1110 Lake Shore Dr #103 · Lake Park, FL 33403

$300,000

2 bd · 2.0 ba · 923 sqft · Condo public records · 238 Days on market

Built 1989 $660/mo HOA · 18% 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 +17.2/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New sales price is unfurnished! Condo also available turn key at an addt'l fee. Ground floor 2 bdrm condo w/ garage & garden view in the sought-after community of Bay Reach! This unit has been completely renovated, tastefully decorated, & is absolutely perfect for a second home buyer. The spacious kitchen features new GE appliances, quartz counter tops, mosaic back splash, & modern cabinetry. Water heater and air condition system are also new. Bathrooms are updated with new cabinetry, tile and plumbing fixtures. Tile flooring in kitchen, baths and entry way; new carpeting in bedrooms and living room. New knock-down finish on the ceiling and new light fixtures throughout.

Key facts

• Fabulous pool
• Fitness center
• Private garage

Tags

• FABULOUS POOL
• FITNESS CENTER
• BBQ AREA
• PRIVATE GARAGE
• ADDITIONAL PARKING SPACE
• NEAR RESTAURANTS

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Monthly HOA fee ($660) covering cable TV, grounds maintenance, and water; Community amenities: Fitness center and pool

Exterior

• Parking: Detached garage with garage door opener; 1 garage space; 1 covered parking space; 1 open parking space
• Security: Entry phone/intercom; Gated (no guard)
• Utilities: Three-phase electric
• Home design: Condominium; Resale condition; North-facing; 2 total stories
• Construction: Block construction
• Exterior features: Porch; In-ground pool; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: No notable interior features listed
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#542 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: crime F, 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: Lake Park Elementary School (math 57% / reading 62%, grade B-, #690 of 2,144 statewide, top 34%, 389 students, 83% FRL); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 134 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $3,747/mo this rent would consume 64% of the median local household income ($71k/yr) (locally 903% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 238 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask is 13536% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $170k; list at $300k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.25% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.97% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.68×
• Total profit: $-27,186
• Equity at exit: $44,731

10-year hold

• IRR: 5.6%
• Equity multiple: 1.49×
• Total profit: $40,781
• Equity at exit: $25,939

Cash invested: $84,000 (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 33403

• Home prices YoY: -19.6%
• Rents YoY: 6.0%
• Active inventory: 134
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,747 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$388 /mo · $4,659/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$660
• Vacancy / Maint / Mgmt: −$787
• Net cashflow: $147

Break-even live

Break-even rent $3,561

Max offer price $300,000

Occupancy floor 91%

Sensitivity live

Price	-10% $317	-5% $232	+0% $147	+5% $62	+10% $-22
Rent	-10% $-149	-5% $-1	+0% $147	+5% $295	+10% $443
Rate	-1.0pp $298	-0.5pp $224	base $147	+0.5pp $70	+1.0pp $-9

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	1d	10	0.13mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	2134	$14,498	$6.79	1d	19	0.61mi
522 Eastwind Dr North Palm Beach, FL	2.0	2.0	948	$3,995	$4.21	26d	1	0.69mi
524 Eastwind Dr Unit 524 North Palm Beach, FL	2.0	1.0	774	$3,995	$5.16	26d	1	0.69mi
526 Eastwind Dr Unit 526 North Palm Beach, FL	2.0	1.0	840	$3,995	$4.76	26d	1	0.70mi
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	26d	1	0.88mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	26d	1	1.01mi
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	17d	1	1.15mi
1025 Sugar Sands Blvd #159 Riviera Beach, FL	1.0	1.0	987	$4,200	$4.26	26d	1	1.15mi
400 Wilma Cir #309 Riviera Beach, FL	1.0	1.0	818	$4,000	$4.89	7d	1	1.16mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	26d	1	1.20mi
5400 N Ocean Dr Riviera Beach, FL	1.0–2.0	1.0–2.0	1300	$6,500	$5.00	24d	3	1.21mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	26d	1	1.44mi
256 E 24th St Riviera Beach, FL	2.0	1.0	660	$3,500	$5.30	22d	1	1.45mi
300 E 24th St Riviera Beach, FL	1.0	1.0	672	$3,000	$4.46	26d	1	1.45mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	26d	1	1.48mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	24d	1	1.48mi

HOA detail condo

• Monthly dues: $660 · $7,920/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-09
   days on market $300,000 Active 238 DOM
2. 2026-06-07
   days on market $300,000 Active 236 DOM
3. 2026-06-04
   days on market $300,000 Active 233 DOM
4. 2026-06-03
   days on market $300,000 Active 232 DOM
5. 2026-06-01
   days on market $300,000 Active 230 DOM
6. 2026-05-31
   days on market $300,000 Active 229 DOM
7. 2026-02-14
   historical $2,200
8. 2026-01-14
   price $300,000
9. 2026-01-08
   price $310,000
10. 2025-11-27
    listed $2,200
11. 2025-11-22
    historical $2,200
12. 2025-10-15
    listed $2,200
13. 2025-10-13
    listed $315,000 Active
14. 2015-05-27
    soldstatus $170,000 696-char remark

    Show marketing remark (696 chars)

    New sales price is unfurnished! Condo also available turn key at an addt'l fee. Ground floor 2 bdrm condo w/ garage & garden view in the sought-after community of Bay Reach! This unit has been completely renovated, tastefully decorated, & is absolutely perfect for a second home buyer. The spacious kitchen features new GE appliances, quartz counter tops, mosaic back splash, & modern cabinetry. Water heater and air condition system are also new. Bathrooms are updated with new cabinetry, tile and plumbing fixtures. Tile flooring in kitchen, baths and entry way; new carpeting in bedrooms and living room. New knock-down finish on the ceiling and new light fixtures throughout.

15. 2015-05-27
    soldstatus $170,000

    Show marketing remark (696 chars)

    New sales price is unfurnished! Condo also available turn key at an addt'l fee. Ground floor 2 bdrm condo w/ garage & garden view in the sought-after community of Bay Reach! This unit has been completely renovated, tastefully decorated, & is absolutely perfect for a second home buyer. The spacious kitchen features new GE appliances, quartz counter tops, mosaic back splash, & modern cabinetry. Water heater and air condition system are also new. Bathrooms are updated with new cabinetry, tile and plumbing fixtures. Tile flooring in kitchen, baths and entry way; new carpeting in bedrooms and living room. New knock-down finish on the ceiling and new light fixtures throughout.

16. 2015-05-26
    soldstatus $170,000 Closed 340-char remark

    Show marketing remark (340 chars)

    Ground floor 2 bedroom condo WITH GARAGE and garden view in the sought-after community of Bay Reach! This unit has been completely renovated, tastefully furnished and decorated, and is absolutely perfect for a second home buyer. The spacious kitchen features new GE appliances, quartz counter tops, mosaic back splash, and modern cabinetry.

17. 2015-04-15
    historical Contingent 340-char remark

    Show marketing remark (340 chars)

    Ground floor 2 bedroom condo WITH GARAGE and garden view in the sought-after community of Bay Reach! This unit has been completely renovated, tastefully furnished and decorated, and is absolutely perfect for a second home buyer. The spacious kitchen features new GE appliances, quartz counter tops, mosaic back splash, and modern cabinetry.

18. 2015-01-30
    status Active Under Contract 340-char remark

    Show marketing remark (340 chars)

    Ground floor 2 bedroom condo WITH GARAGE and garden view in the sought-after community of Bay Reach! This unit has been completely renovated, tastefully furnished and decorated, and is absolutely perfect for a second home buyer. The spacious kitchen features new GE appliances, quartz counter tops, mosaic back splash, and modern cabinetry.

19. 2015-01-21
    historical Contingent 340-char remark

    Show marketing remark (340 chars)

    Ground floor 2 bedroom condo WITH GARAGE and garden view in the sought-after community of Bay Reach! This unit has been completely renovated, tastefully furnished and decorated, and is absolutely perfect for a second home buyer. The spacious kitchen features new GE appliances, quartz counter tops, mosaic back splash, and modern cabinetry.

20. 2015-01-02
    price $174,900 340-char remark

    Show marketing remark (340 chars)

    Ground floor 2 bedroom condo WITH GARAGE and garden view in the sought-after community of Bay Reach! This unit has been completely renovated, tastefully furnished and decorated, and is absolutely perfect for a second home buyer. The spacious kitchen features new GE appliances, quartz counter tops, mosaic back splash, and modern cabinetry.

21. 2014-12-01
    listed $184,900 Active 340-char remark

    Show marketing remark (696 chars)

    New sales price is unfurnished! Condo also available turn key at an addt'l fee. Ground floor 2 bdrm condo w/ garage & garden view in the sought-after community of Bay Reach! This unit has been completely renovated, tastefully decorated, & is absolutely perfect for a second home buyer. The spacious kitchen features new GE appliances, quartz counter tops, mosaic back splash, & modern cabinetry. Water heater and air condition system are also new. Bathrooms are updated with new cabinetry, tile and plumbing fixtures. Tile flooring in kitchen, baths and entry way; new carpeting in bedrooms and living room. New knock-down finish on the ceiling and new light fixtures throughout.

22. 2014-12-01
    listed $174,900 696-char remark

    Show marketing remark (696 chars)

    New sales price is unfurnished! Condo also available turn key at an addt'l fee. Ground floor 2 bdrm condo w/ garage & garden view in the sought-after community of Bay Reach! This unit has been completely renovated, tastefully decorated, & is absolutely perfect for a second home buyer. The spacious kitchen features new GE appliances, quartz counter tops, mosaic back splash, & modern cabinetry. Water heater and air condition system are also new. Bathrooms are updated with new cabinetry, tile and plumbing fixtures. Tile flooring in kitchen, baths and entry way; new carpeting in bedrooms and living room. New knock-down finish on the ceiling and new light fixtures throughout.

23. 2014-10-31
    soldstatus $122,200 Closed
24. 2014-10-23
    status Pending
25. 2014-09-11
    listed $144,900 Active
26. 2010-01-31
    historical
27. 2009-07-29
    listed $145,000
28. 2009-07-25
    historical
29. 2008-05-19
    listed $149,000

ⓘ 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: $4,659 · $388/mo
• Projected year-2 tax: $4,659 · $388/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,967
• − Mortgage interest: −$16,805
• − Property taxes: −$4,659
• − Insurance: −$2,298
• − Repairs & maintenance: −$3,597
• − Management: −$3,597
• − HOA: −$7,920
• − Depreciation: −$8,727
• Taxable loss: −$2,636
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $2,401/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 — Lake Park

• Score: 67/100
• State rank: #542
• US rank: #10167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Park, FL
• County: Palm Beach County · 1,438,312 people
• City population: 14,370
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 14,370
• Household income: $70,646
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 903.0

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 0.67)
• Race & ethnicity: Black 46% White 31% Hispanic / Latino 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 5%
• Common ancestry: Hispanic 15% Italian 2% Romanian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 17% Spanish 12% Chinese 1%

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: ▼ -112.30%
• Current HPI: 461.4045
• Rent YoY: ▲ 5.97%
• 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

-98.5% since first listed

23 events — show timeline

• 2026-02-14 Rental Removed $2,200 GFLMLS
• 2026-01-14 Price Changed $300,000 Beaches MLS
• 2026-01-08 Price Changed $310,000 Beaches MLS
• 2025-11-27 Listed for Rent $2,200 GFLMLS
• 2025-11-22 Rental Removed $2,200 GFLMLS
• 2025-10-15 Listed for Rent $2,200 GFLMLS
• 2025-10-13 Listed $315,000 Beaches MLS
• 2015-05-27 Sold (Public Records) $170,000 Public Records
• 2015-05-27 Sold (MLS) $170,000 PBBOR
• 2015-05-26 Sold (MLS) $170,000 Beaches MLS
• 2015-04-15 Contingent — Beaches MLS
• 2015-01-30 Relisted — Beaches MLS
• 2015-01-21 Contingent — Beaches MLS
• 2015-01-02 Price Changed $174,900 Beaches MLS
• 2014-12-01 Listed $184,900 Beaches MLS
• 2014-12-01 Listed $174,900 PBBOR
• 2014-10-31 Sold (MLS) $122,200 Beaches MLS
• 2014-10-23 Pending — Beaches MLS
• 2014-09-11 Listed $144,900 Beaches MLS
• 2010-01-31 Listing Removed — Beaches MLS
• 2009-07-29 Listed $145,000 Beaches MLS
• 2009-07-25 Listing Removed — Beaches MLS
• 2008-05-19 Listed $149,000 Beaches MLS

Property tax history

+12.8%/yr

Latest (2025): $4,659 · -5.5% YoY. Source: county tax records.