5122 Corbel Lake Way · Golf, FL 33437

$415,000

3 bd · 2.0 ba · 1,622 sqft · SingleFamily public records · 10 Days on market

Built 2001 4,640 sqft lot Est $624k · 34% under · waterfront $212/mo HOA · 6% of rent ↓ 10% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• DSCR +3.3/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks

THIS BEAUTIFUL POPULAR AND EXPANDED DORSET MODEL SITS ON A SERENE LAKEFRONT LOT! THE HOME WAS CUSTOMIZED BY THE ORIGINAL OWNERS ! THE KITCHEN FEATURES 42" CABINETS, POT DRAWERS, UNIQUE GRANITE COUNTER TOPS AND UPDATED APPLIANCES. THE BEDROOMS HAVE A SPLIT FLOOR PLAN FOR PRIVACY THE SPACIOUS PRIMARY BEDROOM HAS A WALK IN CLOSET WITH CUSTOM CLOSET ORGANIZERS, LUXURY VINYL TILES AND PLANTATION SHUTTERS. THE PRIMARY BATH FEATURES A ROMAN TUB, SEPARATE SHOWER WITH RAIN SHOWER HEAD. CASCADE LAKES IS AN ACTIVE ADULT COMMUNITY WITH AN INDOOR AND OUTDOOR POOL, HOT TUB, TENNIS AND PICKLE BALL COURTS WITH ON SITE PROS, FITNESS CENTER, BOCCE BALL COURTS, 24 HOUR MAN GATED SECURITY. CLUB HOUSE BE

Key facts

• Lakefront lot
• Updated appliances
• Split floor plan

Tags

• LAKEFRONT LOT
• 42 INCH CABINETS
• POT DRAWERS
• UNIQUE GRANITE COUNTER TOPS
• UPDATED APPLIANCES
• SPLIT FLOOR PLAN

Property features AI

Finance

• Other: Approximately 600 units in the community
• HOA & community: Association: CASCADE LAKES HOA; Quarterly HOA fee; Association includes cable TV, internet, grounds maintenance, security, sewer, and recreation facilities; Community amenities include clubhouse, fitness center, indoor pool, heated pool, spa/hot tub, sauna, tennis courts, pickleball courts, bocce ball, billiard room, library, sidewalks, street lights, on-site manager, management and security; Senior community; Pets allowed (restrictions: breed, number, size)

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener; 2 covered parking spaces
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Underground utilities; Water available; Sewer available
• Home design: Single-family residence; One story; Resale property; North-facing
• Construction: CBS construction; Barrel roof; Block foundation; Builder: Other (Dorset Extended model noted)
• Exterior features: Open patio; Patio; Waterfront; Paved road access; Zero lot line

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Garbage disposal; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Vaulted ceilings; Entrance foyer; Kitchen island; Walk-in closets; Split bedroom layout; Roman tub
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $389k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (17.6% below list).
• Recommended offer: $342k (17.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#703 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% FRL); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL).
• Zoned-school proficiency averages 35% at this address vs 50% district-wide (-14 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 rising (+1.3%/yr); 489 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $3,419/mo this rent would consume 51% of the median local household income ($81k/yr) (locally 902% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($3k loan paydown + $-1k appreciation (-0.2% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $341,911 (17.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $624,064
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5767 Seashell Ter	1.17mi	3/2.0	1,782 (+10%)	3mo	$460,000	$258	46
4848 Boxwood Cir	1.41mi	3/2.0	1,731 (+7%)	14mo	$493,000	$285	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.24% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.72×
• Total profit: $-32,019
• Equity at exit: $115,512

10-year hold

• IRR: -1.2%
• Equity multiple: 0.88×
• Total profit: $-13,696
• Equity at exit: $134,928

Cash invested: $116,200 (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 33437

• Home prices YoY: -0.1%
• Rents YoY: 1.3%
• Active inventory: 489
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,419 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$288 /mo · $3,451/yr
• Insurance: −$173
• HOA: −$212
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $-148

Break-even live

Break-even rent $3,606

Max offer price $388,900

Occupancy floor 99%

Sensitivity live

Price	-10% $87	-5% $-30	+0% $-148	+5% $-265	+10% $-383
Rent	-10% $-418	-5% $-283	+0% $-148	+5% $-13	+10% $122
Rate	-1.0pp $61	-0.5pp $-42	base $-148	+0.5pp $-255	+1.0pp $-365

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5256 Glenville Dr Boynton Beach, FL	3.0	2.0	2015	$5,000	$2.48	3d	1	0.20mi
12118 Country Greens Blvd Boynton Beach, FL	3.0	2.0	1566	$3,000	$1.92	12d	1	0.53mi
11211 S Military Trl Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,688	$2.60	0d	31	0.53mi
5750 Fairway Park Ct #101 Boynton Beach, FL	3.0	2.0	1426	$1,850	$1.30	26d	1	0.54mi
5335 Vernio Ln Boynton Beach, FL	3.0	2.0	1798	$3,700	$2.06	26d	1	0.60mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$2,850	$1.93	26d	1	0.62mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$3,000	$2.03	1d	1	0.62mi
5675 Northpointe Ln Boynton Beach, FL	2.0	2.0	1163	$3,000	$2.58	4d	1	0.64mi
5675 Northpointe Ln Boynton Beach, FL	2.0	2.5	1163	$2,950	$2.54	26d	1	0.64mi
5694 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,825	$2.51	9d	1	0.69mi
12299 Forest Greens Dr Boynton Beach, FL	2.0	2.0	1310	$2,450	$1.87	19d	1	0.70mi
5734 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,600	$2.31	5d	1	0.71mi
5734 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,750	$2.44	17d	1	0.71mi
12654 Via Ravenna Boynton Beach, FL	3.0	2.0	1729	$3,500	$2.02	26d	1	0.78mi
11690 Briarwood Cir Boynton Beach, FL	3.0	2.0	1952	$3,400	$1.74	26d	1	0.84mi
12390 Summer Springs Dr Boynton Beach, FL	3.0	2.0	1861	$3,300	$1.77	26d	1	0.86mi
12547 Imperial Isle Dr Boynton Beach, FL	2.0–3.0	2.0	1500	$4,500	$3.00	26d	2	0.89mi
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	26d	1	0.90mi
11282 Green Lake Dr #204 Boynton Beach, FL	2.0	2.0	1196	$3,750	$3.14	26d	1	0.97mi
13056 Anthorne Ln Unit 113 Boynton Beach, FL	3.0	2.5	1755	$3,600	$2.05	0d	1	0.97mi
11234 Green Lake Dr #102 Boynton Beach, FL	2.0	2.0	1196	$2,200	$1.84	26d	1	1.02mi
5574 Royal Lake Cir Boynton Beach, FL	3.0	2.0	1658	$5,000	$3.02	16d	1	1.05mi
4419 Sanderling Cir E Boynton Beach, FL	3.0	3.5	1866	$10,000	$5.36	26d	1	1.06mi
11230 Green Lake Dr #204 Boynton Beach, FL	3.0	2.0	1549	$3,000	$1.94	13d	1	1.06mi
12932 Anthorne Ln Boynton Beach, FL	4.0	3.5	2008	$3,750	$1.87	22d	1	1.08mi
20 Westgate Ln Unit 20G Boynton Beach, FL	2.0	2.0	1712	$7,990	$4.67	12d	1	1.17mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	5d	1	1.18mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	26d	1	1.18mi
19 Westgate Ln Unit 19F Boynton Beach, FL	2.0	2.0	1661	$6,750	$4.06	0d	1	1.20mi
4249 Quail Ridge Dr N Unit A Boynton Beach, FL	2.0	2.0	1212	$4,000	$3.30	26d	1	1.23mi
13921 Royal Palm Ct Unit D Delray Beach, FL	2.0	2.0	1205	$4,000	$3.32	9d	1	1.26mi
4574 Danson Way Delray Beach, FL	3.0	2.5	1654	$3,300	$2.00	26d	1	1.28mi
5916 Seashell Ter Boynton Beach, FL	3.0	2.0	1882	$2,900	$1.54	17d	1	1.30mi
4116 Quail Ridge Dr N Unit A Boynton Beach, FL	2.0	2.0	1267	$3,800	$3.00	26d	1	1.32mi
5850 Sugar Palm Ct Delray Beach, FL	2.0	2.0	1198	$3,300	$2.75	26d	1	1.32mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	26d	1	1.32mi
5952 Regal Glen Dr #103 Boynton Beach, FL	3.0	2.0	1813	$2,550	$1.41	26d	1	1.34mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	26d	1	1.34mi
13817 Royal Palm Ct Unit B Delray Beach, FL	2.0	2.0	1205	$3,200	$2.66	26d	1	1.36mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	26d	1	1.40mi

HOA detail

• Monthly dues: $212 · $2,544/yr
• Likely covers: poolgymsecurity

Listing history 7 events

1. 2026-06-21
   days on market $415,000 Active 10 DOM
2. 2026-06-18
   days on market $415,000 Active 7 DOM
3. 2026-06-17
   days on market $415,000 Active 6 DOM
4. 2026-06-16
   days on market $415,000 Active 5 DOM
5. 2026-06-15
   days on market $415,000 Active 4 DOM
6. 2026-06-13
   remarks 694-char remark
7. 2026-06-13
   listed $415,000 Active 2 DOM

ⓘ 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: $3,451 · $288/mo
• Projected year-2 tax: $3,451 · $288/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 1/10 Low
• 🌡 Heat 9/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,029
• − Mortgage interest: −$23,246
• − Property taxes: −$3,451
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,282
• − Management: −$3,282
• − HOA: −$2,544
• − Depreciation: −$12,073
• Taxable loss: −$8,925
• Est. tax savings @ 24.0%: +$2,142
• After-tax cash flow: $369/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 — Golf

• Score: 63/100
• State rank: #703
• US rank: #14941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,229
• Household income: $80,710
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 902.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 13% Hispanic / Latino 12% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1% Dominican 1%
• Common ancestry: Scotch-Irish 8% Romanian 8% Hispanic 6%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 78% English-only · Spanish 10% French/Haitian/Cajun 6% 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: ▼ -0.24%
• Current HPI: 257.5891
• Rent YoY: ▲ 1.28%
• 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

-9.8% since first listed

5 events — show timeline

• 2026-06-11 Listed $415,000 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2025-04-27 Price Changed $425,000 Beaches MLS
• 2025-03-09 Price Changed $435,000 Beaches MLS
• 2025-01-31 Listed $460,000 Beaches MLS

Property tax history

+1.2%/yr

Latest (2025): $3,451 · +3.3% YoY. Source: county tax records.