150 Lake Meryl Dr #247 · West Palm Beach, FL 33411

$99,900

2 bd · 2.0 ba · 905 sqft · Condo public records · 134 Days on market

Built 1981 $833/mo HOA · 43% 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 +12.5/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Lovely With Pretty & Peaceful VIEWS in 55+ Golden Lakes! Updated, Spacious, and Pet Friendly 2/2 in a Quiet & Private Area of the Community. Pretty Updated Kitchen With White Cabinets, Granite Counters, Tile Backsplash, Window for Natural Light, and High- Hat Lights. Two Bedroom Suites Each with An Updated Full Ensuite Bath & Walk-in Closet. Long Screened Lanai Off the Living Area Offers the Perfect Spot to Enjoy The Water & Preserve Views! Tile Flooring Flows Throughout. PET FRIENDLY; One Pet Allowed (Dog, Cat, Bird W/ Max Weight 30lbs)! Golden Lakes Is Lovely 55+ Community Centrally Located In Desirable Palm Beach County, Florida. Enjoy An Active 55+ Lifestyle with

Key facts

• Water views
• Walk-in closet
• Long screened lanai

Tags

• UPDATED KITCHEN
• GRANITE COUNTERS
• TILE BACKSPLASH
• WALK-IN CLOSET
• LONG SCREENED LANAI
• WATER VIEWS

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with restrictions on breed, number, and size; Community of 1,888 units
• HOA & community: Monthly association fee; Community amenities: clubhouse, fitness center, pool, spa/hot tub, tennis courts, billiard room, café/restaurant, community room, library, courtesy bus, manager on site, street lights; Association fee includes: cable TV, insurance, grounds maintenance, security, trash, common areas, common real estate tax

Exterior

• Parking: Assigned parking
• Security: Gated with guard; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; 2-story building; Faces north
• Construction: CBS construction
• Exterior features: Waterfront community; Gated community with guard and security patrol

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets
• Laundry & utility: Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-15 ($-185/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (2.7% below list).
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 3.8% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Market conditions: Rents flat; 574 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); 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 ($691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $18k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% 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. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 1.95% ✓
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 4.3

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: 22.4%
• Equity multiple: 2.78×
• Total profit: $49,868
• Equity at exit: $89,998

10-year hold

• IRR: 19.1%
• Equity multiple: 6.04×
• Total profit: $141,089
• Equity at exit: $194,084

Cash invested: $27,972 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$524
• Tax from tax record: −$153 /mo · $1,841/yr
• Insurance: −$42
• HOA: −$833
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-15

Break-even live

Break-even rent $1,964

Max offer price $97,183

Occupancy floor 96%

Sensitivity live

Price	-10% $41	-5% $13	+0% $-15	+5% $-44	+10% $-72
Rent	-10% $-169	-5% $-92	+0% $-15	+5% $61	+10% $138
Rate	-1.0pp $35	-0.5pp $10	base $-15	+0.5pp $-41	+1.0pp $-68

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Lake Meryl Dr West Palm Beach, FL	2.0	2.0	1000	$1,550	$1.55	25d	1	0.18mi
1133 Golden Lakes Blvd #813 West Palm Beach, FL	3.0	2.0	999	$2,050	$2.05	3d	1	0.25mi
1133 Golden Lakes Blvd #813 West Palm Beach, FL	3.0	2.0	999	$2,050	$2.05	25d	1	0.25mi
1133 Golden Lakes Blvd #813 West Palm Beach, FL	3.0	2.0	1054	$2,000	$1.90	0d	1	0.25mi
1103 Golden Lakes Blvd #1013 West Palm Beach, FL	3.0	2.0	999	$2,000	$2.00	3d	1	0.27mi
1103 Golden Lakes Blvd #1011 West Palm Beach, FL	3.0	2.0	999	$2,100	$2.10	25d	1	0.27mi
108 Lake Nancy Dr West Palm Beach, FL	2.0	2.0	967	$1,800	$1.86	25d	1	0.29mi
1063 Golden Lakes Blvd #322 West Palm Beach, FL	3.0	2.0	999	$2,000	$2.00	14d	1	0.35mi
138 Lake Frances Dr West Palm Beach, FL	2.0	2.0	812	$1,845	$2.27	25d	1	0.41mi
161 Lake Frances Dr Unit 161 West Palm Beach, FL	1.0	1.5	704	$1,430	$2.03	8d	1	0.44mi
1139 Lake Terry Dr Unit A West Palm Beach, FL	3.0	2.0	918	$2,300	$2.51	21d	1	0.44mi
959 Lake Terry Dr West Palm Beach, FL	3.0	2.0	900	$2,000	$2.22	25d	1	0.49mi
1020 Lake Victoria Dr Unit B West Palm Beach, FL	3.0	2.0	922	$2,200	$2.39	18d	1	0.51mi
1153 Lake Victoria Dr Royal Palm Beach, FL	2.0	1.0	708	$1,725	$2.44	25d	1	0.55mi
1477 Lake Crystal Dr Unit D West Palm Beach, FL	2.0	2.0	928	$1,975	$2.13	17d	1	0.55mi
230 Lake Dora Dr #230 West Palm Beach, FL	2.0	2.0	888	$1,700	$1.91	8d	1	0.55mi
1465 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	2d	1	0.60mi
7080 Banyan Leaf Rd West Palm Beach, FL	1.0–2.0	1.0–2.0	742	$2,323	$3.13	0d	16	0.61mi
1525 Lake Crystal Dr Unit C West Palm Beach, FL	2.0	2.0	904	$1,800	$1.99	8d	1	0.61mi
1542 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	25d	1	0.62mi
1542 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	22d	1	0.62mi
1545 Lake Crystal Dr Unit D West Palm Beach, FL	1.0	1.0	700	$1,675	$2.39	14d	1	0.63mi
1455 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	15d	1	0.64mi
1455 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	14d	1	0.64mi
1080 N Benoist Farms Rd #204 West Palm Beach, FL	2.0	1.0	708	$1,500	$2.12	0d	1	0.64mi
1080 N Benoist Farms Rd #204 West Palm Beach, FL	2.0	1.0	708	$1,500	$2.12	17d	1	0.64mi
1440 Lake Crystal Dr Unit B West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	0d	1	0.64mi
1547 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	14d	1	0.65mi
1547 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	900	$1,950	$2.17	25d	1	0.65mi
1453 Lake Crystal Dr Unit D West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	14d	1	0.65mi
1068 N Benoist Farms Rd #205 West Palm Beach, FL	2.0	1.0	708	$1,800	$2.54	25d	1	0.66mi
1564 Lake Crystal Dr Unit F West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	17d	1	0.66mi
1101 N Benoist Farms Rd #106 West Palm Beach, FL	2.0	1.0	708	$1,700	$2.40	25d	1	0.67mi
1203 N Benoist Farms Rd #107 West Palm Beach, FL	1.0	1.0	530	$1,480	$2.79	19d	1	0.67mi
1203 N Benoist Farms Rd #107 West Palm Beach, FL	1.0	1.0	530	$1,480	$2.79	25d	1	0.67mi
1215 N Benoist Farms Rd #203 West Palm Beach, FL	2.0	1.0	708	$1,750	$2.47	25d	1	0.67mi
1089 N Benoist Farms Rd #301 West Palm Beach, FL	1.0	1.0	540	$1,550	$2.87	21d	1	0.69mi
1081 N Benoist Farms Rd West Palm Beach, FL	3.0	2.0	900	$1,897	$2.11	18d	1	0.69mi
1081 N Benoist Farms Rd West Palm Beach, FL	3.0	2.0	900	$1,910	$2.12	2d	2	0.69mi
1440 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	4d	1	0.69mi

HOA detail condo

• Monthly dues: $833 · $9,996/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $99,900 Active 134 DOM
2. 2026-06-17
   days on market $99,900 Active 133 DOM
3. 2026-06-16
   days on market $99,900 Active 132 DOM
4. 2026-06-15
   days on market $99,900 Active 131 DOM
5. 2026-06-13
   days on market $99,900 Active 129 DOM
6. 2026-06-09
   days on market $99,900 Active 125 DOM
7. 2026-06-07
   days on market $99,900 Active 123 DOM
8. 2026-06-04
   days on market $99,900 Active 120 DOM
9. 2026-06-03
   days on market $99,900 Active 119 DOM
10. 2026-06-01
    days on market $99,900 Active 117 DOM
11. 2026-05-31
    days on market $99,900 Active 116 DOM
12. 2026-05-12
    price $99,900
13. 2026-03-16
    price $113,900
14. 2026-02-04
    listed $117,500 Active
15. 2026-01-26
    historical
16. 2026-01-08
    price $118,900
17. 2025-10-06
    price $120,000
18. 2025-09-17
    price $135,000
19. 2025-08-25
    listed $150,000 Active
20. 2018-09-05
    soldstatus $68,000
21. 2018-09-04
    soldstatus $68,000 Closed
22. 2018-05-09
    listed Contingent
23. 2018-05-09
    listed $70,000
24. 2015-12-30
    soldstatus $45,000 Closed
25. 2015-11-18
    status Pending
26. 2015-11-01
    listed $44,900 Active
27. 2000-03-28
    soldstatus $35,000
28. 2000-03-27
    soldstatus $35,000
29. 2000-03-23
    historical
30. 1999-12-15
    listed $37,000

ⓘ 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: $1,841 · $153/mo
• Projected year-2 tax: $1,841 · $153/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 · 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: $23,340
• − Mortgage interest: −$5,596
• − Property taxes: −$1,841
• − Insurance: −$500
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − HOA: −$9,996
• − Depreciation: −$2,906
• Taxable loss: −$1,233
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $111/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: 222,012
• 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

+170.0% since first listed

19 events — show timeline

• 2026-05-12 Price Changed $99,900 Beaches MLS
• 2026-03-16 Price Changed $113,900 Beaches MLS
• 2026-02-04 Listed $117,500 Beaches MLS
• 2026-01-26 Listing Removed — Beaches MLS
• 2026-01-08 Price Changed $118,900 Beaches MLS
• 2025-10-06 Price Changed $120,000 Beaches MLS
• 2025-09-17 Price Changed $135,000 Beaches MLS
• 2025-08-25 Listed $150,000 Beaches MLS
• 2018-09-05 Sold (Public Records) $68,000 Public Records
• 2018-09-04 Sold (MLS) $68,000 Beaches MLS
• 2018-05-09 Listed — Beaches MLS
• 2018-05-09 Listed $70,000 Beaches MLS
• 2015-12-30 Sold (MLS) $45,000 Beaches MLS
• 2015-11-18 Pending — Beaches MLS
• 2015-11-01 Listed $44,900 Beaches MLS
• 2000-03-28 Sold (Public Records) $35,000 Public Records
• 2000-03-27 Sold (MLS) $35,000 Beaches MLS
• 2000-03-23 Listing Removed — Beaches MLS
• 1999-12-15 Listed $37,000 Beaches MLS

Property tax history

+14.2%/yr

Latest (2025): $1,841 · +2.7% YoY. Source: county tax records.