5306 Cedar Lake Dr #201 · Golf, FL 33437

$159,900

2 bd · 2.0 ba · 1,252 sqft · Condo public records · 336 Days on market

Built 1981 $847/mo HOA · 31% 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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

POPULAR DATURA MODEL. END UNIT. NEW BERBER CARPETING. MIRRORS, 3 FANS, TILED, SCREENED PATIO. SPOTLESS APT. ACTIVE CLUBHOUSE. 7 HARTRU TENNIS COURTS, SPA, EXERCISE RM, SNACK BAR, BEAUTY PARLOR, GATED. E-Z SHOW LOCKBOX

Key facts

• Black appliances
• Breakfast nook area
• Wood cabinet kitchen

Tags

• PRIVATE DEDICATED LIFT
• WOOD CABINET KITCHEN
• BREAKFAST NOOK AREA
• LANDSCAPED GREEN SPACE
• STAINLESS STEEL REFRIGERATOR
• BLACK APPLIANCES

Property features AI

Finance

• Financial info: Pets allowed (pet restrictions possible); Senior community
• HOA & community: Has association; Monthly association fee; Association amenities include: fitness center, game room, pool, spa/hot tub, tennis courts, pickleball courts, manager on site, cafe/restaurant, library, sidewalks; Association fee includes: cable TV, insurance, pest control, security, sewer, trash, water, common areas, common real estate tax

Exterior

• Parking: Assigned parking space; One open parking space
• Security: Smoke detectors; Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi/split levels; Entry-level living area; Faces north
• Construction: CBS construction; Barrel roof; One story (unit); Built as resale (previously occupied)
• Exterior features: Covered patio; Patio; Porch; Not a waterfront property

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Built-in features; Entrance foyer; Walk-in closet(s); Bedroom layout: stacked
• Laundry & utility: Laundry closet inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#703 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 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 (+1.3%/yr); 479 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• In year one you build about $720 of equity ($1k loan paydown + $-386 appreciation (-0.2% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.2% appreciation + 1.3% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $89k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $160k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.70% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.24% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.27×
• Total profit: $12,180
• Equity at exit: $44,507

10-year hold

• IRR: 9.6%
• Equity multiple: 1.95×
• Total profit: $42,505
• Equity at exit: $51,988

Cash invested: $44,772 (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 33437

• Home prices YoY: -0.1%
• Rents YoY: 1.3%
• Active inventory: 479
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,717 high
• Mortgage (P&I): −$839
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$67
• HOA: −$847
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $358

Break-even live

Break-even rent $2,263

Max offer price $159,900

Occupancy floor 82%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	24d	1	0.07mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,266	$2.20	1d	51	0.19mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	24d	1	0.19mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	1d	1	0.19mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	13d	1	0.30mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	2d	1	0.30mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	24d	1	0.34mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,375	$2.33	1d	19	0.37mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	24d	1	0.38mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	7d	1	0.42mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	24d	1	0.48mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	2d	1	0.51mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	24d	1	0.53mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	24d	1	0.58mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	24d	1	0.58mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	24d	1	0.60mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	1d	1	0.62mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	24d	1	0.66mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	13d	1	0.67mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	24d	1	0.67mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	3d	1	0.69mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	24d	1	0.69mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	14d	1	0.70mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	19d	1	0.72mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	24d	1	0.77mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	24d	1	0.82mi
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	24d	1	0.85mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	24d	1	0.89mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	7d	1	0.92mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	20d	1	0.92mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	24d	1	0.94mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$2,000	$1.67	24d	1	0.94mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$1,800	$1.50	7d	1	0.94mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	24d	1	0.94mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	2d	1	0.98mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	24d	1	0.98mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	24d	1	1.00mi
11234 Green Lake Dr #102 Boynton Beach, FL	2.0	2.0	1196	$2,200	$1.84	24d	1	1.04mi
11230 Green Lake Dr #204 Boynton Beach, FL	3.0	2.0	1549	$3,000	$1.94	11d	1	1.06mi
11282 Green Lake Dr #204 Boynton Beach, FL	2.0	2.0	1196	$3,750	$3.14	24d	1	1.08mi

HOA detail condo

• Monthly dues: $847 · $10,164/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $159,900 Active 336 DOM
2. 2026-06-17
   days on market $159,900 Active 335 DOM
3. 2026-06-16
   days on market $159,900 Active 334 DOM
4. 2026-06-15
   days on market $159,900 Active 333 DOM
5. 2026-06-13
   days on market $159,900 Active 331 DOM
6. 2026-06-09
   days on market $159,900 Active 327 DOM
7. 2026-06-07
   days on market $159,900 Active 325 DOM
8. 2026-06-04
   days on market $159,900 Active 322 DOM
9. 2026-06-03
   days on market $159,900 Active 321 DOM
10. 2026-06-01
    days on market $159,900 Active 319 DOM
11. 2026-05-31
    days on market $159,900 Active 318 DOM
12. 2026-02-24
    price $159,900
13. 2025-12-07
    price $175,000
14. 2025-11-05
    price $199,000
15. 2025-09-07
    price $214,900
16. 2025-07-15
    listed $249,000 Active
17. 2001-11-26
    soldstatus $63,000
18. 2001-11-15
    soldstatus $63,000 217-char remark

    Show marketing remark (217 chars)

    POPULAR DATURA MODEL. END UNIT. NEW BERBER CARPETING. MIRRORS, 3 FANS, TILED, SCREENED PATIO. SPOTLESS APT. ACTIVE CLUBHOUSE. 7 HARTRU TENNIS COURTS, SPA, EXERCISE RM, SNACK BAR, BEAUTY PARLOR, GATED. E-Z SHOW LOCKBOX

19. 2001-09-20
    historical 217-char remark

    Show marketing remark (217 chars)

    POPULAR DATURA MODEL. END UNIT. NEW BERBER CARPETING. MIRRORS, 3 FANS, TILED, SCREENED PATIO. SPOTLESS APT. ACTIVE CLUBHOUSE. 7 HARTRU TENNIS COURTS, SPA, EXERCISE RM, SNACK BAR, BEAUTY PARLOR, GATED. E-Z SHOW LOCKBOX

20. 2001-04-04
    listed $69,500 217-char remark

    Show marketing remark (217 chars)

    POPULAR DATURA MODEL. END UNIT. NEW BERBER CARPETING. MIRRORS, 3 FANS, TILED, SCREENED PATIO. SPOTLESS APT. ACTIVE CLUBHOUSE. 7 HARTRU TENNIS COURTS, SPA, EXERCISE RM, SNACK BAR, BEAUTY PARLOR, GATED. E-Z SHOW LOCKBOX

21. 2000-08-25
    historical 131-char remark

    Show marketing remark (131 chars)

    ''CORNER-''''DATURA'''' MODEL APARTMENT GARDEN VIEW. 4 FANS, MIRRORS'' ACTIVE CLUB HOUSE-EXERCISE ROOM. 7 HARTRU TENNIS CTS-ON LBX!

22. 1998-04-23
    soldstatus $74,000
23. 1997-09-01
    listed $76,900 131-char remark

    Show marketing remark (131 chars)

    ''CORNER-''''DATURA'''' MODEL APARTMENT GARDEN VIEW. 4 FANS, MIRRORS'' ACTIVE CLUB HOUSE-EXERCISE ROOM. 7 HARTRU TENNIS CTS-ON LBX!

24. 1996-04-01
    soldstatus $74,000

ⓘ 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: $427 · $36/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$900/yr (+$75/mo · 211.0%)

ⓘ 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 9/10 Extreme 6 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,599
• − Mortgage interest: −$8,957
• − Property taxes: −$427
• − Insurance: −$800
• − Repairs & maintenance: −$2,608
• − Management: −$2,608
• − HOA: −$10,164
• − Depreciation: −$4,652
• Taxable income: $2,385
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $3,729/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 — Golf

• Score: 63/100
• State rank: #703
• US rank: #14941

Category grades

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

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): 37,229
• Household income: $80,710
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 902.0

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 (68%)
• Race & ethnicity: White 68% Two or more races 13% Hispanic / Latino 12% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1% Dominican 1%
• Common ancestry: Scotch-Irish 8% Romanian 8% Hispanic 6%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 78% English-only · Spanish 10% French/Haitian/Cajun 6% 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: ▼ -0.24%
• Current HPI: 257.5891
• Rent YoY: ▲ 1.28%
• 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

+116.1% since first listed

13 events — show timeline

• 2026-02-24 Price Changed $159,900 Beaches MLS
• 2025-12-07 Price Changed $175,000 Beaches MLS
• 2025-11-05 Price Changed $199,000 Beaches MLS
• 2025-09-07 Price Changed $214,900 Beaches MLS
• 2025-07-15 Listed $249,000 Beaches MLS
• 2001-11-26 Sold (Public Records) $63,000 Public Records
• 2001-11-15 Sold (MLS) $63,000 Beaches MLS
• 2001-09-20 Listing Removed — Beaches MLS
• 2001-04-04 Listed $69,500 Beaches MLS
• 2000-08-25 Listing Removed — Beaches MLS
• 1998-04-23 Sold (Public Records) $74,000 Public Records
• 1997-09-01 Listed $76,900 Beaches MLS
• 1996-04-01 Sold (Public Records) $74,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $427 · -4.5% YoY. Source: county tax records.