200 Village Green Cir E Unit K218 · Palm Springs, FL 33461

$86,500

1 bd · 1.0 ba · 650 sqft · Condo · 322 Days on market

Built 1979 $376/mo HOA · 24% 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 +27.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FURNISHED A/C 2 YRS OLD. SECOND FLOOR ELEVATOR BUILDING. CLEAN ATTRACTIVE READY FOR OCCUPANCY. GREAT AMENITIES. MOTIVATED SELLER! COMPLETELY FURNISHED CLEAN ATTRACTIVE READY FOR OCCUPANCY GREAT AMENITIES. LOW CONDO FEE INCLUDES CABLE!!!!!

Key facts

• Near shopping
• Near restaurants
• Remodeled condo

Tags

• REMODELED CONDO
• CONVENIENTLY LOCATED
• NEAR SHOPPING
• NEAR RESTAURANTS

Property features AI

Finance

• HOA & community: Monthly association fee; Association amenities include billiard room, clubhouse, elevators, pool, and putting green; Association fee includes cable TV and insurance; Senior community; Pets allowed (restrictions possible)

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; 3-story building; Faces east; Resale unit
• Construction: Concrete / CBS construction; Appraiser-sourced living area
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $86k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#297 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, schools 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 (-2.5%/yr); 274 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 30% of the median local income ($62k/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 $598 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 322 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $38k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 322 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 1979 — 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: 1.81% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 4.6

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: -1.8%
• Equity multiple: 0.94×
• Total profit: $-1,553
• Equity at exit: $12,897

10-year hold

• IRR: 2.6%
• Equity multiple: 1.15×
• Total profit: $3,572
• Equity at exit: $7,479

Cash invested: $24,220 (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 33461

• Rents YoY: -2.5%
• Active inventory: 274
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$454
• Tax est. 1.5%: −$108 /mo · $1,298/yr
• Insurance: −$36
• HOA: −$376
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $264

Break-even live

Break-even rent $1,233

Max offer price $86,500

Occupancy floor 78%

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: $21,625
• Closing costs: $2,595
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	4d	1	0.08mi
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	5d	1	0.14mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,400	$1.89	24d	2	0.15mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,450	$2.64	24d	1	0.27mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,375	$2.50	22d	1	0.27mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	670	$2,352	$3.51	14d	1	0.28mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	625	$2,268	$3.63	7d	1	0.28mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	7d	1	0.41mi
300 Bonnie Blvd #144 Palm Springs, FL	1.0	1.0	702	$1,350	$1.92	24d	1	0.59mi
246 Cypress Ln Lake Worth Beach, FL	1.0–2.0	1.0	850	$1,550	$1.82	24d	2	0.61mi
200 Bonnie Blvd #132 Palm Springs, FL	1.0	1.0	577	$1,500	$2.60	22d	1	0.63mi
240 Alemeda Dr Palm Springs, FL	1.0–2.0	1.0–2.0	825	$1,650	$2.00	24d	3	0.65mi
2550 Lakehaven Rd West Palm Beach, FL	1.0	1.0	400	$1,500	$3.75	24d	1	0.79mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	24d	1	0.85mi
3263 Kirk Rd #2 Lake Worth, FL	1.0	1.0	619	$1,650	$2.67	7d	1	0.85mi
2966 Ashley Dr E Unit C West Palm Beach, FL	1.0	1.0	611	$1,375	$2.25	24d	1	0.97mi
2085 S Congress Ave Palm Springs, FL	1.0–3.0	1.0–2.0	963	$2,055	$2.13	2d	14	1.06mi
3874 7th Ave N Unit 3878 Lake Worth Beach, FL	1.0	1.0	528	$1,600	$3.03	24d	1	1.07mi
2951 Ashley Dr W West Palm Beach, FL	1.0	1.5	662	$1,525	$2.30	20d	1	1.08mi
2951 Ashley Dr W Unit D West Palm Beach, FL	1.0	1.5	662	$1,450	$2.19	17d	1	1.08mi
965 Manor Dr Palm Springs, FL	2.0	1.0	687	$1,722	$2.51	1d	5	1.24mi
2854 Crosley Dr E Unit J West Palm Beach, FL	1.0	1.0	612	$1,300	$2.12	24d	1	1.27mi
2805 Crosley Dr E Unit E West Palm Beach, FL	1.0	1.5	662	$1,250	$1.89	24d	1	1.28mi
3654 Coconut Rd Palm Springs, FL	1.0	1.0	600	$1,500	$2.50	24d	1	1.29mi
3890 Lakewood Rd #1 Lake Worth, FL	1.0	1.0	433	$1,500	$3.46	11d	1	1.35mi
2723 Dudley Dr W Unit G West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	24d	1	1.37mi
3901 Lakewood Rd Unit A Lake Worth Beach, FL	2.0	1.0	704	$2,000	$2.84	24d	1	1.42mi
2607 Dudley Dr W Unit L West Palm Beach, FL	1.0	1.0	611	$1,300	$2.13	7d	1	1.44mi
4904 Dillon St Unit C Greenacres, FL	1.0	1.0	699	$1,450	$2.07	24d	1	1.47mi
3260 Hi St Unit B Lake Worth Beach, FL	1.0	1.0	400	$1,700	$4.25	24d	1	1.48mi
3901 Gulfstream Rd Unit 2 B Lake Worth Beach, FL	1.0	1.0	450	$1,700	$3.78	20d	1	1.49mi

HOA detail condo

• Monthly dues: $376 · $4,512/yr
• Likely covers: cable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $86,500 Active 322 DOM
2. 2026-06-17
   days on market $86,500 Active 321 DOM
3. 2026-06-16
   days on market $86,500 Active 320 DOM
4. 2026-06-15
   days on market $86,500 Active 319 DOM
5. 2026-06-13
   days on market $86,500 Active 317 DOM
6. 2026-06-09
   days on market $86,500 Active 313 DOM
7. 2026-06-07
   days on market $86,500 Active 311 DOM
8. 2026-06-04
   days on market $86,500 Active 308 DOM
9. 2026-06-03
   days on market $86,500 Active 307 DOM
10. 2026-06-01
    days on market $86,500 Active 305 DOM
11. 2026-05-31
    days on market $86,500 Active 304 DOM
12. 2026-04-07
    price $86,500
13. 2025-11-13
    price $87,000
14. 2025-10-31
    price $88,000
15. 2025-09-13
    price $99,000
16. 2025-08-13
    price $119,999
17. 2025-07-31
    listed $125,000 Active
18. 2021-05-12
    historical
19. 2021-03-20
    price $58,999
20. 2021-03-05
    price $58,599
21. 2021-02-08
    price $59,000
22. 2021-01-24
    price $65,000
23. 2020-12-16
    listed $59,900 Active
24. 2006-06-30
    soldstatus $70,000 238-char remark

    Show marketing remark (238 chars)

    FURNISHED A/C 2 YRS OLD. SECOND FLOOR ELEVATOR BUILDING. CLEAN ATTRACTIVE READY FOR OCCUPANCY. GREAT AMENITIES. MOTIVATED SELLER! COMPLETELY FURNISHED CLEAN ATTRACTIVE READY FOR OCCUPANCY GREAT AMENITIES. LOW CONDO FEE INCLUDES CABLE!!!!!

25. 2006-05-03
    historical 238-char remark

    Show marketing remark (238 chars)

    FURNISHED A/C 2 YRS OLD. SECOND FLOOR ELEVATOR BUILDING. CLEAN ATTRACTIVE READY FOR OCCUPANCY. GREAT AMENITIES. MOTIVATED SELLER! COMPLETELY FURNISHED CLEAN ATTRACTIVE READY FOR OCCUPANCY GREAT AMENITIES. LOW CONDO FEE INCLUDES CABLE!!!!!

26. 2006-01-26
    listed $74,900 238-char remark

    Show marketing remark (238 chars)

    FURNISHED A/C 2 YRS OLD. SECOND FLOOR ELEVATOR BUILDING. CLEAN ATTRACTIVE READY FOR OCCUPANCY. GREAT AMENITIES. MOTIVATED SELLER! COMPLETELY FURNISHED CLEAN ATTRACTIVE READY FOR OCCUPANCY GREAT AMENITIES. LOW CONDO FEE INCLUDES CABLE!!!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe
• 💨 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: $18,798
• − Mortgage interest: −$4,845
• − Property taxes: −$1,298
• − Insurance: −$432
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − HOA: −$4,512
• − Depreciation: −$2,516
• Taxable income: $2,187
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $2,640/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 — Palm Springs

• Score: 73/100
• State rank: #297
• US rank: #5045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, FL
• County: Palm Beach County · 1,438,312 people
• City population: 49,443
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 49,443
• Household income: $61,963
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2663.0

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: Hispanic / Latino 59% Two or more races 26% White 20% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 6% Cuban 16% Dominican 2%
• Common ancestry: Hispanic 9% Romanian 1% Lithuanian 1%
• Foreign-born: 52% · Canada, Jamaica
• Languages at home: 31% English-only · Spanish 54% 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: ▼ -269.03%
• Current HPI: 493.0041
• Rent YoY: ▼ -2.47%
• 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

+15.5% since first listed

15 events — show timeline

• 2026-04-07 Price Changed $86,500 Beaches MLS
• 2025-11-13 Price Changed $87,000 Beaches MLS
• 2025-10-31 Price Changed $88,000 Beaches MLS
• 2025-09-13 Price Changed $99,000 Beaches MLS
• 2025-08-13 Price Changed $119,999 Beaches MLS
• 2025-07-31 Listed $125,000 Beaches MLS
• 2021-05-12 Listing Removed — Beaches MLS
• 2021-03-20 Price Changed $58,999 Beaches MLS
• 2021-03-05 Price Changed $58,599 Beaches MLS
• 2021-02-08 Price Changed $59,000 Beaches MLS
• 2021-01-24 Price Changed $65,000 Beaches MLS
• 2020-12-16 Listed $59,900 Beaches MLS
• 2006-06-30 Sold (MLS) $70,000 Beaches MLS
• 2006-05-03 Listing Removed — Beaches MLS
• 2006-01-26 Listed $74,900 Beaches MLS