136 Lakeshore Dr #511 · North Palm Beach, FL 33408

$375,000

2 bd · 2.0 ba · 1,244 sqft · Condo public records · 66 Days on market

Built 1972

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Cash flow +4.7/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Take advantage of this renovated Unit, as this unit is under a Short Sale and taking all offers

Key facts

• Garage
• Community pool
• Built 1972

Property features AI

Finance

• HOA & community: Community amenities: parking, pool; No pets allowed (per community rules); Large community with 1,053 units

Exterior

• Parking: Assigned parking; Covered parking; Attached garage (1-car); 1 open parking space; Total 2 parking spaces
• Security: Building security; Gated community with guard; Security guard; Security patrol; Elevator secure; Smoke detectors
• Utilities: Public water; Public sewer; 200+ amp electric service; Cable connected; Water connected; Sewer connected
• Home design: Condominium; One level; Faces east; Resale property; Quay North building (13-story)
• Construction: CBS construction; Tar/gravel roof
• Exterior features: Ocean access and intracoastal waterfront; Waterfront; East of US-1 road frontage

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Laminate; Wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closets; Shutters
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (6.4% below list).
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $351k (6.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 77/100 on livability (#184 in FL, #2,894 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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: 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 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-22 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 400 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $3,780/mo this rent would consume 49% of the median local household income ($92k/yr) (locally 835% 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 $3k of loan paydown is wiped out by about $11k 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 66 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 $325k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 32% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,864 (6.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are A-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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 1.01% ✓
• Cap rate: 3.31%
• Cash-on-cash: -10.65%
• DSCR: 0.53
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.27% rent growth · sell at horizon

5-year hold

• IRR: -52.6%
• Equity multiple: -0.49×
• Total profit: $-156,270
• Equity at exit: $55,914

10-year hold

• IRR: —
• Equity multiple: -1.69×
• Total profit: $-282,158
• Equity at exit: $32,423

Cash invested: $105,000 (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 33408

• Rents YoY: 0.3%
• Active inventory: 400
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,780 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$573 /mo · $6,877/yr
• Insurance: −$156
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 6 same-building comps: −$1,222
• Vacancy / Maint / Mgmt: −$794
• Net cashflow: $-1,359

Break-even live

Break-even rent $5,499

Max offer price $137,545

Occupancy floor —

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Lakeshore Dr #1118 North Palm Beach, FL	3.0	2.5	1498	$6,450	$4.31	24d	1	0.04mi
136 Lakeshore Dr North Palm Beach, FL	2.0	2.0	1244	$4,000	$3.22	4d	1	0.04mi
130 Lakeshore Dr #923 North Palm Beach, FL	2.0	2.0	1244	$3,300	$2.65	24d	1	0.04mi
126 Lakeshore Dr Unit 927 North Palm Beach, FL	2.0	2.0	1422	$3,250	$2.29	24d	1	0.09mi
124 Lakeshore Dr #4280 North Palm Beach, FL	2.0	2.0	1422	$3,750	$2.64	21d	1	0.09mi
134 Lakeshore Dr Unit T13 North Palm Beach, FL	2.0	2.0	1244	$3,250	$2.61	24d	1	0.12mi
20 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1010	$3,000	$2.97	24d	1	0.34mi
29 Yacht Club Dr #306 North Palm Beach, FL	2.0	2.0	1200	$3,000	$2.50	2d	1	0.38mi
52 Yacht Club Dr #308 North Palm Beach, FL	2.0	2.0	1130	$3,800	$3.36	12d	1	0.44mi
52 Yacht Club Dr North Palm Beach, FL	2.0	2.0	1130	$3,375	$2.99	17d	2	0.44mi
60 Yacht Club Dr #405 North Palm Beach, FL	2.0	2.0	1423	$3,100	$2.18	19d	1	0.49mi
1660 Twelve Oaks Way #203 North Palm Beach, FL	2.0	2.0	1492	$7,500	$5.03	19d	1	0.50mi
11521 Landing Pl Unit E1 North Palm Beach, FL	2.0	2.0	1130	$7,000	$6.19	24d	1	0.73mi
2100 PGA Blvd Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1044	$3,062	$2.93	1d	10	0.73mi
700 Sanctuary Cove Dr West Palm Beach, FL	1.0–3.0	1.0–2.0	1120	$2,602	$2.32	1d	55	0.88mi
2396 Easy St Unit A Palm Beach Gardens, FL	2.0	1.0	948	$3,500	$3.69	24d	1	1.00mi
1718 Ridge Rd North Palm Beach, FL	2.0	2.0	900	$2,950	$3.28	24d	1	1.23mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	24d	1	1.25mi
429 Inlet Rd North Palm Beach, FL	3.0	2.5	1452	$6,500	$4.48	24d	1	1.27mi
2395 Idlewild Rd Palm Beach Gardens, FL	3.0	2.0	1476	$4,500	$3.05	22d	1	1.29mi
12155 US Highway 1 North Palm Beach, FL	1.0–3.0	1.0–2.0	1297	$3,568	$2.75	1d	23	1.43mi
2388 S Wallen Dr West Palm Beach, FL	3.0	2.0	1296	$4,500	$3.47	24d	1	1.44mi
1869 Circle Dr North Palm Beach, FL	2.0	2.0	1216	$3,400	$2.80	13d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-18
   days on market $375,000 Active 66 DOM
2. 2026-06-17
   days on market $375,000 Active 65 DOM
3. 2026-06-16
   days on market $375,000 Active 64 DOM
4. 2026-06-15
   days on market $375,000 Active 63 DOM
5. 2026-06-13
   days on market $375,000 Active 61 DOM
6. 2026-06-09
   days on market $375,000 Active 57 DOM
7. 2026-06-08
   days on market $375,000 Active 56 DOM
8. 2026-06-07
   days on market $375,000 Active 55 DOM
9. 2026-06-04
   days on market $375,000 Active 52 DOM
10. 2026-06-03
    days on market $375,000 Active 51 DOM
11. 2026-06-02
    days on market $375,000 Active 50 DOM
12. 2026-06-01
    days on market $375,000 Active 49 DOM
13. 2026-05-31
    days on market $375,000 Active 48 DOM
14. 2026-04-11
    listed $375,000 Active
15. 2026-04-06
    historical
16. 2026-03-24
    listed $374,999 Active
17. 2026-02-20
    historical
18. 2025-11-19
    listed $425,000 Active
19. 2025-09-30
    historical
20. 2025-08-27
    price $399,000
21. 2025-05-29
    price $424,000
22. 2025-05-16
    price $430,000
23. 2025-04-29
    price $435,000
24. 2025-04-23
    price $449,000
25. 2025-04-15
    price $455,000
26. 2025-04-01
    price $465,000
27. 2025-03-27
    historical $3,000
28. 2025-03-04
    price $480,000
29. 2024-10-23
    price $490,000
30. 2024-10-02
    historical $3,000
31. 2024-10-01
    listed $3,000
32. 2024-08-19
    price $510,000
33. 2024-08-10
    listed $3,000
34. 2024-06-18
    price $524,000
35. 2024-05-08
    price $529,000
36. 2024-03-26
    price $540,000
37. 2024-03-15
    price $559,000
38. 2024-03-07
    listed $575,000 Active
39. 2023-09-07
    soldstatus $325,000
40. 2023-08-23
    soldstatus $325,000 Closed
41. 2023-07-05
    historical Active Under Contract
42. 2023-06-30
    price $375,000
43. 2023-06-11
    status Active
44. 2023-06-08
    status Pending
45. 2023-06-05
    historical $395,000
46. 1998-04-21
    soldstatus $125,000
47. 1985-07-01
    soldstatus $120,000

ⓘ 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: $6,877 · $573/mo
• Projected year-2 tax: $6,877 · $573/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 25 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: $45,354
• − Mortgage interest: −$21,006
• − Property taxes: −$6,877
• − Insurance: −$6,994
• − Repairs & maintenance: −$3,628
• − Management: −$3,628
• − HOA: −$14,664
• − Depreciation: −$10,909
• Taxable loss: −$22,352
• Est. tax savings @ 24.0%: +$5,365
• After-tax cash flow: $-10,939/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 — North Palm Beach

• Score: 77/100
• State rank: #184
• US rank: #2894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Palm Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 18,817
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 18,817
• Household income: $92,216
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 835.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, Jamaica, Guatemala
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -223.14%
• Current HPI: 365.2913
• Rent YoY: ▲ 0.27%
• 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

+212.5% since first listed

34 events — show timeline

• 2026-04-11 Listed $375,000 Beaches MLS
• 2026-04-06 Listing Removed — MARMLS
• 2026-03-24 Listed $374,999 MARMLS
• 2026-02-20 Listing Removed — Beaches MLS
• 2025-11-19 Listed $425,000 Beaches MLS
• 2025-09-30 Listing Removed — Beaches MLS
• 2025-08-27 Price Changed $399,000 Beaches MLS
• 2025-05-29 Price Changed $424,000 Beaches MLS
• 2025-05-16 Price Changed $430,000 Beaches MLS
• 2025-04-29 Price Changed $435,000 Beaches MLS
• 2025-04-23 Price Changed $449,000 Beaches MLS
• 2025-04-15 Price Changed $455,000 Beaches MLS
• 2025-04-01 Price Changed $465,000 Beaches MLS
• 2025-03-27 Rental Removed $3,000 GFLMLS
• 2025-03-04 Price Changed $480,000 Beaches MLS
• 2024-10-23 Price Changed $490,000 Beaches MLS
• 2024-10-02 Rental Removed $3,000 RMLSFL
• 2024-10-01 Listed for Rent $3,000 GFLMLS
• 2024-08-19 Price Changed $510,000 Beaches MLS
• 2024-08-10 Listed for Rent $3,000 RMLSFL
• 2024-06-18 Price Changed $524,000 Beaches MLS
• 2024-05-08 Price Changed $529,000 Beaches MLS
• 2024-03-26 Price Changed $540,000 Beaches MLS
• 2024-03-15 Price Changed $559,000 Beaches MLS
• 2024-03-07 Listed $575,000 Beaches MLS
• 2023-09-07 Sold (Public Records) $325,000 Public Records
• 2023-08-23 Sold (MLS) $325,000 Beaches MLS
• 2023-07-05 Contingent — Beaches MLS
• 2023-06-30 Price Changed $375,000 Beaches MLS
• 2023-06-11 Relisted — Beaches MLS
• 2023-06-08 Pending — Beaches MLS
• 2023-06-05 Coming Soon $395,000 Beaches MLS
• 1998-04-21 Sold (Public Records) $125,000 Public Records
• 1985-07-01 Sold (Public Records) $120,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $6,877 · -16.8% YoY. Source: county tax records.