3120 Cynthia Ln #115 · Lake Worth Beach, FL 33461

$85,000

1 bd · 1.0 ba · 702 sqft · Condo public records · 48 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 +23.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

GREAT PRICE ON FIRST FLOOR FURNISHED APPARTMENT. BEAUTIFUL WINDOW TREATMENTS, SHUFFLE BOARD COURTS, HEATED POOL, ENCLOSED BALCONY.

Key facts

• Vinyl flooring
• Outdoor picnic areas
• Community room

Tags

• VINYL FLOORING
• IMPACT WINDOWS
• HEATED POOL
• COMMUNITY ROOM
• OUTDOOR PICNIC AREAS
• SHUFFLEBOARD

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Association: Murry Hills; Monthly HOA fee (includes cable TV, insurance, internet, grounds maintenance, security, trash, common areas, reserve funds, pool service); Association amenities include: heated pool, clubhouse, fitness center, billiard room, game room, community room, laundry, management/manager on site, car wash area, picnic area, jogging path/trails, shuffleboard court, pickleball courts, hobby/workshop room, library, internet included, security

Exterior

• Parking: Assigned parking; Guest parking (total 1 parking space)
• Security: Security lights; Security patrol
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; One level; Faces west; Resale unit
• Construction: Built with concrete/CBS construction; Composition roof; Slab foundation; 2-story building (unit in building #19)
• Exterior features: Glass-enclosed patio/porch; Paved road frontage; Publicly maintained road; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Custom mirrors
• Laundry & utility: Laundry in common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (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.
• Market conditions: Rents soft (-2.5%/yr); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $588 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $85k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.77% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 4.7

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: -10.0%
• Equity multiple: 0.65×
• Total profit: $-8,273
• Equity at exit: $12,674

10-year hold

• IRR: -9.3%
• Equity multiple: 0.55×
• Total profit: $-10,648
• Equity at exit: $7,349

Cash invested: $23,800 (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: 276
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$446
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$35
• HOA: −$514
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $151

Break-even live

Break-even rent $1,313

Max offer price $85,000

Occupancy floor 85%

Sensitivity live

Price	-10% $199	-5% $175	+0% $151	+5% $127	+10% $103
Rent	-10% $32	-5% $91	+0% $151	+5% $210	+10% $270
Rate	-1.0pp $194	-0.5pp $172	base $151	+0.5pp $129	+1.0pp $106

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: $21,250
• Closing costs: $2,550
• 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	14d	1	0.06mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,350	$1.84	3d	1	0.06mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,400	$1.91	17d	1	0.06mi
3000 Lake Osborne Dr #107 Lake Worth Beach, FL	1.0	1.0	612	$1,350	$2.21	25d	1	0.06mi
2960 Lake Osborne Dr Lake Worth Beach, FL	1.0	1.0	612	$1,342	$2.19	25d	2	0.07mi
2840 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	720	$1,190	$1.65	0d	1	0.08mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,150	$1.88	8d	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	3d	1	0.14mi
3362 Cynthia Ln Lake Worth Beach, FL	1.0	1.0	612	$2,388	$3.90	23d	2	0.15mi
3362 Cynthia Ln #107 Lake Worth, FL	1.0	1.0	612	$3,500	$5.72	0d	1	0.15mi
611 S Pine St Unit B Lake Worth Beach, FL	2.0	1.0	500	$1,650	$3.30	23d	1	0.63mi
717 S B St Unit 715 Lake Worth Beach, FL	2.0	1.0	561	$2,295	$4.09	25d	1	0.72mi
1029 S D St Apt 2 Lake Worth Beach, FL	1.0	1.0	560	$1,675	$2.99	25d	1	0.80mi
1029 S D St Lake Worth Beach, FL	1.0	1.0	550	$1,715	$3.12	25d	1	0.81mi
136 Akron St Unit A1 Lake Worth Beach, FL	1.0	1.0	599	$2,075	$3.46	25d	1	0.84mi
136 Akron St Apt B2 Lake Worth Beach, FL	1.0	1.0	599	$2,175	$3.63	25d	1	0.84mi
606 S C St #103 Lake Worth Beach, FL	1.0	1.0	608	$1,500	$2.47	16d	1	0.85mi
123 Erie St Apt 10 Lake Worth, FL	1.0	1.0	600	$1,325	$2.21	25d	1	0.87mi
2566 South Dr Unit 306 Lake Worth Beach, FL	1.0	1.0	744	$1,850	$2.49	8d	1	0.92mi
4611 S Congress Ave Palm Springs, FL	1.0	1.0	601	$1,399	$2.33	4d	6	0.93mi
2220 Lake Worth Rd Lake Worth, FL	1.0	1.0	700	$1,779	$2.54	23d	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	25d	1	1.21mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,325	$2.51	6d	1	1.24mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,400	$2.65	25d	1	1.24mi
4495 Emerald Vis Lake Worth, FL	1.0–3.0	1.0–2.0	1164	$1,818	$1.56	0d	1	1.24mi
4833 Serafica Dr Lake Worth, FL	2.0	1.0	700	$2,000	$2.86	6d	1	1.25mi
4833 Serafica Dr Lake Worth, FL	2.0	1.0	700	$1,900	$2.71	0d	1	1.25mi
4817 Serafica Dr Lake Worth, FL	1.0	1.0	615	$1,500	$2.44	25d	1	1.25mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$1,934	$1.97	0d	23	1.31mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$1,897	$1.93	25d	25	1.31mi
900 Water Tower Way Lantana, FL	1.0–2.0	1.0–2.0	1176	$2,118	$1.80	0d	20	1.31mi
512 S K St Unit 2 Lake Worth Beach, FL	1.0	1.0	400	$1,600	$4.00	25d	1	1.32mi
1001 S M St Unit 5 Lake Worth Beach, FL	1.0	1.0	600	$1,395	$2.33	23d	1	1.33mi
514 S K St Lake Worth Beach, FL	1.0	1.0	600	$1,700	$2.83	5d	1	1.34mi
201 S J St Lake Worth, FL	1.0–2.0	1.0	570	$1,450	$2.54	19d	2	1.35mi
201 S J St #6 Lake Worth Beach, FL	2.0	1.0	680	$1,950	$2.87	16d	1	1.35mi
223 N E St Unit 4 Lake Worth Beach, FL	1.0	1.0	650	$1,695	$2.61	25d	1	1.36mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-21
   days on market $85,000 Active 48 DOM
2. 2026-06-18
   days on market $85,000 Active 45 DOM
3. 2026-06-17
   days on market $85,000 Active 44 DOM
4. 2026-06-16
   days on market $85,000 Active 43 DOM
5. 2026-06-15
   price $85,000 Active 42 DOM
6. 2026-06-15
   days on market $89,900 Active 42 DOM
7. 2026-06-13
   days on market $89,900 Active 40 DOM
8. 2026-06-09
   days on market $89,900 Active 36 DOM
9. 2026-06-08
   days on market $89,900 Active 35 DOM
10. 2026-06-07
    days on market $89,900 Active 34 DOM
11. 2026-06-04
    days on market $89,900 Active 31 DOM
12. 2026-06-03
    days on market $89,900 Active 30 DOM
13. 2026-06-02
    days on market $89,900 Active 29 DOM
14. 2026-06-01
    days on market $89,900 Active 28 DOM
15. 2026-05-31
    days on market $89,900 Active 27 DOM
16. 2026-05-04
    listed $89,900 Active
17. 2014-11-25
    soldstatus $38,000
18. 1998-12-01
    soldstatus $21,500
19. 1998-11-20
    soldstatus $21,500 130-char remark

    Show marketing remark (130 chars)

    GREAT PRICE ON FIRST FLOOR FURNISHED APPARTMENT. BEAUTIFUL WINDOW TREATMENTS, SHUFFLE BOARD COURTS, HEATED POOL, ENCLOSED BALCONY.

20. 1998-08-27
    historical 130-char remark

    Show marketing remark (130 chars)

    GREAT PRICE ON FIRST FLOOR FURNISHED APPARTMENT. BEAUTIFUL WINDOW TREATMENTS, SHUFFLE BOARD COURTS, HEATED POOL, ENCLOSED BALCONY.

21. 1998-08-03
    listed $22,900 130-char remark

    Show marketing remark (130 chars)

    GREAT PRICE ON FIRST FLOOR FURNISHED APPARTMENT. BEAUTIFUL WINDOW TREATMENTS, SHUFFLE BOARD COURTS, HEATED POOL, ENCLOSED BALCONY.

ⓘ 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: $503 · $42/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$203/yr (+$17/mo · 40.3%)

ⓘ 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: $18,045
• − Mortgage interest: −$4,761
• − Property taxes: −$503
• − Insurance: −$425
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − HOA: −$6,168
• − Depreciation: −$2,473
• Taxable income: $827
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $1,612/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

+292.6% since first listed

6 events — show timeline

• 2026-05-04 Listed $89,900 Beaches MLS
• 2014-11-25 Sold (Public Records) $38,000 Public Records
• 1998-12-01 Sold (Public Records) $21,500 Public Records
• 1998-11-20 Sold (MLS) $21,500 Beaches MLS
• 1998-08-27 Listing Removed — Beaches MLS
• 1998-08-03 Listed $22,900 Beaches MLS

Property tax history

-4.1%/yr

Latest (2025): $503 · +5.6% YoY. Source: county tax records.