7118 Golf Colony Ct #106 · Greenacres, FL 33467

$124,900

2 bd · 2.0 ba · 790 sqft · Condo public records · 100 Days on market

Built 1985 $600/mo HOA · 28% 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 +24.3/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• 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

Create your own tropical paradise with this furnished 2 bedroom, 2 bath 1st floor corner unit condo. Entertain in style with a living room, dining area and large screen enclosed patio. The eat-in kitchen provides a pass through to the dining area and plenty of counter space and cabinets. Spacious master retreat with a walk-in closet and an en-suite bath with a walk-in shower. Neutral flooring, updated showers and an abundance of natural light complete this corner unit home. Relax on the large screen enclosed patio with a golf view. Lucerne Lakes Golf Colony provides first class amenities that includes a clubhouse and a resort style pool. Located close to shopping, dining, entertainment, major highways and airports.

Key facts

• First-floor condo
• Natural light
• Corner unit

Tags

• CORNER UNIT
• FIRST-FLOOR CONDO
• NATURAL LIGHT
• QUIET COMMUNITY
• VARIETY OF AMENITIES
• EXCELLENT LOCATION

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Has association; Monthly HOA fee (reported) of 600; HOA includes cable TV, water, common area maintenance and grounds; Community amenities: clubhouse, pool, spa/hot tub, billiard room, shuffleboard court; Senior community

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Single-story; Faces north; Living area approximately 790 (public records)
• Construction: CBS construction; Building area listed as 868; Building name/identifier: 15
• Exterior features: Covered patio; Screened patio; Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Bedroom layout is stacked; Partially furnished; Sliding windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (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 19d 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 $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 100 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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: 1.70% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 4.9

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: -8.2%
• Equity multiple: 0.71×
• Total profit: $-10,101
• Equity at exit: $18,623

10-year hold

• IRR: -6.0%
• Equity multiple: 0.69×
• Total profit: $-10,756
• Equity at exit: $10,799

Cash invested: $34,972 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,128 high
• Mortgage (P&I): −$655
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$52
• HOA: −$600
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $251

Break-even live

Break-even rent $1,810

Max offer price $124,900

Occupancy floor 83%

Sensitivity live

Price	-10% $322	-5% $286	+0% $251	+5% $216	+10% $180
Rent	-10% $83	-5% $167	+0% $251	+5% $335	+10% $419
Rate	-1.0pp $314	-0.5pp $283	base $251	+0.5pp $219	+1.0pp $186

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7118 Golf Colony Ct #103 Lake Worth, FL	2.0	2.0	790	$1,725	$2.18	25d	1	0.03mi
7178 Golf Colony Ct #101 Lake Worth, FL	2.0	2.0	735	$1,700	$2.31	25d	1	0.05mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$2,000	$2.72	5d	1	0.08mi
7137 Golf Colony Ct #202 Lake Worth, FL	2.0	2.0	735	$1,995	$2.71	16d	1	0.08mi
7250 Golf Colony Ct #104 Lake Worth, FL	2.0	2.0	815	$2,100	$2.58	0d	1	0.09mi
7250 Golf Colony Ct #104 Lake Worth, FL	2.0	2.0	815	$1,985	$2.44	25d	1	0.09mi
7091 Golf Colony Ct #201 Lake Worth, FL	2.0	2.0	735	$1,850	$2.52	15d	1	0.10mi
7149 Golf Colony Ct Lake Worth, FL	2.0	2.0	823	$2,098	$2.55	14d	2	0.11mi
7149 Golf Colony Ct Lake Worth, FL	2.0	2.0	823	$2,075	$2.52	3d	3	0.11mi
7149 Golf Colony Ct #104 Lake Worth, FL	2.0	2.0	790	$2,300	$2.91	25d	1	0.11mi
7101 Golf Colony Ct #102 Lake Worth, FL	2.0	2.0	790	$2,500	$3.16	25d	1	0.12mi
4682 Lucerne Lakes Blvd E #202 Lake Worth, FL	2.0	2.0	872	$1,800	$2.06	22d	1	0.13mi
7281 Golf Colony Ct #204 Lake Worth, FL	1.0	1.0	857	$1,450	$1.69	13d	1	0.14mi
7257 Golf Colony Ct #203 Lake Worth, FL	2.0	2.0	790	$1,950	$2.47	9d	1	0.17mi
4598 Lucerne Lakes Blvd E #101 Lake Worth, FL	2.0	2.0	872	$2,250	$2.58	6d	1	0.17mi
4598 Lucerne Lakes Blvd E #101 Lake Worth, FL	2.0	2.0	872	$2,250	$2.58	25d	1	0.17mi
4471 Luxemburg Ct Lake Worth, FL	2.0	2.0	1005	$2,150	$2.14	25d	2	0.24mi
4471 Luxemburg Ct #101 Lake Worth, FL	2.0	2.0	1005	$2,300	$2.29	20d	1	0.24mi
4489 Luxemburg Ct #101 Lake Worth, FL	2.0	2.0	1005	$2,000	$1.99	25d	1	0.24mi
4640 Lucerne Lakes Blvd W #605 Lake Worth, FL	2.0	1.0	900	$1,600	$1.78	16d	1	0.26mi
4557 Luxemburg Ct Lake Worth, FL	2.0	1.5	1065	$2,400	$2.25	25d	1	0.26mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1027	$2,250	$2.19	6d	1	0.26mi
4539 Luxemburg Ct Lake Worth, FL	2.0	2.0	1005	$2,250	$2.24	25d	1	0.26mi
4640 Lucerne Lakes Blvd W Lake Worth, FL	2.0	1.0–2.0	960	$1,525	$1.59	5d	2	0.27mi
4760 Lucerne Lakes Blvd W #405 Lake Worth, FL	1.0	1.5	1000	$1,490	$1.49	25d	1	0.28mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,275	$1.42	9d	1	0.35mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,240	$1.38	13d	1	0.35mi
4657 Fountains Dr S #206 Lake Worth, FL	1.0	1.0	882	$1,650	$1.87	13d	1	0.46mi
4345 Trevi Ct #204 Lake Worth, FL	2.0	2.0	1005	$2,100	$2.09	22d	1	0.54mi
4363 Trevi Ct #203 Lake Worth, FL	1.0	1.5	761	$1,650	$2.17	25d	1	0.57mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	18d	1	0.59mi
4801 Esedra Ct Lake Worth, FL	2.0	2.0	1027	$2,075	$2.02	12d	2	0.60mi
4801 Esedra Ct #201 Lake Worth, FL	2.0	2.0	1005	$2,300	$2.29	25d	1	0.60mi
4266 Deste Ct #107 Greenacres, FL	2.0	2.0	978	$2,100	$2.15	25d	1	0.63mi
4284 Deste Ct #304 Greenacres, FL	1.0	1.0	716	$2,200	$3.07	18d	1	0.64mi
4832 Esedra Ct Lake Worth, FL	1.0–3.0	1.0–2.0	1026	$1,650	$1.61	4d	2	0.66mi
4236 Deste Ct #108 Greenacres, FL	1.0	1.0	716	$1,800	$2.51	18d	1	0.68mi
4242 Deste Ct Unit 208 Greenacres, FL	2.0	2.0	978	$2,500	$2.56	25d	1	0.68mi
4230 Deste Ct Unit 305 Greenacres, FL	1.0	1.0	716	$1,900	$2.65	6d	1	0.70mi
4254 Deste Ct #305 Greenacres, FL	1.0	1.0	716	$1,500	$2.09	25d	1	0.71mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-01
   days on market $124,900 Active 100 DOM
2. 2026-05-31
   days on market $124,900 Active 99 DOM
3. 2026-04-13
   price $124,900
4. 2026-03-26
   price $127,500
5. 2026-03-11
   price $129,900
6. 2026-02-24
   price $136,900
7. 2026-02-21
   listed $139,900 Active
8. 2021-12-15
   soldstatus $115,000
9. 2021-12-09
   soldstatus $115,000 Closed 727-char remark

   Show marketing remark (727 chars)

   Create your own tropical paradise with this furnished 2 bedroom, 2 bath 1st floor corner unit condo. Entertain in style with a living room, dining area and large screen enclosed patio. The eat-in kitchen provides a pass through to the dining area and plenty of counter space and cabinets. Spacious master retreat with a walk-in closet and an en-suite bath with a walk-in shower. Neutral flooring, updated showers and an abundance of natural light complete this corner unit home. Relax on the large screen enclosed patio with a golf view. Lucerne Lakes Golf Colony provides first class amenities that includes a clubhouse and a resort style pool. Located close to shopping, dining, entertainment, major highways and airports.

10. 2021-11-03
    status Pending 727-char remark

    Show marketing remark (727 chars)

    Create your own tropical paradise with this furnished 2 bedroom, 2 bath 1st floor corner unit condo. Entertain in style with a living room, dining area and large screen enclosed patio. The eat-in kitchen provides a pass through to the dining area and plenty of counter space and cabinets. Spacious master retreat with a walk-in closet and an en-suite bath with a walk-in shower. Neutral flooring, updated showers and an abundance of natural light complete this corner unit home. Relax on the large screen enclosed patio with a golf view. Lucerne Lakes Golf Colony provides first class amenities that includes a clubhouse and a resort style pool. Located close to shopping, dining, entertainment, major highways and airports.

11. 2021-10-21
    status Active 727-char remark

    Show marketing remark (727 chars)

    Create your own tropical paradise with this furnished 2 bedroom, 2 bath 1st floor corner unit condo. Entertain in style with a living room, dining area and large screen enclosed patio. The eat-in kitchen provides a pass through to the dining area and plenty of counter space and cabinets. Spacious master retreat with a walk-in closet and an en-suite bath with a walk-in shower. Neutral flooring, updated showers and an abundance of natural light complete this corner unit home. Relax on the large screen enclosed patio with a golf view. Lucerne Lakes Golf Colony provides first class amenities that includes a clubhouse and a resort style pool. Located close to shopping, dining, entertainment, major highways and airports.

12. 2021-10-19
    status Pending 727-char remark

    Show marketing remark (727 chars)

    Create your own tropical paradise with this furnished 2 bedroom, 2 bath 1st floor corner unit condo. Entertain in style with a living room, dining area and large screen enclosed patio. The eat-in kitchen provides a pass through to the dining area and plenty of counter space and cabinets. Spacious master retreat with a walk-in closet and an en-suite bath with a walk-in shower. Neutral flooring, updated showers and an abundance of natural light complete this corner unit home. Relax on the large screen enclosed patio with a golf view. Lucerne Lakes Golf Colony provides first class amenities that includes a clubhouse and a resort style pool. Located close to shopping, dining, entertainment, major highways and airports.

13. 2021-10-08
    listed $124,999 Active 727-char remark

    Show marketing remark (727 chars)

    Create your own tropical paradise with this furnished 2 bedroom, 2 bath 1st floor corner unit condo. Entertain in style with a living room, dining area and large screen enclosed patio. The eat-in kitchen provides a pass through to the dining area and plenty of counter space and cabinets. Spacious master retreat with a walk-in closet and an en-suite bath with a walk-in shower. Neutral flooring, updated showers and an abundance of natural light complete this corner unit home. Relax on the large screen enclosed patio with a golf view. Lucerne Lakes Golf Colony provides first class amenities that includes a clubhouse and a resort style pool. Located close to shopping, dining, entertainment, major highways and airports.

14. 2003-07-17
    soldstatus $60,000
15. 2003-07-11
    soldstatus $60,000 158-char remark

    Show marketing remark (158 chars)

    VERY WELL MANTAINED 1ST FLOOR UNIT OVERLOOKING GOLF COURSE. CERAMIC TILE IN ENTRY AND BATH. NEW REFRIG AND DISHWASHER AND WASHER AND DRYER. NEWER WATER HEATER

16. 2003-03-31
    listed $61,900 158-char remark

    Show marketing remark (158 chars)

    VERY WELL MANTAINED 1ST FLOOR UNIT OVERLOOKING GOLF COURSE. CERAMIC TILE IN ENTRY AND BATH. NEW REFRIG AND DISHWASHER AND WASHER AND DRYER. NEWER WATER HEATER

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $1,476 · $123/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 · 27 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: $25,536
• − Mortgage interest: −$6,996
• − Property taxes: −$1,476
• − Insurance: −$624
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − HOA: −$7,200
• − Depreciation: −$3,633
• Taxable income: $1,520
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $2,649/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

+101.8% since first listed

14 events — show timeline

• 2026-04-13 Price Changed $124,900 Beaches MLS
• 2026-03-26 Price Changed $127,500 Beaches MLS
• 2026-03-11 Price Changed $129,900 Beaches MLS
• 2026-02-24 Price Changed $136,900 Beaches MLS
• 2026-02-21 Listed $139,900 Beaches MLS
• 2021-12-15 Sold (Public Records) $115,000 Public Records
• 2021-12-09 Sold (MLS) $115,000 Beaches MLS
• 2021-11-03 Pending — Beaches MLS
• 2021-10-21 Relisted — Beaches MLS
• 2021-10-19 Pending — Beaches MLS
• 2021-10-08 Listed $124,999 Beaches MLS
• 2003-07-17 Sold (Public Records) $60,000 Public Records
• 2003-07-11 Sold (MLS) $60,000 Beaches MLS
• 2003-03-31 Listed $61,900 Beaches MLS

Property tax history

+11.7%/yr

Latest (2025): $1,476 · +3.7% YoY. Source: county tax records.