218 Lake Frances Dr · West Palm Beach, FL 33411

$105,000

2 bd · 2.0 ba · 812 sqft · Condo public records · 329 Days on market

Built 1976 $535/mo HOA · 29% 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 +22.6/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

55 and over community 2nd Floor beautiful apartment looking over the lake. Laminate floor thought. Convertible 2 BR with 2 full bath rooms. large walk in closet, specious bed room quite unit with a relaxing lake view. Located in close proximity to shopping, Restaurants, and entertainment. Easy 2 entries to the community. One only for residents. Motivated seller. Close to the turnpike and easy access to 95.

Key facts

• Two gated entrances
• $535 HOA
• Parking

Tags

• THOUGHTFULLY DESIGNED INTERIOR
• SPACIOUS PRIMARY SUITE
• GENEROUS WALK-IN CLOSET
• TWO GATED ENTRANCES

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions, breed and number limits
• HOA & community: Monthly association fee; Association amenities include pool, spa/hot tub, tennis courts, basketball court and jogging path; Association fee covers cable TV, insurance, grounds maintenance, pest control, sewer, trash, water and common areas; Has association; Senior community

Exterior

• Parking: Assigned parking; Guest parking (total 1 space)
• Security: Gated community with guard; Security patrol; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Water available
• Home design: Condominium; One story; Faces northeast; Resale condition; Waterfront
• Construction: CBS construction; Concrete and tile roof; Built on slab foundation
• Exterior features: Open patio; Patio

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Laminate
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Built-in features; Walk-in closet(s); Sliding windows
• Laundry & utility: Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#75 in FL, #1,255 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, crime 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: Benoist Farms Elementary School (math 22% / reading 28%, grade F, #2,030 of 2,144 statewide, top 95%, 421 students, 80% FRL); Jeaga Middle School (math 18% / reading 30%, grade F, #532 of 571 statewide, top 94%, 941 students, 78% FRL); Royal Palm Beach High School (math 22% / reading 38%, grade F, #441 of 667 statewide, top 67%, 2,343 students, 57% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-23 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 flat; 574 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $11k of equity ($726 loan paydown + $10k appreciation (10.0% 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 (10.0% appreciation + 0.8% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 8.34%
• Cash-on-cash: 7.32%
• DSCR: 1.33
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 3.21×
• Total profit: $65,041
• Equity at exit: $94,592

10-year hold

• IRR: 23.7%
• Equity multiple: 6.99×
• Total profit: $175,996
• Equity at exit: $203,992

Cash invested: $29,400 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$551
• Tax from tax record: −$160 /mo · $1,914/yr
• Insurance: −$44
• HOA: −$535
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $179

Break-even live

Break-even rent $1,632

Max offer price $105,000

Occupancy floor 85%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Lake Frances Dr Unit 161 West Palm Beach, FL	1.0	1.5	704	$1,430	$2.03	8d	1	0.13mi
138 Lake Frances Dr West Palm Beach, FL	2.0	2.0	812	$1,845	$2.27	24d	1	0.13mi
230 Lake Dora Dr #230 West Palm Beach, FL	2.0	2.0	888	$1,700	$1.91	8d	1	0.16mi
221 Lake Meryl Dr West Palm Beach, FL	2.0	2.0	1000	$1,550	$1.55	24d	1	0.30mi
108 Lake Nancy Dr West Palm Beach, FL	2.0	2.0	967	$1,800	$1.86	24d	1	0.32mi
155 Lake Carol Dr Unit 155 West Palm Beach, FL	2.0	2.0	812	$1,950	$2.40	24d	1	0.37mi
7130 Okeechobee Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1086	$2,488	$2.29	3d	9	0.40mi
228 Lake Dora Dr West Palm Beach, FL	1.0	1.5	704	$1,500	$2.13	22d	1	0.42mi
129 Lake Carol Dr #129 West Palm Beach, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.42mi
228 Lake Dora Dr West Palm Beach, FL	1.0	1.5	704	$1,500	$2.13	24d	1	0.42mi
314 Lake Dora Dr West Palm Beach, FL	2.0	2.0	888	$1,650	$1.86	21d	1	0.42mi
106 Lake Dora Dr West Palm Beach, FL	2.0	2.0	812	$1,600	$1.97	24d	1	0.42mi
200 Lake Carol Dr West Palm Beach, FL	2.0	2.0	888	$1,750	$1.97	24d	1	0.42mi
173 Lake Dora Dr #173 West Palm Beach, FL	1.0	1.5	704	$1,400	$1.99	24d	1	0.42mi
235 Lake Dora Dr West Palm Beach, FL	2.0	2.0	812	$1,860	$2.29	24d	1	0.42mi
321 Lake Evelyn Dr West Palm Beach, FL	2.0	2.0	888	$1,600	$1.80	24d	1	0.42mi
175 Lake Carol Dr #175 West Palm Beach, FL	1.0	1.0	600	$1,300	$2.17	24d	1	0.42mi
1542 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	22d	1	0.42mi
1542 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	24d	1	0.42mi
203 Lake Carol Dr West Palm Beach, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.43mi
1564 Lake Crystal Dr Unit F West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	17d	1	0.44mi
1545 Lake Crystal Dr Unit D West Palm Beach, FL	1.0	1.0	700	$1,675	$2.39	14d	1	0.45mi
1547 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	14d	1	0.46mi
1547 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	900	$1,950	$2.17	24d	1	0.46mi
1525 Lake Crystal Dr Unit C West Palm Beach, FL	2.0	2.0	904	$1,800	$1.99	8d	1	0.49mi
1477 Lake Crystal Dr Unit D West Palm Beach, FL	2.0	2.0	928	$1,975	$2.13	17d	1	0.49mi
1465 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	2d	1	0.53mi
1455 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	15d	1	0.55mi
1455 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	14d	1	0.55mi
1760 Windorah Way Unit H West Palm Beach, FL	2.0	1.0	904	$1,850	$2.05	24d	1	0.55mi
1453 Lake Crystal Dr Unit D West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	14d	1	0.56mi
1139 Lake Terry Dr Unit A West Palm Beach, FL	3.0	2.0	918	$2,300	$2.51	21d	1	0.57mi
1133 Golden Lakes Blvd #813 West Palm Beach, FL	3.0	2.0	999	$2,050	$2.05	3d	1	0.58mi
1133 Golden Lakes Blvd #813 West Palm Beach, FL	3.0	2.0	1054	$1,950	$1.85	5d	1	0.58mi
1133 Golden Lakes Blvd #813 West Palm Beach, FL	3.0	2.0	999	$2,050	$2.05	24d	1	0.58mi
1500 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	8d	1	0.60mi
1500 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	24d	1	0.60mi
1700 Windorah Way Unit A West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	14d	1	0.60mi
1660 Windorah Way Unit H West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	5d	1	0.61mi
1103 Golden Lakes Blvd #1011 West Palm Beach, FL	3.0	2.0	999	$2,100	$2.10	24d	1	0.61mi

HOA detail condo

• Monthly dues: $535 · $6,420/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $105,000 Active 329 DOM
2. 2026-06-17
   days on market $105,000 Active 328 DOM
3. 2026-06-16
   days on market $105,000 Active 327 DOM
4. 2026-06-15
   days on market $105,000 Active 326 DOM
5. 2026-06-13
   days on market $105,000 Active 324 DOM
6. 2026-06-09
   days on market $105,000 Active 320 DOM
7. 2026-06-07
   days on market $105,000 Active 318 DOM
8. 2026-06-04
   days on market $105,000 Active 315 DOM
9. 2026-06-03
   days on market $105,000 Active 314 DOM
10. 2026-06-01
    days on market $105,000 Active 312 DOM
11. 2026-05-31
    days on market $105,000 Active 311 DOM
12. 2026-02-02
    price $105,000
13. 2025-09-25
    price $117,999
14. 2025-07-24
    listed $129,999 Active
15. 2021-08-06
    soldstatus $73,000
16. 2021-08-02
    soldstatus $73,000 Closed 409-char remark

    Show marketing remark (409 chars)

    55 and over community 2nd Floor beautiful apartment looking over the lake. Laminate floor thought. Convertible 2 BR with 2 full bath rooms. large walk in closet, specious bed room quite unit with a relaxing lake view. Located in close proximity to shopping, Restaurants, and entertainment. Easy 2 entries to the community. One only for residents. Motivated seller. Close to the turnpike and easy access to 95.

17. 2021-07-06
    status Pending 409-char remark

    Show marketing remark (409 chars)

    55 and over community 2nd Floor beautiful apartment looking over the lake. Laminate floor thought. Convertible 2 BR with 2 full bath rooms. large walk in closet, specious bed room quite unit with a relaxing lake view. Located in close proximity to shopping, Restaurants, and entertainment. Easy 2 entries to the community. One only for residents. Motivated seller. Close to the turnpike and easy access to 95.

18. 2021-06-14
    historical Active Under Contract 409-char remark

    Show marketing remark (409 chars)

    55 and over community 2nd Floor beautiful apartment looking over the lake. Laminate floor thought. Convertible 2 BR with 2 full bath rooms. large walk in closet, specious bed room quite unit with a relaxing lake view. Located in close proximity to shopping, Restaurants, and entertainment. Easy 2 entries to the community. One only for residents. Motivated seller. Close to the turnpike and easy access to 95.

19. 2021-05-22
    price $79,900 409-char remark

    Show marketing remark (409 chars)

    55 and over community 2nd Floor beautiful apartment looking over the lake. Laminate floor thought. Convertible 2 BR with 2 full bath rooms. large walk in closet, specious bed room quite unit with a relaxing lake view. Located in close proximity to shopping, Restaurants, and entertainment. Easy 2 entries to the community. One only for residents. Motivated seller. Close to the turnpike and easy access to 95.

20. 2021-05-03
    price $83,000 409-char remark

    Show marketing remark (409 chars)

    55 and over community 2nd Floor beautiful apartment looking over the lake. Laminate floor thought. Convertible 2 BR with 2 full bath rooms. large walk in closet, specious bed room quite unit with a relaxing lake view. Located in close proximity to shopping, Restaurants, and entertainment. Easy 2 entries to the community. One only for residents. Motivated seller. Close to the turnpike and easy access to 95.

21. 2021-04-17
    listed $85,000 Active 409-char remark

    Show marketing remark (409 chars)

    55 and over community 2nd Floor beautiful apartment looking over the lake. Laminate floor thought. Convertible 2 BR with 2 full bath rooms. large walk in closet, specious bed room quite unit with a relaxing lake view. Located in close proximity to shopping, Restaurants, and entertainment. Easy 2 entries to the community. One only for residents. Motivated seller. Close to the turnpike and easy access to 95.

22. 2014-10-28
    historical
23. 2005-10-11
    soldstatus $120,000
24. 2005-05-26
    soldstatus $88,000
25. 2005-04-06
    historical
26. 2004-10-08
    listed $84,500
27. 2002-07-31
    listed $42,000
28. 1997-10-28
    soldstatus $22,000
29. 1974-01-01
    soldstatus $20,000

ⓘ 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: $1,914 · $160/mo
• Projected year-2 tax: $1,914 · $160/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $22,301
• − Mortgage interest: −$5,882
• − Property taxes: −$1,914
• − Insurance: −$525
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − HOA: −$6,420
• − Depreciation: −$3,055
• Taxable income: $938
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $1,926/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 — West Palm Beach

• Score: 82/100
• State rank: #75
• US rank: #1255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• City population: 75,299
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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 0.70)
• Race & ethnicity: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

+425.0% since first listed

18 events — show timeline

• 2026-02-02 Price Changed $105,000 Beaches MLS
• 2025-09-25 Price Changed $117,999 Beaches MLS
• 2025-07-24 Listed $129,999 Beaches MLS
• 2021-08-06 Sold (Public Records) $73,000 Public Records
• 2021-08-02 Sold (MLS) $73,000 Beaches MLS
• 2021-07-06 Pending — Beaches MLS
• 2021-06-14 Contingent — Beaches MLS
• 2021-05-22 Price Changed $79,900 Beaches MLS
• 2021-05-03 Price Changed $83,000 Beaches MLS
• 2021-04-17 Listed $85,000 Beaches MLS
• 2014-10-28 Listing Removed — Beaches MLS
• 2005-10-11 Sold (Public Records) $120,000 Public Records
• 2005-05-26 Sold (Public Records) $88,000 Public Records
• 2005-04-06 Listing Removed — Beaches MLS
• 2004-10-08 Listed $84,500 Beaches MLS
• 2002-07-31 Listed $42,000 Beaches MLS
• 1997-10-28 Sold (Public Records) $22,000 Public Records
• 1974-01-01 Sold (Public Records) $20,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $1,914 · -0.3% YoY. Source: county tax records.