None · Palm Springs, FL 33461

$89,999

2 bd · 1.5 ba · 894 sqft · Condo · 57 Days on market

Built 1972 Good condition $868/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 +19.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning view of the lake from your huge balcony. All white ceramic tile thru out including the balcony. This is a convertible model with 1.5 baths. Updated kitchen and bathrooms. Move in ready!

Key facts

• $868 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Not a land lease; Community has 855 units; Pets not allowed
• HOA & community: Community association (Lake Clarke Gardens); Monthly HOA fee (paid monthly); HOA includes cable TV, internet, and water; Community amenities: billiard room, clubhouse, fitness center, laundry, pool (including heated pool), sauna, shuffleboard court, workshop area, trash chute, bocce ball, community room, courtesy bus, internet included, library, putting green, street lights

Exterior

• Parking: Asphalt parking; 1 parking space; No carport
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water available; Sewer connected
• Home design: Condominium; Resale condition; Faces west; 4-story building; Entry on main level
• Construction: Concrete construction; Tar and gravel roof; Block foundation; Built area approximately 894 (per appraiser)
• Exterior features: Waterfront property; Asphalt road surface

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central individual heating; Central air conditioning
• Interior features: Walk-in closet(s); Sliding windows; Partially furnished
• Laundry & utility: Laundry in building / community

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#297 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, amenities F, commute 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: Palm Springs Elementary School (math 27% / reading 32%, grade F, #1,896 of 2,144 statewide, top 90%, 1,010 students, 79% FRL); L C Swain Middle School (math 26% / reading 33%, grade F, #469 of 571 statewide, top 84%, 1,451 students, 74% FRL); John I. Leonard High School (math 17% / reading 35%, grade F, #494 of 667 statewide, top 75%, 3,549 students, 67% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-21 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 soft (-2.5%/yr); 276 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 39% of the median local income ($62k/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 $622 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 57 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $87,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 2.24% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 3.7

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: -15.7%
• Equity multiple: 0.48×
• Total profit: $-13,193
• Equity at exit: $13,419

10-year hold

• IRR: -32.5%
• Equity multiple: 0.07×
• Total profit: $-23,389
• Equity at exit: $7,781

Cash invested: $25,200 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$868
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $106

Break-even live

Break-even rent $1,886

Max offer price $89,999

Occupancy floor 90%

Sensitivity live

Price	-10% $168	-5% $137	+0% $106	+5% $75	+10% $44
Rent	-10% $-54	-5% $26	+0% $106	+5% $186	+10% $266
Rate	-1.0pp $151	-0.5pp $129	base $106	+0.5pp $83	+1.0pp $59

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3662 Davis Rd Unit 3664 Palm Springs, FL	3.0	2.0	1000	$1,999	$2.00	9d	1	0.25mi
3662 Davis Rd Palm Springs, FL	2.0	2.0	1000	$1,825	$1.82	1d	1	0.25mi
3662 Davis Rd Palm Springs, FL	3.0	2.0	1000	$1,999	$2.00	6d	1	0.25mi
1802 Waterview Cir #1802 Palm Springs, FL	2.0	2.0	951	$1,925	$2.02	26d	1	0.26mi
3525 Montante Blvd Lake Worth Beach, FL	2.0	1.0	850	$1,950	$2.29	26d	1	0.29mi
3901 Lakewood Rd Unit A Lake Worth Beach, FL	2.0	1.0	704	$2,000	$2.84	26d	1	0.33mi
1020 Manor Dr Palm Springs, FL	2.0	2.0	1098	$2,200	$2.00	24d	1	0.35mi
1016 Manor Dr Unit 5c Palm Springs, FL	2.0	2.0	1098	$2,256	$2.05	26d	1	0.35mi
3574 Montante Blvd Palm Springs, FL	2.0	1.0	850	$1,950	$2.29	26d	1	0.36mi
3654 Coconut Rd Palm Springs, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.37mi
1065 Manor Dr Palm Springs, FL	2.0	2.0	1098	$2,100	$1.91	5d	1	0.39mi
965 Manor Dr Palm Springs, FL	2.0	1.0	687	$1,995	$2.90	3d	5	0.43mi
3031 French Ave Lake Worth, FL	3.0	1.0	840	$2,400	$2.86	9d	1	0.49mi
3017 Buckley Ave Lake Worth, FL	2.0	1.0	720	$2,200	$3.06	26d	1	0.50mi
3440 Rudolph Rd Unit 3440-03 Lake Worth Beach, FL	2.0	2.0	935	$2,100	$2.25	21d	1	0.64mi
2901 10th Ave N Palm Springs, FL	2.0	1.0	900	$1,795	$1.99	26d	1	0.64mi
124 Abaco Dr Palm Springs, FL	3.0	2.0	988	$2,900	$2.94	17d	1	0.64mi
3481 Helena Dr Unit 11 Lake Worth Beach, FL	2.0	2.0	935	$2,050	$2.19	26d	1	0.65mi
3431 Helena Dr Unit 3481-11 Lake Worth Beach, FL	2.0	2.0	935	$2,050	$2.19	26d	1	0.67mi
3431 Helena Dr Lake Worth, FL	2.0	2.0	935	$2,075	$2.22	16d	2	0.67mi
3386 Rudolph Rd Lake Worth Beach, FL	2.0	1.0	840	$2,100	$2.50	5d	1	0.68mi
4361 Davis Rd Unit 3 Lake Worth Beach, FL	2.0	1.0	650	$1,300	$2.00	17d	1	0.68mi
2571 Lake Worth Rd Lake Worth, FL	1.0–2.0	1.0–2.0	750	$1,657	$2.21	4d	2	0.68mi
4393 Davis Rd Unit 1 Lake Worth Beach, FL	2.0	1.0	798	$2,200	$2.76	26d	1	0.68mi
4393 Davis Rd Unit 1 Lake Worth Beach, FL	2.0	1.0	798	$2,000	$2.51	7d	1	0.68mi
3874 7th Ave N Unit 3878 Lake Worth Beach, FL	1.0	1.0	528	$1,600	$3.03	26d	1	0.70mi
910 Rudolf Rd Lake Worth, FL	3.0	1.0	1000	$2,500	$2.50	26d	1	0.72mi
4495 Emerald Vis Lake Worth, FL	2.0	2.0	1079	$2,343	$2.17	6d	1	0.73mi
4495 Emerald Vis Lake Worth, FL	1.0–3.0	1.0–2.0	1164	$2,642	$2.27	1d	1	0.73mi
4429 Melvin Rd Unit A Lake Worth, FL	2.0	2.0	1000	$2,300	$2.30	26d	1	0.80mi
220 Henthorne Dr Palm Springs, FL	1.0–2.0	1.5–2.0	900	$1,850	$2.06	26d	4	0.81mi
100 Rex Ave Palm Springs, FL	2.0	2.0	1000	$1,850	$1.85	26d	3	0.86mi
4611 S Congress Ave Palm Springs, FL	1.0	1.0	601	$1,399	$2.33	5d	6	0.89mi
2508 10th Ave N Lake Worth Beach, FL	2.0	1.0	800	$1,672	$2.09	13d	1	0.89mi
2508 10th Ave N Lake Worth Beach, FL	2.0	1.0	800	$1,746	$2.18	16d	1	0.89mi
2508 10th Ave N Lake Worth Beach, FL	3.0	2.0	1025	$2,557	$2.49	26d	1	0.89mi
2856 Garden Dr S #112 Lake Worth, FL	2.0	1.0	894	$1,800	$2.01	26d	1	0.91mi
4523 Gulfstream Rd Lake Worth Beach, FL	2.0	2.0	900	$1,949	$2.17	1d	1	0.94mi
2724 Garden Dr S #207 Lake Worth, FL	1.0	1.0	744	$1,850	$2.49	1d	1	0.97mi
4482 Stevens Rd Unit 4486 Lake Worth Beach, FL	2.0	1.0	750	$2,025	$2.70	24d	1	0.98mi

HOA detail condo

• Monthly dues: $868 · $10,416/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $89,999 Active 57 DOM
2. 2026-06-18
   days on market $89,999 Active 54 DOM
3. 2026-06-17
   days on market $89,999 Active 53 DOM
4. 2026-06-16
   days on market $89,999 Active 52 DOM
5. 2026-06-15
   days on market $89,999 Active 51 DOM
6. 2026-06-13
   pricedays on market $89,999 Active 49 DOM
7. 2026-06-09
   days on market $98,900 Active 45 DOM
8. 2026-06-08
   days on market $98,900 Active 44 DOM
9. 2026-06-07
   days on market $98,900 Active 43 DOM
10. 2026-06-04
    days on market $98,900 Active 40 DOM
11. 2026-06-03
    days on market $98,900 Active 39 DOM
12. 2026-06-02
    days on market $98,900 Active 38 DOM
13. 2026-06-01
    days on market $98,900 Active 37 DOM
14. 2026-05-31
    days on market $98,900 Active 36 DOM
15. 2026-04-25
    listed $98,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,241
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − HOA: −$10,416
• − Depreciation: −$2,618
• Taxable income: $487
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $1,154/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready condo is in good condition with modern updates and a well-maintained exterior. Painting the exterior and cleaning gutters would significantly enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Clean gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 Springs

• Score: 73/100
• State rank: #297
• US rank: #5045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, FL
• County: Palm Beach County · 1,438,312 people
• City population: 49,443
• 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

1 event — show timeline

• 2026-04-25 Listed $98,900 Beaches MLS