115 Cypress Point Dr · Palm Beach Gardens, FL 33418

$380,000

2 bd · 2.0 ba · 1,250 sqft · Condo public records · 27 Days on market

Built 1988 $586/mo HOA · 15% of rent

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Why this score? — see what drove the D- 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 +10.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully appointed 2 bdr 2 ba condo with private lakefront view. Kitchen remodeled in April. Quartzite counter tops and backsplash, with state of the art sink, faucet and white cabinets with designer handles. Custom lighting in kitchen. New Bosch dishwasher and Samsung refrigerator. Brand new hurricane impact windows all around. A/C system with UV light and warranty only 2 weeks old. Washer and Dryer 1 1/2 years young. Water heater 3 years old. Oversized Master with walk in closet. Master bathroom has new cabinets and sink. Guest bath has updated shower tiled to the ceiling. Main water valves and toilet valves recently replaced. Flooring is tile and laminate throughout. Unit has its own storage area. Enjoy your favorite beverage on the screened in patio overlooking the peaceful lake!

Key facts

• Quartzite counters
• Designer hardware
• Lakefront condo

Tags

• LAKEFRONT CONDO
• TRANQUIL WATER VIEWS
• QUARTZITE COUNTERS
• MODERN SINK
• WHITE CABINETRY
• DESIGNER HARDWARE

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions
• HOA & community: Association: Meadowbrook Condo Association and PGA POA; Association amenities include pool and sidewalks; HOA fee approximately 1,523 (quarterly) with an additional annual PGA POA fee; Association covers insurance, grounds and structure maintenance, security, trash, water, common areas, common real estate tax, and pool service

Exterior

• Parking: Guest parking (1 parking space total)
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Water available
• Home design: Condominium; One level living; North-facing
• Construction: CBS construction; Block foundation; Concrete and tile roof; Built as a resale property; 2 total stories in building
• Exterior features: Screened patio; Patio; Waterfront property

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds and drapes
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $380k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $350k (7.8% below list).
• Meets the 1% rule at list price ($4k rent vs $380k).
• Recommended offer: $350k (7.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#464 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: Timber Trace Elementary School (math 76% / reading 79%, grade A, #163 of 2,144 statewide, top 8%, 825 students, 34% FRL); Watson B. Duncan Middle School (math 54% / reading 59%, grade B, #171 of 571 statewide, top 30%, 1,157 students, 41% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL).
• Market conditions: Rents rising (+2.0%/yr); 532 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 36% of the median local income ($125k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 27 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,183 (7.8% 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. 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. 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. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.00% ✓
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.29×
• Total profit: $-75,725
• Equity at exit: $56,659

10-year hold

• IRR: -16.6%
• Equity multiple: 0.12×
• Total profit: $-93,432
• Equity at exit: $32,855

Cash invested: $106,400 (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 33418

• Home prices YoY: -32.4%
• Rents YoY: 2.0%
• Active inventory: 532
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,809 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$441 /mo · $5,290/yr
• Insurance: −$158
• HOA: −$586
• Vacancy / Maint / Mgmt: −$800
• Net cashflow: $-169

Break-even live

Break-even rent $4,023

Max offer price $350,183

Occupancy floor 99%

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Cypress Point Dr #202 Palm Beach Gardens, FL	2.0	2.0	1250	$3,200	$2.56	24d	1	0.01mi
39 Dorchester Cir Palm Beach Gardens, FL	3.0	2.0	1571	$11,500	$7.32	24d	1	0.12mi
7 Lexington Ln E Palm Beach Gardens, FL	2.0	2.0	1275	$5,200	$4.08	24d	1	0.22mi
6 Lexington Ln E Unit D Palm Beach Gardens, FL	2.0	2.0	1400	$4,200	$3.00	24d	1	0.22mi
4 Lexington Ln E Unit E Palm Beach Gardens, FL	2.0	2.0	1275	$2,700	$2.12	3d	1	0.23mi
23 Lexington Ln W Unit C Palm Beach Gardens, FL	2.0	2.0	1275	$2,895	$2.27	24d	1	0.28mi
7 Wyndham Ln Palm Beach Gardens, FL	3.0	2.0	1571	$7,500	$4.77	24d	1	0.29mi
127 Sunset Cove Ln Palm Beach Gardens, FL	2.0	2.0	1677	$17,000	$10.14	21d	1	0.43mi
717 Windermere Way Palm Beach Gardens, FL	3.0	2.5	1869	$3,100	$1.66	3d	1	0.45mi
9016 Alister Blvd E Palm Beach Gardens, FL	1.0–3.0	1.0–2.0	1136	$2,452	$2.16	2d	47	0.50mi
32 Admirals Ct Palm Beach Gardens, FL	3.0	2.0	1438	$3,590	$2.50	11d	1	0.53mi
32 Admirals Ct Palm Beach Gardens, FL	3.0	2.0	1438	$4,500	$3.13	11d	1	0.53mi
77 Spyglass Way Palm Beach Gardens, FL	3.0	2.5	1471	$3,500	$2.38	24d	1	0.57mi
4 Ironwood Way N Palm Beach Gardens, FL	3.0	2.0	1480	$3,500	$2.36	24d	1	0.59mi
36 Ironwood Way N Unit 36 Palm Beach Gardens, FL	3.0	2.0	1480	$6,500	$4.39	24d	1	0.59mi
605 Masters Way Palm Beach Gardens, FL	3.0	3.0	1738	$17,500	$10.07	24d	1	0.59mi
8033 Murano Cir Palm Beach Gardens, FL	3.0	2.5	1728	$3,400	$1.97	18d	1	0.64mi
11 Ironwood Way N Palm Beach Gardens, FL	3.0	2.0	1573	$4,800	$3.05	24d	1	0.64mi
8050 Murano Cir Palm Beach Gardens, FL	3.0	2.5	1728	$3,100	$1.79	24d	1	0.71mi
26 Via Aurelia Palm Beach Gardens, FL	3.0	2.5	1830	$8,500	$4.64	24d	1	0.74mi
265 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,400	$2.28	24d	1	0.85mi
293 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1694	$6,000	$3.54	24d	1	0.87mi
204 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$4,100	$2.75	24d	1	0.88mi
229 Old Meadow Way Palm Beach Gardens, FL	3.0	3.0	1694	$4,500	$2.66	24d	1	0.92mi
135 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,000	$4.23	24d	1	0.93mi
150 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1418	$6,999	$4.94	21d	1	0.93mi
103 Old Meadow Way Palm Beach Gardens, FL	2.0	2.0	1491	$3,600	$2.41	14d	1	0.94mi
533 Prestwick Cir Palm Beach Gardens, FL	2.0	2.0	1514	$4,000	$2.64	24d	1	1.01mi
364 Prestwick Cir #4 Palm Beach Gardens, FL	2.0	2.5	1466	$2,600	$1.77	24d	1	1.08mi
505 Prestwick Cir Palm Beach Gardens, FL	3.0	2.0	1850	$3,250	$1.76	3d	1	1.09mi
401 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$9,600	$5.61	24d	1	1.16mi
479 Prestwick Cir Palm Beach Gardens, FL	3.0	2.0	1818	$9,500	$5.23	24d	1	1.17mi
352 Prestwick Cir #1 Palm Beach Gardens, FL	2.0	3.0	1532	$2,700	$1.76	24d	1	1.21mi
107 Resort Ln Palm Beach Gardens, FL	3.0	2.5	1710	$11,000	$6.43	24d	1	1.22mi
359 Prestwick Cir #2 Palm Beach Gardens, FL	2.0	3.0	1532	$3,400	$2.22	24d	1	1.22mi
1424 14th Ter Unit 1424 Palm Beach Gardens, FL	3.0	2.5	1488	$3,000	$2.02	24d	1	1.23mi
502 5th Ter Palm Beach Gardens, FL	2.0	2.5	1488	$3,250	$2.18	24d	1	1.24mi
438 Brackenwood Ln S Palm Beach Gardens, FL	2.0	2.0	1366	$3,000	$2.20	24d	1	1.25mi
428 Brackenwood Ln S Palm Beach Gardens, FL	2.0	2.0	1366	$2,500	$1.83	24d	1	1.25mi
355 Prestwick Cir #4 Palm Beach Gardens, FL	2.0	3.0	1532	$3,500	$2.28	24d	1	1.26mi

HOA detail condo

• Monthly dues: $586 · $7,032/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-11
   status Pending
2. 2026-04-29
   price $380,000
3. 2026-04-14
   listed $399,900 Active
4. 2023-09-01
   soldstatus $359,950
5. 2023-08-29
   soldstatus $359,950 Closed 798-char remark

   Show marketing remark (798 chars)

   Beautifully appointed 2 bdr 2 ba condo with private lakefront view. Kitchen remodeled in April. Quartzite counter tops and backsplash, with state of the art sink, faucet and white cabinets with designer handles. Custom lighting in kitchen. New Bosch dishwasher and Samsung refrigerator. Brand new hurricane impact windows all around. A/C system with UV light and warranty only 2 weeks old. Washer and Dryer 1 1/2 years young. Water heater 3 years old. Oversized Master with walk in closet. Master bathroom has new cabinets and sink. Guest bath has updated shower tiled to the ceiling. Main water valves and toilet valves recently replaced. Flooring is tile and laminate throughout. Unit has its own storage area. Enjoy your favorite beverage on the screened in patio overlooking the peaceful lake!

6. 2023-08-27
   status Pending 798-char remark

   Show marketing remark (798 chars)

   Beautifully appointed 2 bdr 2 ba condo with private lakefront view. Kitchen remodeled in April. Quartzite counter tops and backsplash, with state of the art sink, faucet and white cabinets with designer handles. Custom lighting in kitchen. New Bosch dishwasher and Samsung refrigerator. Brand new hurricane impact windows all around. A/C system with UV light and warranty only 2 weeks old. Washer and Dryer 1 1/2 years young. Water heater 3 years old. Oversized Master with walk in closet. Master bathroom has new cabinets and sink. Guest bath has updated shower tiled to the ceiling. Main water valves and toilet valves recently replaced. Flooring is tile and laminate throughout. Unit has its own storage area. Enjoy your favorite beverage on the screened in patio overlooking the peaceful lake!

7. 2023-07-19
   historical Active Under Contract 798-char remark

   Show marketing remark (798 chars)

   Beautifully appointed 2 bdr 2 ba condo with private lakefront view. Kitchen remodeled in April. Quartzite counter tops and backsplash, with state of the art sink, faucet and white cabinets with designer handles. Custom lighting in kitchen. New Bosch dishwasher and Samsung refrigerator. Brand new hurricane impact windows all around. A/C system with UV light and warranty only 2 weeks old. Washer and Dryer 1 1/2 years young. Water heater 3 years old. Oversized Master with walk in closet. Master bathroom has new cabinets and sink. Guest bath has updated shower tiled to the ceiling. Main water valves and toilet valves recently replaced. Flooring is tile and laminate throughout. Unit has its own storage area. Enjoy your favorite beverage on the screened in patio overlooking the peaceful lake!

8. 2023-07-12
   listed $359,950 Active 798-char remark

   Show marketing remark (798 chars)

   Beautifully appointed 2 bdr 2 ba condo with private lakefront view. Kitchen remodeled in April. Quartzite counter tops and backsplash, with state of the art sink, faucet and white cabinets with designer handles. Custom lighting in kitchen. New Bosch dishwasher and Samsung refrigerator. Brand new hurricane impact windows all around. A/C system with UV light and warranty only 2 weeks old. Washer and Dryer 1 1/2 years young. Water heater 3 years old. Oversized Master with walk in closet. Master bathroom has new cabinets and sink. Guest bath has updated shower tiled to the ceiling. Main water valves and toilet valves recently replaced. Flooring is tile and laminate throughout. Unit has its own storage area. Enjoy your favorite beverage on the screened in patio overlooking the peaceful lake!

9. 2023-07-09
   historical $359,950 798-char remark

   Show marketing remark (798 chars)

   Beautifully appointed 2 bdr 2 ba condo with private lakefront view. Kitchen remodeled in April. Quartzite counter tops and backsplash, with state of the art sink, faucet and white cabinets with designer handles. Custom lighting in kitchen. New Bosch dishwasher and Samsung refrigerator. Brand new hurricane impact windows all around. A/C system with UV light and warranty only 2 weeks old. Washer and Dryer 1 1/2 years young. Water heater 3 years old. Oversized Master with walk in closet. Master bathroom has new cabinets and sink. Guest bath has updated shower tiled to the ceiling. Main water valves and toilet valves recently replaced. Flooring is tile and laminate throughout. Unit has its own storage area. Enjoy your favorite beverage on the screened in patio overlooking the peaceful lake!

10. 2006-01-04
    soldstatus $242,000
11. 1992-10-30
    soldstatus $3,500,000

ⓘ 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: $5,290 · $441/mo
• Projected year-2 tax: $5,290 · $441/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 20 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: $45,708
• − Mortgage interest: −$21,286
• − Property taxes: −$5,290
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,657
• − Management: −$3,657
• − HOA: −$7,032
• − Depreciation: −$11,055
• Taxable loss: −$8,167
• Est. tax savings @ 24.0%: +$1,960
• After-tax cash flow: $-65/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 — Palm Beach Gardens

• Score: 69/100
• State rank: #464
• US rank: #8366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Beach Gardens, FL
• County: Palm Beach County · 1,438,312 people
• City population: 96,294
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 43,676
• Household income: $125,497
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1339.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 9% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 4% Scotch-Irish 4%
• Foreign-born: 15% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 8% German/W. Germanic 2% 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: ▼ -172.79%
• Current HPI: 361.1997
• Rent YoY: ▲ 2.00%
• 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

-89.1% since first listed

11 events — show timeline

• 2026-05-11 Pending — Beaches MLS
• 2026-04-29 Price Changed $380,000 Beaches MLS
• 2026-04-14 Listed $399,900 Beaches MLS
• 2023-09-01 Sold (Public Records) $359,950 Public Records
• 2023-08-29 Sold (MLS) $359,950 Beaches MLS
• 2023-08-27 Pending — Beaches MLS
• 2023-07-19 Contingent — Beaches MLS
• 2023-07-12 Listed $359,950 Beaches MLS
• 2023-07-09 Coming Soon $359,950 Beaches MLS
• 2006-01-04 Sold (Public Records) $242,000 Public Records
• 1992-10-30 Sold (Public Records) $3,500,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $5,290 · -12.2% YoY. Source: county tax records.