709 Lori Dr #215 · Palm Springs, FL 33461

$59,900

1 bd · 1.5 ba · 900 sqft · Condo public records · 26 Days on market

Built 1977 $864/mo HOA · 51% 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).

• 1% rule +10.0/10.0
• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious condo with Den. Needs updating. Not used in 10 years. Opportunity knocks. Rare all ages building. No rental first 2 years of ownership. Make money on a redo. Make money on a redo!

Key facts

• $864 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets not allowed; Community contains a large number of units (approximately 766)
• Financial info: No land lease
• HOA & community: Condo association (Condo Association of Lakeside Village); Monthly association fee; HOA covers cable TV, insurance, internet, pest control, sewer, trash, water, common areas, elevator, reserve funds, roof repairs, recreation facilities, and pool service; Association amenities include pool (heated), fitness center, laundry, elevator(s), manager on site, business center, community room, library, billiard room, bocce ball, shuffleboard, putting green, picnic area, car wash area, workshop area, parking, maintenance, trash chute, internet included, kitchen facilities, and recreation facilities

Exterior

• Parking: One parking space; Open guest parking; Asphalt parking; Approximately 5 open parking spaces available
• Utilities: Public water; Public sewer; Underground electric; Cable connected; Water connected; Sewer connected; Underground utilities
• Home design: Condominium; One level; Entry on level 1; Faces west
• Construction: Block and stucco construction; Built-up roof; Slab foundation; Three-story building
• Exterior features: Private maintained road; Asphalt road surface; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Furnished; Double-hung metal windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $-42 ($-508/yr) — negative.
• To cash-flow at today's rent, offer at most $52k (12.5% below list).
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $52k (12.5% below list) — sets the bar for cash-flow.

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: Clifford O Taylor/Kirklane Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 1,230 students, 80% FRL); Palm Springs Middle School (math 27% / reading 38%, grade F, #443 of 571 statewide, top 78%, 1,521 students, 72% 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 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 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 33% 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 $414 of loan paydown is wiped out by about $2k 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 26 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $60k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; HOA is 51% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 2→5/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,418 (12.5% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.84% ✓
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 2.9

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: -33.7%
• Equity multiple: 0.00×
• Total profit: $-16,770
• Equity at exit: $8,931

10-year hold

• IRR: —
• Equity multiple: -1.08×
• Total profit: $-34,825
• Equity at exit: $5,179

Cash invested: $16,772 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$314
• Tax from tax record: −$184 /mo · $2,212/yr
• Insurance: −$25
• HOA: −$864
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-42

Break-even live

Break-even rent $1,756

Max offer price $52,418

Occupancy floor 97%

Sensitivity live

Price	-10% $-8	-5% $-25	+0% $-42	+5% $-59	+10% $-76
Rent	-10% $-177	-5% $-110	+0% $-42	+5% $25	+10% $92
Rate	-1.0pp $-12	-0.5pp $-27	base $-42	+0.5pp $-58	+1.0pp $-74

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Lori Dr #204 Palm Springs, FL	2.0	2.0	994	$1,700	$1.71	26d	1	0.08mi
225 Bonnie Blvd #116 Palm Springs, FL	2.0	2.0	988	$1,850	$1.87	20d	1	0.10mi
225 Bonnie Blvd Palm Springs, FL	1.0–2.0	1.5–2.0	944	$1,300	$1.38	26d	2	0.10mi
504 Davis Rd #96 Palm Springs, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	0.15mi
506 Davis Rd Unit 6 Palm Springs, FL	2.0	2.0	958	$1,700	$1.77	26d	1	0.15mi
502 Davis Rd Palm Springs, FL	2.0	1.0–2.0	878	$1,675	$1.91	7d	2	0.18mi
500 Bonnie Blvd #165 Palm Springs, FL	1.0	1.5	782	$1,350	$1.73	26d	1	0.21mi
240 Alemeda Dr Palm Springs, FL	1.0–2.0	1.0–2.0	825	$1,650	$2.00	26d	3	0.22mi
200 Bonnie Blvd #132 Palm Springs, FL	1.0	1.0	577	$1,500	$2.60	24d	1	0.22mi
300 Bonnie Blvd #144 Palm Springs, FL	1.0	1.0	702	$1,350	$1.92	26d	1	0.24mi
484 Springdale Cir Unit 48d Palm Springs, FL	2.0	2.0	1102	$2,100	$1.91	19d	1	0.25mi
2085 S Congress Ave Palm Springs, FL	1.0–3.0	1.0–2.0	963	$2,130	$2.21	0d	12	0.25mi
246 Cypress Ln Lake Worth Beach, FL	1.0–2.0	1.0	850	$1,550	$1.82	26d	2	0.29mi
247 Cypress Ln Unit 246-C12 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	7d	1	0.29mi
247 Cypress Ln Unit 246-C06 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	26d	1	0.29mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,375	$2.50	24d	1	0.55mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,450	$2.64	26d	1	0.55mi
2200 Springdale Blvd #214 Palm Springs, FL	1.0	1.5	756	$1,550	$2.05	4d	1	0.67mi
555 Kirk Rd Palm Springs, FL	2.0	2.0	875	$2,749	$3.14	14d	1	0.73mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	625	$2,268	$3.63	9d	1	0.73mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	670	$2,352	$3.51	16d	1	0.73mi
555 Kirk Rd Palm Springs, FL	2.0	2.0	875	$3,194	$3.65	24d	1	0.73mi
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	7d	1	0.81mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,400	$1.89	26d	2	0.83mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.5	800	$1,350	$1.69	19d	2	0.83mi
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	5d	1	0.83mi
500 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	4d	1	0.83mi
500 Village Green Cir W #107 Palm Springs, FL	2.0	1.5	836	$1,850	$2.21	24d	1	0.83mi
700 Village Green Ct Palm Springs, FL	1.0–2.0	1.5	796	$1,350	$1.69	3d	3	0.84mi
400 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	26d	1	0.87mi
100 Rex Ave Palm Springs, FL	2.0	2.0	1000	$1,850	$1.85	26d	3	0.89mi
220 Henthorne Dr Palm Springs, FL	1.0–2.0	1.5–2.0	900	$1,700	$1.89	26d	4	0.91mi
2721 Garden Dr N #105 Lake Worth, FL	2.0	1.0	894	$1,800	$2.01	22d	1	0.92mi
2785 Reo Ln Unit 2 Lake Worth Beach, FL	2.0	1.0	884	$2,300	$2.60	26d	1	0.92mi
2668 Garden Dr N #312 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	3d	1	1.00mi
2668 Garden Dr N #312 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	6d	1	1.00mi
2856 Garden Dr S #112 Lake Worth, FL	2.0	1.0	894	$1,800	$2.01	26d	1	1.01mi
4098 Linda Ln West Palm Beach, FL	2.0	1.0	860	$2,465	$2.87	26d	1	1.01mi
2581 Garden Dr N #203 Lake Worth, FL	2.0	2.0	894	$1,650	$1.85	9d	1	1.03mi
2581 Garden Dr N #203 Lake Worth, FL	2.0	2.0	894	$1,650	$1.85	17d	1	1.03mi

HOA detail condo

• Monthly dues: $864 · $10,368/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-08
   status $59,900 Pending 26 DOM
2. 2026-06-07
   days on market $59,900 Active 26 DOM
3. 2026-06-04
   days on market $59,900 Active 23 DOM
4. 2026-06-03
   days on market $59,900 Active 22 DOM
5. 2026-06-02
   days on market $59,900 Active 21 DOM
6. 2026-06-01
   days on market $59,900 Active 20 DOM
7. 2026-05-31
   days on market $59,900 Active 19 DOM
8. 2026-05-12
   listed $59,900 Active
9. 1988-03-01
   soldstatus $33,000

ⓘ 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: $2,212 · $184/mo
• Projected year-2 tax: $2,212 · $184/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 2 d/yr ≥105°F today · 5 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: $20,431
• − Mortgage interest: −$3,355
• − Property taxes: −$2,212
• − Insurance: −$300
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − HOA: −$10,368
• − Depreciation: −$1,743
• Taxable loss: −$815
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $-313/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 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

+81.5% since first listed

2 events — show timeline

• 2026-05-12 Listed $59,900 Beaches MLS
• 1988-03-01 Sold (Public Records) $33,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,212 · +13.1% YoY. Source: county tax records.