3120 Cynthia Ln #207 · Lake Worth Beach, FL 33461

$74,900

1 bd · 1.0 ba · 702 sqft · Condo public records · 45 Days on market

Built 1983 $514/mo HOA · 34% 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 +19.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is so cute 1/1 unit in second floor. Best value unit in Murry Hills. Balcony concreate work done. AC 2015. Laminate floors. Bedroom with extra window. Close to amenities, building 19. Must see unit! Murry Hills is 55+ community. Basic Cable Tv and WI-FI internet included. Quick closing!

Key facts

• Home warranty
• Screened balcony
• Biking trails

Tags

• SCREENED BALCONY
• GARDEN VIEWS
• HOME WARRANTY
• SCENIC WALKING TRAILS
• BIKING TRAILS
• POOL

Property features AI

Finance

• Other: Association fee includes cable TV, insurance, internet, grounds maintenance, sewer, trash, water, common areas, common real estate tax, reserve funds, recreation facility, pool service
• Financial info: Not a land lease; Community contains 518 units; Pets not allowed
• HOA & community: Murry Hills Association; Monthly HOA fee; Association amenities include: billiard room, car wash area, fitness center, on-site management, park, picnic area, pool (heated), sauna, shuffleboard court, bocce ball, community room, internet included, library, pickleball court(s), putting green, manager on site, parking, pool service

Exterior

• Parking: Assigned parking; Guest parking; Open parking (1 space total)
• Security: Closed-circuit cameras; Smoke detectors; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable connected; Phone available; Electricity available; Sewer available; Water available
• Home design: Condominium; Three or more levels; Also listed as one level; Entry level: 3; Faces south
• Construction: Stucco and CBS construction; Built-up and flat roof
• Exterior features: Screened porch; Open porch; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Laminate; Tile; Wood
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: No special interior features listed; Sliding windows
• Laundry & utility: Laundry room; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Barton Elementary School (math 25% / reading 20%, grade F, #2,073 of 2,144 statewide, top 97%, 1,064 students, 80% FRL); Lake Worth Community Middle (math 17% / reading 23%, grade F, #558 of 571 statewide, top 98%, 1,249 students, 75% FRL); Lake Worth High School (math 16% / reading 27%, grade F, #546 of 667 statewide, top 82%, 2,683 students, 71% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 50% district-wide (-28 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 soft (-2.5%/yr); 274 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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 45 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y ago; this cycle's ask is 5662% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 34% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.01% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 4.1

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: -15.0%
• Equity multiple: 0.49×
• Total profit: $-10,624
• Equity at exit: $11,168

10-year hold

• IRR: -23.9%
• Equity multiple: 0.16×
• Total profit: $-17,617
• Equity at exit: $6,476

Cash invested: $20,972 (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 33461

• Rents YoY: -2.5%
• Active inventory: 274
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$393
• Tax from tax record: −$165 /mo · $1,978/yr
• Insurance: −$31
• HOA: −$514
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $87

Break-even live

Break-even rent $1,396

Max offer price $74,900

Occupancy floor 89%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2960 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,395	$2.28	13d	1	0.06mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,400	$1.91	17d	1	0.06mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,350	$1.84	2d	1	0.06mi
3000 Lake Osborne Dr #107 Lake Worth Beach, FL	1.0	1.0	612	$1,350	$2.21	24d	1	0.06mi
2960 Lake Osborne Dr Lake Worth Beach, FL	1.0	1.0	612	$1,342	$2.19	24d	2	0.07mi
2840 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	720	$1,220	$1.69	12d	1	0.08mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,150	$1.88	7d	1	0.11mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,299	$2.12	17d	1	0.11mi
3322 Cynthia Ln #207 Lake Worth, FL	1.0	1.0	612	$1,400	$2.29	2d	1	0.14mi
3362 Cynthia Ln Lake Worth Beach, FL	1.0	1.0	612	$2,388	$3.90	22d	2	0.15mi
611 S Pine St Unit B Lake Worth Beach, FL	2.0	1.0	500	$1,650	$3.30	22d	1	0.63mi
717 S B St Unit 715 Lake Worth Beach, FL	2.0	1.0	561	$2,295	$4.09	24d	1	0.72mi
1029 S D St Apt 2 Lake Worth Beach, FL	1.0	1.0	560	$1,675	$2.99	24d	1	0.80mi
1029 S D St Lake Worth Beach, FL	1.0	1.0	550	$1,715	$3.12	24d	1	0.81mi
136 Akron St Apt B2 Lake Worth Beach, FL	1.0	1.0	599	$2,175	$3.63	24d	1	0.84mi
136 Akron St Unit A1 Lake Worth Beach, FL	1.0	1.0	599	$2,075	$3.46	24d	1	0.84mi
606 S C St #103 Lake Worth Beach, FL	1.0	1.0	608	$1,500	$2.47	15d	1	0.85mi
123 Erie St Apt 10 Lake Worth, FL	1.0	1.0	600	$1,325	$2.21	24d	1	0.87mi
2566 South Dr Unit 306 Lake Worth Beach, FL	1.0	1.0	744	$1,850	$2.49	7d	1	0.92mi
225 S B St Unit 3 Lake Worth Beach, FL	1.0	1.0	503	$1,449	$2.88	7d	1	0.92mi
4611 S Congress Ave Palm Springs, FL	1.0	1.0	601	$1,399	$2.33	3d	6	0.93mi
2220 Lake Worth Rd Lake Worth, FL	1.0	1.0	700	$1,779	$2.54	22d	1	0.96mi
517 S F St Unit 1 Lake Worth Beach, FL	1.0	1.0	700	$1,750	$2.50	11d	1	1.00mi
2571 Lake Worth Rd Lake Worth, FL	1.0–2.0	1.0–2.0	750	$1,378	$1.84	2d	2	1.05mi
1101 S K St Unit 16 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	24d	1	1.21mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,325	$2.51	5d	1	1.24mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,400	$2.65	24d	1	1.24mi
4495 Emerald Vis Lake Worth, FL	1.0–3.0	1.0–2.0	1164	$1,796	$1.54	2d	1	1.24mi
4833 Serafica Dr Lake Worth, FL	2.0	1.0	700	$2,000	$2.86	5d	1	1.25mi
4833 Serafica Dr Lake Worth, FL	2.0	1.0	700	$2,000	$2.86	11d	1	1.25mi
4817 Serafica Dr Lake Worth, FL	1.0	1.0	615	$1,500	$2.44	24d	1	1.25mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$1,934	$1.97	2d	25	1.31mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$1,897	$1.93	24d	25	1.31mi
900 Water Tower Way Lantana, FL	1.0–2.0	1.0–2.0	1176	$2,076	$1.77	3d	20	1.31mi
512 S K St Unit 2 Lake Worth Beach, FL	1.0	1.0	400	$1,600	$4.00	24d	1	1.32mi
1001 S M St Unit 5 Lake Worth Beach, FL	1.0	1.0	600	$1,395	$2.33	22d	1	1.33mi
514 S K St Lake Worth Beach, FL	1.0	1.0	600	$1,700	$2.83	4d	1	1.34mi
201 S J St Lake Worth, FL	1.0–2.0	1.0	570	$1,450	$2.54	18d	2	1.35mi
201 S J St #6 Lake Worth Beach, FL	2.0	1.0	680	$1,950	$2.87	15d	1	1.35mi
223 N E St Unit 4 Lake Worth Beach, FL	1.0	1.0	650	$1,695	$2.61	24d	1	1.36mi

HOA detail condo

• Monthly dues: $514 · $6,168/yr
• Likely covers: internetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $74,900 Active 45 DOM
2. 2026-06-17
   days on market $74,900 Active 44 DOM
3. 2026-06-16
   days on market $74,900 Active 43 DOM
4. 2026-06-15
   days on market $74,900 Active 42 DOM
5. 2026-06-13
   days on market $74,900 Active 40 DOM
6. 2026-06-09
   days on market $74,900 Active 36 DOM
7. 2026-06-08
   days on market $74,900 Active 35 DOM
8. 2026-06-07
   days on market $74,900 Active 34 DOM
9. 2026-06-04
   days on market $74,900 Active 31 DOM
10. 2026-06-03
    days on market $74,900 Active 30 DOM
11. 2026-06-02
    days on market $74,900 Active 29 DOM
12. 2026-06-01
    days on market $74,900 Active 28 DOM
13. 2026-05-31
    days on market $74,900 Active 27 DOM
14. 2026-05-22
    listed $1,300
15. 2026-05-20
    price $74,900
16. 2026-05-19
    status Active
17. 2026-05-17
    historical
18. 2026-05-01
    listed $84,900 Active
19. 2023-05-02
    soldstatus $75,000
20. 2023-04-27
    soldstatus $75,000 Closed 292-char remark

    Show marketing remark (292 chars)

    This is so cute 1/1 unit in second floor. Best value unit in Murry Hills. Balcony concreate work done. AC 2015. Laminate floors. Bedroom with extra window. Close to amenities, building 19. Must see unit! Murry Hills is 55+ community. Basic Cable Tv and WI-FI internet included. Quick closing!

21. 2023-03-31
    historical Active Under Contract 292-char remark

    Show marketing remark (292 chars)

    This is so cute 1/1 unit in second floor. Best value unit in Murry Hills. Balcony concreate work done. AC 2015. Laminate floors. Bedroom with extra window. Close to amenities, building 19. Must see unit! Murry Hills is 55+ community. Basic Cable Tv and WI-FI internet included. Quick closing!

22. 2023-03-23
    price $79,900 292-char remark

    Show marketing remark (292 chars)

    This is so cute 1/1 unit in second floor. Best value unit in Murry Hills. Balcony concreate work done. AC 2015. Laminate floors. Bedroom with extra window. Close to amenities, building 19. Must see unit! Murry Hills is 55+ community. Basic Cable Tv and WI-FI internet included. Quick closing!

23. 2023-02-28
    price $85,000 292-char remark

    Show marketing remark (292 chars)

    This is so cute 1/1 unit in second floor. Best value unit in Murry Hills. Balcony concreate work done. AC 2015. Laminate floors. Bedroom with extra window. Close to amenities, building 19. Must see unit! Murry Hills is 55+ community. Basic Cable Tv and WI-FI internet included. Quick closing!

24. 2023-02-28
    status Active 292-char remark

    Show marketing remark (292 chars)

    This is so cute 1/1 unit in second floor. Best value unit in Murry Hills. Balcony concreate work done. AC 2015. Laminate floors. Bedroom with extra window. Close to amenities, building 19. Must see unit! Murry Hills is 55+ community. Basic Cable Tv and WI-FI internet included. Quick closing!

25. 2023-02-07
    historical Active Under Contract 292-char remark

    Show marketing remark (292 chars)

    This is so cute 1/1 unit in second floor. Best value unit in Murry Hills. Balcony concreate work done. AC 2015. Laminate floors. Bedroom with extra window. Close to amenities, building 19. Must see unit! Murry Hills is 55+ community. Basic Cable Tv and WI-FI internet included. Quick closing!

26. 2023-02-01
    listed $90,000 Active 292-char remark

    Show marketing remark (292 chars)

    This is so cute 1/1 unit in second floor. Best value unit in Murry Hills. Balcony concreate work done. AC 2015. Laminate floors. Bedroom with extra window. Close to amenities, building 19. Must see unit! Murry Hills is 55+ community. Basic Cable Tv and WI-FI internet included. Quick closing!

27. 2023-01-17
    historical
28. 2022-10-18
    listed $99,900 Active
29. 2014-08-01
    historical
30. 2014-04-07
    listed $36,900 Active
31. 2013-04-30
    soldstatus $25,000 Sold
32. 2013-04-26
    soldstatus $22,500
33. 2013-03-05
    historical
34. 2013-01-21
    listed $24,900
35. 2012-05-01
    historical
36. 2012-02-03
    listed $32,500
37. 1985-09-01
    soldstatus $34,000

ⓘ 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: $1,978 · $165/mo
• Projected year-2 tax: $1,978 · $165/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 ≥105°F today · 28 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: $18,074
• − Mortgage interest: −$4,196
• − Property taxes: −$1,978
• − Insurance: −$374
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − HOA: −$6,168
• − Depreciation: −$2,179
• Taxable income: $287
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $976/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 Worth Beach

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lake Worth Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 129,577
• 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

-96.2% since first listed

24 events — show timeline

• 2026-05-22 Listed for Rent $1,300 RMLSFL
• 2026-05-20 Price Changed $74,900 Beaches MLS
• 2026-05-19 Relisted — Beaches MLS
• 2026-05-17 Listing Removed — Beaches MLS
• 2026-05-01 Listed $84,900 Beaches MLS
• 2023-05-02 Sold (Public Records) $75,000 Public Records
• 2023-04-27 Sold (MLS) $75,000 Beaches MLS
• 2023-03-31 Contingent — Beaches MLS
• 2023-03-23 Price Changed $79,900 Beaches MLS
• 2023-02-28 Price Changed $85,000 Beaches MLS
• 2023-02-28 Relisted — Beaches MLS
• 2023-02-07 Contingent — Beaches MLS
• 2023-02-01 Listed $90,000 Beaches MLS
• 2023-01-17 Listing Removed — Beaches MLS
• 2022-10-18 Listed $99,900 Beaches MLS
• 2014-08-01 Listing Removed — Beaches MLS
• 2014-04-07 Listed $36,900 Beaches MLS
• 2013-04-30 Sold (MLS) $25,000 Beaches MLS
• 2013-04-26 Sold (Public Records) $22,500 Public Records
• 2013-03-05 Listing Removed — Beaches MLS
• 2013-01-21 Listed $24,900 Beaches MLS
• 2012-05-01 Listing Removed — Beaches MLS
• 2012-02-03 Listed $32,500 Beaches MLS
• 1985-09-01 Sold (Public Records) $34,000 Public Records

Property tax history

+18.2%/yr

Latest (2025): $1,978 · -6.7% YoY. Source: county tax records.