6085 Seashore Dr Unit N/A · Seminole Manor, FL 33462

$99,000

2 bd · 1.0 ba · 1,400 sqft · SingleFamily · 186 Days on market

Built 1992 1,400 sqft lot $1044/mo HOA · 41% 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
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6085 Seashore Dr, a beautiful home located in a gated community just minutes from beaches, golf, shopping, and local amenities. This property offers an open layout, a modern kitchen, and a spacious backyard ideal for outdoor living. The community features a well-appointed clubhouse with a pool, jacuzzi, sauna, social room, dining area, and shared kitchen, plus additional parking for boats and RVs available for an extra fee, and is pet-friendly for small dogs. This home also represents a great business opportunity, with the potential to generate approximately $1,000 in monthly income. Don’t miss out—schedule your showing today!

Key facts

• Gated community
• Spacious backyard
• Pool

Tags

• GATED COMMUNITY
• MODERN KITCHEN
• SPACIOUS BACKYARD
• WELL-APPOINTED CLUBHOUSE
• POOL
• JACUZZI

Property features AI

Finance

• Other: Use GPS for directions
• Financial info: Total annual fees $12,528; Total monthly fees $1,044; No lease restrictions indicated; Third-party listing
• HOA & community: Monthly condo fee (monthly) $1,044; Association fees include: Other; Community amenities: Golf, Park, Playground, Pool, Tennis courts; Senior community

Exterior

• Parking: Has carport (1 space)
• Utilities: Cable available; Electricity available; Natural gas available; Water available; No water source specified; No sewer specified
• Home design: Residential condominium; One story; Faces north; Floor 1
• Construction: Other construction materials; Other roof
• Exterior features: Other exterior features; Paved road

Interior

• Kitchen: Freezer
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Dryer; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#711 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, employment 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 rising fast (+4.1%/yr); 383 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 42% of the median local income ($74k/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 $684 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.60% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.13%
• DSCR: 1.58
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.25×
• Total profit: $6,800
• Equity at exit: $14,761

10-year hold

• IRR: 17.7%
• Equity multiple: 2.64×
• Total profit: $45,511
• Equity at exit: $8,560

Cash invested: $27,720 (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 33462

• Rents YoY: 4.1%
• Active inventory: 383
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,571 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$1,044
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $303

Break-even live

Break-even rent $2,188

Max offer price $99,000

Occupancy floor 83%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3883 Island Club Cir W Lake Worth, FL	3.0	2.5	1308	$2,400	$1.83	17d	1	0.47mi
423 Pine Tree Ct #23 Lake Worth, FL	2.0	2.0	1222	$2,300	$1.88	21d	1	0.51mi
6289 Lear Dr #203 Lake Worth, FL	3.0	2.0	1044	$2,200	$2.11	24d	1	0.54mi
6289 Lear Dr Lake Worth, FL	1.0–3.0	1.0–2.0	792	$1,975	$2.49	14d	2	0.54mi
6175 Reflections Blvd Lake Worth, FL	1.0–2.0	1.0–2.0	814	$2,307	$2.83	1d	15	0.57mi
2780 Norfolk Pine Ct Lake Worth, FL	2.0	2.0	1175	$2,400	$2.04	24d	1	0.70mi
5981 Via Vermilya #203 Lake Worth, FL	2.0	2.0	1130	$1,975	$1.75	24d	1	0.73mi
6411 Birch Ln Lake Worth, FL	3.0	2.0	1200	$1,800	$1.50	24d	1	0.73mi
493 Forestview Dr Lake Worth, FL	3.0	2.0	1701	$2,300	$1.35	5d	1	0.84mi
6040 Lace Wood Cir Lake Worth, FL	3.0	2.0	1326	$2,799	$2.11	24d	1	0.85mi
300 John F Kennedy Dr #208 Lake Worth, FL	3.0	2.0	1548	$4,800	$3.10	24d	1	0.85mi
300 John F Kennedy Dr #8 Lake Worth, FL	3.0	2.0	1711	$3,200	$1.87	1d	1	0.85mi
300 John F Kennedy Dr #101 Lake Worth, FL	3.0	2.0	1711	$3,500	$2.05	21d	1	0.85mi
300 John F Kennedy Dr #8 Lake Worth, FL	3.0	2.0	1711	$3,100	$1.81	2d	1	0.85mi
250 John F Kennedy Dr #408 Lake Worth, FL	3.0	2.0	1734	$2,700	$1.56	24d	1	0.91mi
250 John F Kennedy Dr #308 Lake Worth, FL	3.0	2.0	1734	$2,300	$1.33	19d	1	0.91mi
6941 Boston Dr Lake Worth, FL	3.0	2.0	1527	$3,399	$2.23	20d	1	0.99mi
6941 Boston Dr Lake Worth, FL	3.0	2.0	1527	$3,299	$2.16	24d	1	0.99mi
712 Meadows Cir Boynton Beach, FL	2.0	2.0	921	$2,400	$2.61	24d	1	1.06mi
4091 Plumbago Pl Lake Worth, FL	3.0	2.0	1816	$1,300	$0.72	24d	1	1.14mi
1106 Meadows Cir Boynton Beach, FL	2.0	2.0	900	$1,850	$2.06	2d	1	1.16mi
1106 Meadows Cir Boynton Beach, FL	2.0	2.0	900	$1,895	$2.11	21d	1	1.16mi
1120 Meadows Cir Unit 1120 Boynton Beach, FL	2.0	2.0	900	$1,980	$2.20	24d	1	1.20mi
1205 Meadows Cir Boynton Beach, FL	2.0	2.0	909	$1,900	$2.09	24d	1	1.20mi
316 Meadows Cir #316 Boynton Beach, FL	2.0	2.0	921	$2,100	$2.28	1d	1	1.20mi
3195 Mcsherry Dr Unit 3195 Lake Worth Beach, FL	2.0	1.0	944	$2,300	$2.44	16d	1	1.26mi
4350 Peregrine Way Lake Worth, FL	1.0–3.0	1.0–2.0	1025	$2,704	$2.64	2d	18	1.27mi
3194 Prince Dr Unit 3196 Lake Worth Beach, FL	3.0	2.0	1736	$2,800	$1.61	14d	1	1.28mi
4648 Silver Saw Ln Lake Worth, FL	3.0	2.5	1718	$3,300	$1.92	10d	1	1.28mi
88 Buxton Ln Boynton Beach, FL	3.0	2.0	1448	$3,100	$2.14	24d	1	1.30mi
58 Paxford Ln Boynton Beach, FL	2.0	2.0	1230	$900	$0.73	11d	1	1.33mi
4800 Serafica Dr Lake Worth, FL	2.0	1.0	917	$1,749	$1.91	3d	1	1.36mi
4800 Serafica Dr Unit 4794 Lake Worth Beach, FL	2.0	1.0	917	$1,749	$1.91	7d	1	1.36mi
4863 Gulfstream Rd Lake Worth Beach, FL	3.0	1.0	1050	$2,200	$2.10	24d	1	1.37mi
5 Heather Trace Dr Boynton Beach, FL	3.0	2.0	1454	$3,100	$2.13	21d	1	1.38mi
4735 Blue Pine Cir Lake Worth, FL	3.0	2.0	1732	$3,500	$2.02	24d	1	1.41mi
3771 Newport Ave Boynton Beach, FL	3.0	2.0	1795	$3,500	$1.95	18d	1	1.47mi
3884 Melaleuca Ln Lake Worth, FL	3.0	3.0	1407	$2,750	$1.95	7d	1	1.48mi
7132 Colony Club Dr Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,510	$2.31	2d	14	1.49mi
7398 Willow Springs Cir E Boynton Beach, FL	3.0	2.0	1390	$2,861	$2.06	5d	1	1.50mi

HOA detail

• Monthly dues: $1,044 · $12,528/yr
• Likely covers: poolsecurity

Listing history 14 events

1. 2026-06-18
   days on market $99,000 Active 186 DOM
2. 2026-06-17
   days on market $99,000 Active 185 DOM
3. 2026-06-16
   days on market $99,000 Active 184 DOM
4. 2026-06-15
   days on market $99,000 Active 183 DOM
5. 2026-06-13
   days on market $99,000 Active 181 DOM
6. 2026-06-09
   days on market $99,000 Active 177 DOM
7. 2026-06-07
   days on market $99,000 Active 175 DOM
8. 2026-06-04
   days on market $99,000 Active 172 DOM
9. 2026-06-03
   days on market $99,000 Active 171 DOM
10. 2026-06-01
    days on market $99,000 Active 169 DOM
11. 2026-05-31
    days on market $99,000 Active 168 DOM
12. 2026-03-10
    status Active
13. 2026-02-12
    historical
14. 2025-11-18
    listed $99,000 Active

ⓘ 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 9/10 Extreme 6 d/yr ≥105°F today · 20 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: $30,856
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$12,528
• − Depreciation: −$2,880
• Taxable income: $2,986
• Est. tax owed @ 24.0%: −$717
• After-tax cash flow: $2,922/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 — Seminole Manor

• Score: 63/100
• State rank: #711
• US rank: #15076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,371
• Household income: $73,997
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1852.0

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 0.68)
• Race & ethnicity: White 44% Black 26% Hispanic / Latino 26% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 3%
• Common ancestry: Hispanic 14% Romanian 2% Scotch-Irish 2%
• Foreign-born: 31% · Canada, Jamaica, Dominican Republic
• Languages at home: 60% English-only · Spanish 20% French/Haitian/Cajun 16% Other Indo-European 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: ▼ -295.48%
• Current HPI: 361.5391
• Rent YoY: ▲ 4.09%
• 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

3 events — show timeline

• 2026-03-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Listed $99,000 Stellar MLS as Distributed by MLS Grid