3590 Via Poinciana #416 · Greenacres, FL 33467

$144,900

2 bd · 2.0 ba · 1,436 sqft · Condo public records · 127 Days on market

Built 1974 $698/mo HOA · 30% 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 +10.0/10.0
• 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 +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PREFFERED BRIGHT LARGE END UNIT ON 4TH FLOOR W/ WINDOW IN DIN AND KIT. LOTS OF TILE AND FURNISHED READY TO MOVE INTO. PERFECT LOCATION CLOSE TO ALL SHOPPING AND RESTAURANTS.

Key facts

• Natural light
• Heart of poinciana
• $698 HOA

Tags

• NATURAL LIGHT
• WELL-MAINTAINED COMMUNITY
• HEART OF POINCIANA
• ACROSS FROM THE CLUBHOUSE

Property features AI

Finance

• Other: Pets allowed with possible restrictions and breed restrictions
• HOA & community: Community is a senior community; Monthly association fee (community-maintained amenities); Association amenities include: pool, fitness center, clubhouse, billiard room, bocce ball, tennis courts, golf course access, cafe/restaurant, community room, elevators, trash chute, sidewalks, street lights, and internet included; Association fee covers cable TV, insurance, grounds maintenance, pest control, and common areas

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Condominium; Resale unit; Faces east; 6-story building
• Construction: CBS construction; Tar/gravel roof
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling (air conditioning)
• Interior features: Walk-in closets; Split bedroom layout; Partially furnished; Blinds, drapes, and plantation shutters
• Laundry & utility: Laundry inside the unit

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 (-0.4%/yr); 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 127 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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.
• Current owner paid $88k; list at $145k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1974 — 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: 1.60% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 5.2

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: -17.8%
• Equity multiple: 0.40×
• Total profit: $-24,256
• Equity at exit: $21,605

10-year hold

• IRR: -25.6%
• Equity multiple: 0.06×
• Total profit: $-38,248
• 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 33467

• Rents YoY: -0.4%
• Active inventory: 651
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,316 high
• Mortgage (P&I): −$760
• Tax from tax record: −$224 /mo · $2,693/yr
• Insurance: −$60
• HOA: −$698
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $87

Break-even live

Break-even rent $2,206

Max offer price $144,900

Occupancy floor 91%

Sensitivity live

Price	-10% $169	-5% $128	+0% $87	+5% $46	+10% $5
Rent	-10% $-96	-5% $-5	+0% $87	+5% $178	+10% $270
Rate	-1.0pp $160	-0.5pp $124	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
3356 Via Mancebo St Lake Worth, FL	3.0	2.5	1728	$2,650	$1.53	15d	1	0.15mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	14d	1	0.18mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	22d	1	0.18mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	17d	1	0.23mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,800	$1.47	0d	1	0.27mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	25d	1	0.28mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	8d	1	0.32mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	18d	2	0.36mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	25d	1	0.36mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	11d	1	0.36mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	25d	1	0.38mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	25d	1	0.42mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	25d	1	0.43mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	21d	1	0.43mi
3258 Jog Park Dr Greenacres, FL	2.0	2.0	1415	$2,300	$1.63	25d	1	0.44mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	25d	1	0.44mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	25d	1	0.44mi
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	25d	1	0.48mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	15d	1	0.49mi
3043 Grandiflora Dr Lake Worth, FL	3.0	2.0	1316	$2,700	$2.05	12d	1	0.51mi
3350 Perimeter Dr #1323 Greenacres, FL	2.0	2.0	1059	$1,975	$1.86	2d	1	0.56mi
3386 Lucerne Park Dr Greenacres, FL	2.0	2.0	1059	$1,950	$1.84	25d	1	0.56mi
3024 Lucerne Park Dr Greenacres, FL	3.0	2.0	1545	$3,100	$2.01	25d	1	0.56mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,750	$1.86	21d	1	0.57mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,675	$1.78	6d	1	0.57mi
6733 Broadwater Ln Lake Worth, FL	3.0	2.5	1568	$2,800	$1.79	25d	1	0.57mi
4080 Tivoli Ct #307 Lake Worth, FL	3.0	2.0	1253	$1,999	$1.60	25d	1	0.59mi
6273 Tall Cypress Cir Greenacres, FL	3.0	2.0	1360	$2,400	$1.76	25d	1	0.68mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	22d	1	0.70mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	8d	1	0.70mi
6923 Harbours Edge Ave Lake Worth, FL	3.0	2.5	1690	$3,000	$1.78	25d	1	0.70mi
6923 Harbours Edge Ave Lake Worth, FL	3.0	2.5	1690	$3,000	$1.78	2d	1	0.70mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	18d	1	0.72mi
6285 Tall Cypress Cir Greenacres, FL	2.0	2.0	1556	$2,300	$1.48	13d	1	0.73mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	25d	1	0.73mi
6170 Dodd Rd Unit The Greenacres, FL	2.0	2.0	1000	$2,600	$2.60	25d	1	0.75mi
4125 Pine Branch Cir Lake Worth, FL	3.0	2.0	1786	$2,800	$1.57	25d	1	0.75mi
4329 Pond Lily Ln Unit 4329 Greenacres, FL	3.0	2.5	1690	$2,950	$1.75	22d	1	0.76mi
4228 Deste Ct Greenacres, FL	3.0	2.5	1497	$3,000	$2.00	19d	1	0.78mi
303 Seminole Palms Dr Lake Worth, FL	2.0	2.5	1652	$2,400	$1.45	25d	1	0.83mi

HOA detail condo

• Monthly dues: $698 · $8,376/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $144,900 Active 127 DOM
2. 2026-06-17
   days on market $144,900 Active 126 DOM
3. 2026-06-16
   days on market $144,900 Active 125 DOM
4. 2026-06-15
   days on market $144,900 Active 124 DOM
5. 2026-06-13
   days on market $144,900 Active 122 DOM
6. 2026-06-09
   days on market $144,900 Active 118 DOM
7. 2026-06-07
   days on market $144,900 Active 116 DOM
8. 2026-06-04
   days on market $144,900 Active 113 DOM
9. 2026-06-03
   days on market $144,900 Active 112 DOM
10. 2026-06-01
    days on market $144,900 Active 110 DOM
11. 2026-05-31
    days on market $144,900 Active 109 DOM
12. 2026-02-11
    listed $144,900 Active
13. 2003-12-22
    soldstatus $88,000
14. 2003-10-07
    soldstatus $88,000 173-char remark

    Show marketing remark (173 chars)

    PREFFERED BRIGHT LARGE END UNIT ON 4TH FLOOR W/ WINDOW IN DIN AND KIT. LOTS OF TILE AND FURNISHED READY TO MOVE INTO. PERFECT LOCATION CLOSE TO ALL SHOPPING AND RESTAURANTS.

15. 2003-08-16
    historical 173-char remark

    Show marketing remark (173 chars)

    PREFFERED BRIGHT LARGE END UNIT ON 4TH FLOOR W/ WINDOW IN DIN AND KIT. LOTS OF TILE AND FURNISHED READY TO MOVE INTO. PERFECT LOCATION CLOSE TO ALL SHOPPING AND RESTAURANTS.

16. 2003-06-16
    listed $89,900 173-char remark

    Show marketing remark (173 chars)

    PREFFERED BRIGHT LARGE END UNIT ON 4TH FLOOR W/ WINDOW IN DIN AND KIT. LOTS OF TILE AND FURNISHED READY TO MOVE INTO. PERFECT LOCATION CLOSE TO ALL SHOPPING AND RESTAURANTS.

17. 1999-07-08
    soldstatus $36,000
18. 1991-02-06
    soldstatus $53,000

ⓘ 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: $2,693 · $224/mo
• Projected year-2 tax: $2,693 · $224/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $27,787
• − Mortgage interest: −$8,117
• − Property taxes: −$2,693
• − Insurance: −$724
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − HOA: −$8,376
• − Depreciation: −$4,215
• Taxable loss: −$784
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $1,228/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

+173.4% since first listed

7 events — show timeline

• 2026-02-11 Listed $144,900 Beaches MLS
• 2003-12-22 Sold (Public Records) $88,000 Public Records
• 2003-10-07 Sold (MLS) $88,000 Beaches MLS
• 2003-08-16 Listing Removed — Beaches MLS
• 2003-06-16 Listed $89,900 Beaches MLS
• 1999-07-08 Sold (Public Records) $36,000 Public Records
• 1991-02-06 Sold (Public Records) $53,000 Public Records

Property tax history

+14.9%/yr

Latest (2025): $2,693 · -8.1% YoY. Source: county tax records.