greenacres, FL	2.0	2.0	922	$1,550	$1.68	26d	1	0.39mi
417 Pine Glen Ln Unit C2 Greenacres, FL	2.0	2.0	922	$1,800	$1.95	26d	1	0.39mi
4360 Fountains Dr Lake Worth, FL	3.0	3.0	1600	$2,750	$1.72	26d	1	0.42mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1027	$2,250	$2.19	7d	1	0.42mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1005	$2,250	$2.24	26d	1	0.42mi
4228 Deste Ct Greenacres, FL	3.0	2.5	1497	$3,000	$2.00	20d	1	0.43mi
4557 Luxemburg Ct Lake Worth, FL	2.0	1.5	1065	$2,400	$2.25	26d	1	0.44mi
5172 Fountains Dr S Lake Worth, FL	2.0	2.0	1591	$2,400	$1.51	26d	1	0.45mi
4489 Luxemburg Ct #101 Lake Worth, FL	2.0	2.0	1005	$2,000	$1.99	26d	1	0.45mi
4245 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$2,000	$2.27	26d	1	0.45mi
4243 Oak Terrace Dr #4243 Greenacres, FL	2.0	2.0	883	$1,950	$2.21	26d	1	0.45mi
4259 Oak Terrace Dr Unit 2 Greenacres, FL	2.0	2.0	1400	$2,000	$1.43	26d	1	0.46mi
4259 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,900	$2.15	26d	1	0.46mi
4471 Luxemburg Ct #101 Lake Worth, FL	2.0	2.0	1005	$2,300	$2.29	20d	1	0.46mi
4471 Luxemburg Ct Lake Worth, FL	2.0	2.0	1005	$2,150	$2.14	26d	2	0.46mi
4483 Luxemburg Ct #201 Lake Worth, FL	3.0	2.0	1265	$2,800	$2.21	26d	1	0.46mi
4469 Luxemburg Ct Lake Worth, FL	3.0	2.5	1502	$3,400	$2.26	26d	1	0.47mi
4345 Trevi Ct #204 Lake Worth, FL	2.0	2.0	1005	$2,100	$2.09	22d	1	0.48mi
4416 Hammock Grove Dr Lake Worth, FL	4.0	2.5	1750	$3,600	$2.06	26d	1	0.48mi
4221 Oak Terrace Dr Greenacres, FL	2.0	2.0	883	$1,900	$2.15	26d	1	0.48mi
4185 Oak Terrace Dr Unit 21 Greenacres, FL	2.0	2.0	1400	$2,000	$1.43	26d	1	0.50mi

HOA detail condo

• Monthly dues: $949 · $11,388/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-05
   status Pending
2. 2026-04-23
   price $125,000
3. 2026-03-28
   price $130,000
4. 2026-03-20
   price $140,000
5. 2026-02-19
   price $145,000
6. 2026-01-23
   price $150,000
7. 2025-12-30
   status Active
8. 2025-12-29
   status Pending
9. 2025-12-12
   price $171,000
10. 2025-07-27
    listed $180,000 Active
11. 2005-11-04
    soldstatus $190,000 203-char remark

    Show marketing remark (203 chars)

    COMPLETELY RENOVATED CONVERTIBLE EVERTHING NEW TOP OF THE LINE APPLIANCES MOVE IN WITH YOUR FURNITURE NOTHING ELSE NEED BE DONE SEE FOR YOURSELF-MANNED GATES-MANDATORY MEMBERSHIP IN COUNTRY CLUB REQUIRED

12. 2005-08-22
    historical 203-char remark

    Show marketing remark (203 chars)

    COMPLETELY RENOVATED CONVERTIBLE EVERTHING NEW TOP OF THE LINE APPLIANCES MOVE IN WITH YOUR FURNITURE NOTHING ELSE NEED BE DONE SEE FOR YOURSELF-MANNED GATES-MANDATORY MEMBERSHIP IN COUNTRY CLUB REQUIRED

13. 2005-07-15
    listed $199,900 203-char remark

    Show marketing remark (203 chars)

    COMPLETELY RENOVATED CONVERTIBLE EVERTHING NEW TOP OF THE LINE APPLIANCES MOVE IN WITH YOUR FURNITURE NOTHING ELSE NEED BE DONE SEE FOR YOURSELF-MANNED GATES-MANDATORY MEMBERSHIP IN COUNTRY CLUB REQUIRED

14. 1974-01-01
    soldstatus $38,000

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$547/yr (+$46/mo · 111.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $30,283
• − Mortgage interest: −$7,002
• − Property taxes: −$491
• − Insurance: −$625
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − HOA: −$11,388
• − Depreciation: −$3,636
• Taxable income: $2,295
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $3,003/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

+228.9% since first listed

14 events — show timeline

• 2026-05-05 Pending — Beaches MLS
• 2026-04-23 Price Changed $125,000 Beaches MLS
• 2026-03-28 Price Changed $130,000 Beaches MLS
• 2026-03-20 Price Changed $140,000 Beaches MLS
• 2026-02-19 Price Changed $145,000 Beaches MLS
• 2026-01-23 Price Changed $150,000 Beaches MLS
• 2025-12-30 Relisted — Beaches MLS
• 2025-12-29 Pending — Beaches MLS
• 2025-12-12 Price Changed $171,000 Beaches MLS
• 2025-07-27 Listed $180,000 Beaches MLS
• 2005-11-04 Sold (MLS) $190,000 Beaches MLS
• 2005-08-22 Listing Removed — Beaches MLS
• 2005-07-15 Listed $199,900 Beaches MLS
• 1974-01-01 Sold (Public Records) $38,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $491 · +5.9% YoY. Source: county tax records.