2920 Cynthia Ln #107 · Lake Worth Beach, FL 33461

$107,500

1 bd · 1.0 ba · 702 sqft · Condo public records · 105 Days on market

Built 1978 $563/mo HOA · 37% of rent

---

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 +12.6/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

desirable first floor fully furnished as is one bedroom with tile through out. Newer a/c compressor. Enclosed porch. Large window in Bedroom

Key facts

• Remodeled
• Lake osborne
• Pickle ball court

Tags

• REMODELED
• CONVENIENT LOCATION
• LAKE OSBORNE
• POOL
• GYM
• PICKLE BALL COURT

Property features AI

Finance

• Financial info: HOA fee paid monthly
• HOA & community: Community association with on-site manager; Monthly HOA fee; Association amenities include pool, park, parking, workshop area, pickleball courts, putting green, and management; HOA fee includes cable TV, insurance, grounds maintenance, and pest control; Senior community; Pets not allowed; Approximately 500 units in the community

Exterior

• Parking: Assigned open parking (1 space total)
• Security: Closed-circuit camera(s)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; 2-story building; Faces north
• Construction: Concrete construction; Tar/gravel roof; Building has 2 stories
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Gas water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric, individual); Central air conditioning; Ceiling fan(s)
• Interior features: Closet cabinetry; Blinds
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $-14 ($-162/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (2.2% below list).
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $98k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Barton Elementary School (math 25% / reading 20%, grade F, #2,073 of 2,144 statewide, top 97%, 1,064 students, 80% FRL); Lake Worth Community Middle (math 17% / reading 23%, grade F, #558 of 571 statewide, top 98%, 1,249 students, 75% FRL); Lake Worth High School (math 16% / reading 27%, grade F, #546 of 667 statewide, top 82%, 2,683 students, 71% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 50% district-wide (-28 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 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $743 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 105 days — a 9% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $18k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,825 (9.0% 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 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.40% ✓
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 6.0

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: -22.5%
• Equity multiple: 0.26×
• Total profit: $-22,381
• Equity at exit: $16,029

10-year hold

• IRR: -39.7%
• Equity multiple: -0.21×
• Total profit: $-36,379
• Equity at exit: $9,295

Cash invested: $30,100 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$564
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$45
• HOA: −$563
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-14

Break-even live

Break-even rent $1,519

Max offer price $105,109

Occupancy floor 96%

Sensitivity live

Price	-10% $47	-5% $17	+0% $-14	+5% $-44	+10% $-74
Rent	-10% $-132	-5% $-73	+0% $-14	+5% $46	+10% $105
Rate	-1.0pp $41	-0.5pp $14	base $-14	+0.5pp $-41	+1.0pp $-70

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2840 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	720	$1,190	$1.65	1d	1	0.03mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,350	$1.84	3d	1	0.03mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,400	$1.91	18d	1	0.03mi
2960 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,395	$2.28	15d	1	0.08mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,299	$2.12	18d	1	0.09mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,150	$1.88	9d	1	0.09mi
2960 Lake Osborne Dr Lake Worth Beach, FL	1.0	1.0	612	$1,342	$2.19	26d	2	0.09mi
3000 Lake Osborne Dr #107 Lake Worth Beach, FL	1.0	1.0	612	$1,350	$2.21	26d	1	0.10mi
3322 Cynthia Ln #207 Lake Worth, FL	1.0	1.0	612	$1,400	$2.29	3d	1	0.13mi
3362 Cynthia Ln #107 Lake Worth, FL	1.0	1.0	612	$3,500	$5.72	1d	1	0.13mi
3362 Cynthia Ln Lake Worth Beach, FL	1.0	1.0	612	$2,388	$3.90	23d	2	0.13mi
611 S Pine St Unit B Lake Worth Beach, FL	2.0	1.0	500	$1,650	$3.30	23d	1	0.60mi
717 S B St Unit 715 Lake Worth Beach, FL	2.0	1.0	561	$2,295	$4.09	26d	1	0.71mi
136 Akron St Apt B2 Lake Worth Beach, FL	1.0	1.0	599	$2,175	$3.63	26d	1	0.77mi
136 Akron St Unit A1 Lake Worth Beach, FL	1.0	1.0	599	$2,075	$3.46	26d	1	0.77mi
123 Erie St Apt 10 Lake Worth, FL	1.0	1.0	600	$1,325	$2.21	26d	1	0.81mi
1029 S D St Apt 2 Lake Worth Beach, FL	1.0	1.0	560	$1,675	$2.99	26d	1	0.81mi
1029 S D St Lake Worth Beach, FL	1.0	1.0	550	$1,715	$3.12	26d	1	0.82mi
606 S C St #103 Lake Worth Beach, FL	1.0	1.0	608	$1,500	$2.47	17d	1	0.82mi
2220 Lake Worth Rd Lake Worth, FL	1.0	1.0	700	$1,779	$2.54	23d	1	0.89mi
4611 S Congress Ave Palm Springs, FL	1.0	1.0	601	$1,399	$2.33	5d	6	0.91mi
411 S E St Lake Worth Beach, FL	1.0	1.0	600	$1,150	$1.92	0d	1	0.97mi
517 S F St Unit 1 Lake Worth Beach, FL	1.0	1.0	700	$1,750	$2.50	12d	1	0.98mi
2566 South Dr Unit 306 Lake Worth Beach, FL	1.0	1.0	744	$1,850	$2.49	9d	1	0.98mi
2571 Lake Worth Rd Lake Worth, FL	1.0–2.0	1.0–2.0	750	$1,378	$1.84	3d	2	0.99mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,325	$2.51	7d	1	1.19mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,400	$2.65	26d	1	1.19mi
4495 Emerald Vis Lake Worth, FL	1.0–3.0	1.0–2.0	1164	$1,798	$1.54	0d	1	1.22mi
1101 S K St Unit 16 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	26d	1	1.22mi
4833 Serafica Dr Lake Worth, FL	2.0	1.0	700	$1,900	$2.71	1d	1	1.25mi
4833 Serafica Dr Lake Worth, FL	2.0	1.0	700	$2,000	$2.86	7d	1	1.25mi
4817 Serafica Dr Lake Worth, FL	1.0	1.0	615	$1,500	$2.44	26d	1	1.25mi
512 S K St Unit 2 Lake Worth Beach, FL	1.0	1.0	400	$1,600	$4.00	26d	1	1.30mi
223 N E St Unit 4 Lake Worth Beach, FL	1.0	1.0	650	$1,695	$2.61	26d	1	1.31mi
201 S J St Lake Worth, FL	1.0–2.0	1.0	570	$1,450	$2.54	20d	2	1.32mi
201 S J St #6 Lake Worth Beach, FL	2.0	1.0	680	$1,950	$2.87	17d	1	1.32mi
514 S K St Lake Worth Beach, FL	1.0	1.0	600	$1,700	$2.83	5d	1	1.32mi
1001 S M St Unit 5 Lake Worth Beach, FL	1.0	1.0	600	$1,395	$2.33	23d	1	1.33mi
717 2nd Ave S Unit 5 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	26d	1	1.35mi
318 S K St Unit 4 Lake Worth Beach, FL	1.0	1.0	750	$1,450	$1.93	19d	1	1.36mi

HOA detail condo

• Monthly dues: $563 · $6,756/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $107,500 Active 105 DOM
2. 2026-06-18
   days on market $107,500 Active 102 DOM
3. 2026-06-17
   days on market $107,500 Active 101 DOM
4. 2026-06-16
   days on market $107,500 Active 100 DOM
5. 2026-06-15
   price $107,500 Active 99 DOM
6. 2026-06-15
   days on market $110,000 Active 99 DOM
7. 2026-06-13
   days on market $110,000 Active 97 DOM
8. 2026-06-09
   days on market $110,000 Active 93 DOM
9. 2026-06-08
   days on market $110,000 Active 92 DOM
10. 2026-06-07
    days on market $110,000 Active 91 DOM
11. 2026-06-04
    days on market $110,000 Active 88 DOM
12. 2026-06-03
    days on market $110,000 Active 87 DOM
13. 2026-06-02
    days on market $110,000 Active 86 DOM
14. 2026-06-01
    days on market $110,000 Active 85 DOM
15. 2026-05-31
    days on market $110,000 Active 84 DOM
16. 2026-05-17
    price $110,000
17. 2026-05-03
    price $112,500
18. 2026-04-06
    price $115,000
19. 2026-03-23
    price $119,500
20. 2026-03-08
    listed $125,000 Active
21. 2021-11-10
    soldstatus $87,000
22. 2015-01-02
    historical 142-char remark

    Show marketing remark (142 chars)

    desirable first floor fully furnished as is one bedroom with tile through out. Newer a/c compressor. Enclosed porch. Large window in Bedroom

23. 2014-12-02
    soldstatus $30,000
24. 2014-11-19
    soldstatus $30,000 Closed 142-char remark

    Show marketing remark (142 chars)

    desirable first floor fully furnished as is one bedroom with tile through out. Newer a/c compressor. Enclosed porch. Large window in Bedroom

25. 2014-10-23
    status Pending 142-char remark

    Show marketing remark (142 chars)

    desirable first floor fully furnished as is one bedroom with tile through out. Newer a/c compressor. Enclosed porch. Large window in Bedroom

26. 2014-10-21
    listed $31,900 Active 142-char remark

    Show marketing remark (142 chars)

    desirable first floor fully furnished as is one bedroom with tile through out. Newer a/c compressor. Enclosed porch. Large window in Bedroom

27. 1990-05-21
    soldstatus $30,000
28. 1982-11-01
    soldstatus $39,000

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $892 · $74/mo
• Expected delta: +$546/yr (+$46/mo · 158.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 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: $18,028
• − Mortgage interest: −$6,022
• − Property taxes: −$346
• − Insurance: −$538
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − HOA: −$6,756
• − Depreciation: −$3,127
• Taxable loss: −$1,645
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $232/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 — Lake Worth Beach

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lake Worth Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 129,577
• 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

+182.1% since first listed

13 events — show timeline

• 2026-05-17 Price Changed $110,000 Beaches MLS
• 2026-05-03 Price Changed $112,500 Beaches MLS
• 2026-04-06 Price Changed $115,000 Beaches MLS
• 2026-03-23 Price Changed $119,500 Beaches MLS
• 2026-03-08 Listed $125,000 Beaches MLS
• 2021-11-10 Sold (Public Records) $87,000 Public Records
• 2015-01-02 Listing Removed — Beaches MLS
• 2014-12-02 Sold (Public Records) $30,000 Public Records
• 2014-11-19 Sold (MLS) $30,000 Beaches MLS
• 2014-10-23 Pending — Beaches MLS
• 2014-10-21 Listed $31,900 Beaches MLS
• 1990-05-21 Sold (Public Records) $30,000 Public Records
• 1982-11-01 Sold (Public Records) $39,000 Public Records

Property tax history

-6.7%/yr

Latest (2025): $346 · +5.7% YoY. Source: county tax records.