1610 Flagler Blvd · Lake Park, FL 33403

$365,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 91 Days on market

Built 1961 10,065 sqft lot Est $598k · 39% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.6/10.0
• 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

ESTATE SALE | Exceptional Value Opportunity in Coastal Lake Park!Located in a charming waterfront town along the Intracoastal Waterway, this split-level pool home offers outstanding upside for the savvy buyer. Priced to reflect its estate status, The home is in average condition and ready for light value-add improvements such as landscaping, pool refresh, and minor maintenance to unlock its full potential. Interior features include a spacious ceramic-tiled family room on the entry level, an upper level with kitchen, dining area, and bath, and a top floor with two bedrooms showcasing attractive wood floors. Ideal for investors, first-time buyers, or anyone seeking a coastal property with ups

Key facts

• Coastal lake park
• Wood floors
• 0.23 acre lot

Tags

• COASTAL LAKE PARK
• SPLIT LEVEL POOL HOME
• CERAMIC TILED FAMILY ROOM
• WOOD FLOORS

Property features AI

Finance

• HOA & community: No association amenities; Senior community

Exterior

• Parking: 1-car garage; 1 covered space; Driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two-story home; First-floor entry; North-facing
• Construction: Brick and frame construction; Composition roof; Built as resale property
• Exterior features: Patio; Porch; Private in-ground pool; Not waterfront

Interior

• Kitchen: Electric Range; Gas Range; Refrigerator; Water Purifier; Water Softener
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric and gas ranges; Refrigerator; Water purifier; Water softener; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $365k).
• Recommended offer: $332k (9.0% 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: 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 rising fast (+6.0%/yr); 134 active listings in the ZIP; 38 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 $4,591/mo this rent would consume 78% 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 $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.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $102k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($332k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $365k implies a 545% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $332,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 1.26% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $598,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
830 Seminole Blvd	0.57mi	3/2.5	1,700 (0%)	14mo	$599,000	$352	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $11,533
• Equity at exit: $54,423

10-year hold

• IRR: 15.2%
• Equity multiple: 2.42×
• Total profit: $145,042
• Equity at exit: $31,559

Cash invested: $102,200 (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: 6.6×

Monthly cashflow live

• Estimated rent: $4,591 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$676 /mo · $8,109/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$964
• Net cashflow: $885

Break-even live

Break-even rent $3,471

Max offer price $365,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,091	-5% $988	+0% $885	+5% $781	+10% $678
Rent	-10% $522	-5% $703	+0% $885	+5% $1,066	+10% $1,247
Rate	-1.0pp $1,069	-0.5pp $978	base $885	+0.5pp $790	+1.0pp $694

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	25d	1	0.21mi
624 Southwind Cir Apt 4 North Palm Beach, FL	3.0	2.0	1134	$4,750	$4.19	25d	1	0.28mi
624 Southwind Cir Unit 3 North Palm Beach, FL	3.0	3.0	1316	$5,500	$4.18	25d	1	0.28mi
620 Southwind Cir Unit A North Palm Beach, FL	3.0	2.0	1697	$4,200	$2.47	25d	1	0.28mi
561 Anchorage Dr North Palm Beach, FL	3.0	2.0	1924	$5,900	$3.07	0d	1	0.42mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	25d	1	0.45mi
549 Fairwind Dr North Palm Beach, FL	3.0	2.0	1498	$5,000	$3.34	25d	1	0.59mi
517 Gulf Rd North Palm Beach, FL	3.0	2.0	1657	$5,500	$3.32	25d	1	0.60mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	25d	1	0.74mi
429 Inlet Rd North Palm Beach, FL	3.0	2.5	1452	$6,500	$4.48	25d	1	0.78mi
301 Hawthorne Dr West Palm Beach, FL	3.0	2.0	1402	$3,200	$2.28	25d	1	0.79mi
708 Westwind Dr North Palm Beach, FL	3.0	2.0	1761	$4,000	$2.27	25d	1	0.80mi
547 Marlin Rd North Palm Beach, FL	3.0	2.0	1880	$9,900	$5.27	25d	1	0.83mi
913 Lighthouse Dr North Palm Beach, FL	3.0	2.5	1092	$5,900	$5.40	25d	1	0.87mi
712 Tradewind Dr North Palm Beach, FL	4.0	3.0	1616	$6,500	$4.02	25d	1	0.88mi
908 Lighthouse Dr North Palm Beach, FL	3.0	2.0	1478	$4,250	$2.88	25d	1	0.89mi
733 Waterway Dr North Palm Beach, FL	2.0	2.0	1590	$11,500	$7.23	25d	1	0.91mi
736 Prosperity Farms Rd North Palm Beach, FL	4.0	2.0	1556	$6,950	$4.47	25d	1	0.92mi
735 Tradewind Dr North Palm Beach, FL	4.0	2.0	1901	$6,700	$3.52	25d	1	0.92mi
815 Silver Beach Rd Lake Park, FL	4.0	3.0	1480	$3,000	$2.03	25d	1	0.94mi
250 Foresteria Dr West Palm Beach, FL	4.0	3.0	2080	$11,500	$5.53	22d	1	0.98mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	0d	10	1.03mi
1155 Lake Shore Dr #202 West Palm Beach, FL	2.0	2.0	1206	$4,750	$3.94	25d	1	1.10mi
756 Cinnamon Rd North Palm Beach, FL	4.0	2.0	1324	$6,600	$4.98	25d	1	1.11mi
1060 Lake Shore Dr #201 West Palm Beach, FL	2.0	2.0	1206	$3,850	$3.19	20d	1	1.12mi
2539 Wabash Dr West Palm Beach, FL	3.0	2.5	1468	$5,500	$3.75	25d	1	1.20mi
732 Pelican Way North Palm Beach, FL	3.0	2.0	1728	$4,950	$2.86	25d	1	1.23mi
301 Lake Shore Dr #802 West Palm Beach, FL	2.0	2.0	1316	$3,000	$2.28	25d	1	1.29mi
1389 W 33rd St Riviera Beach, FL	4.0	3.0	1737	$3,000	$1.73	25d	1	1.30mi
220 Lake Shore Dr Unit 304 Lake Park, FL	2.0	2.5	1911	$11,500	$6.02	25d	1	1.30mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	2134	$25,000	$11.72	0d	19	1.31mi
379 Garden Blvd Palm Beach Gardens, FL	4.0	2.0	1642	$4,500	$2.74	25d	1	1.37mi
111 W 35th St Riviera Beach, FL	4.0	2.0	1600	$3,000	$1.88	13d	1	1.37mi
2745 Omega Pl North Palm Beach, FL	4.0	2.0	2190	$5,500	$2.51	25d	1	1.41mi
343 Balsam St Palm Beach Gardens, FL	4.0	2.0	1414	$4,000	$2.83	25d	1	1.47mi
337 Balsam St Palm Beach Gardens, FL	4.0	2.0	1426	$5,500	$3.86	20d	1	1.47mi
2226 Oakmont Dr Riviera Beach, FL	3.0	2.5	1972	$2,850	$1.45	25d	1	1.48mi
10174 Plum St Palm Beach Gardens, FL	3.0	2.0	1546	$3,800	$2.46	25d	1	1.49mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $365,000 Pending 91 DOM
2. 2026-06-09
   days on market $365,000 Active 90 DOM
3. 2026-06-08
   days on market $365,000 Active 89 DOM
4. 2026-06-07
   pricedays on market $365,000 Active 88 DOM
5. 2026-06-04
   days on market $349,000 Active 85 DOM
6. 2026-06-03
   days on market $349,000 Active 84 DOM
7. 2026-06-02
   days on market $349,000 Active 83 DOM
8. 2026-06-01
   days on market $349,000 Active 82 DOM
9. 2026-05-31
   days on market $349,000 Active 81 DOM
10. 2026-03-15
    historical Active Under Contract
11. 2026-02-05
    listed $389,000 Active
12. 1976-03-01
    soldstatus $56,600

ⓘ 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: $8,109 · $676/mo
• Projected year-2 tax: $8,109 · $676/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $55,088
• − Mortgage interest: −$20,446
• − Property taxes: −$8,109
• − Insurance: −$1,825
• − Repairs & maintenance: −$4,407
• − Management: −$4,407
• − Depreciation: −$10,618
• Taxable income: $5,277
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $9,350/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

+587.3% since first listed

3 events — show timeline

• 2026-03-15 Contingent — Beaches MLS
• 2026-02-05 Listed $389,000 Beaches MLS
• 1976-03-01 Sold (Public Records) $56,600 Public Records

Property tax history

+6.4%/yr

Latest (2025): $8,109 · +3.1% YoY. Source: county tax records.