1522 Lake Crystal Dr Unit B · West Palm Beach, FL 33411

$209,900

2 bd · 2.0 ba · 904 sqft · Condo public records · 430 Days on market

Built 1986 $487/mo HOA · 25% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0

Listing remarks

BEAUTIFULLY RENOVATED 2/2 UNIT WITH STAINLESS STEEL APPLIANCES IN THE HEART OF WEST PALM BEACH. TILE FLOORS THROUGHOUT. GREAT LOCATION, QUIET NEIGHBORHOOD. COMMUNITY HAS A CLUBHOUSE, LARGE POOL AND TENNIS! TENANT OCCUPIED ON A MONTH TO MONTH BASIS PAYING $1850/MONTH. A MUST SEE BEFORE IT IS GONE!

Key facts

• Tennis
• Clubhouse
• Large pool

Tags

• STAINLESS STEEL APPLIANCES
• QUIET NEIGHBORHOOD
• CLUBHOUSE
• LARGE POOL
• TENNIS

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee of $487; Association covers amenities, common areas, grounds maintenance, structure maintenance, sewer, trash, and water; Association amenities include laundry facilities, pool, and tennis courts

Exterior

• Parking: Guest parking; One assigned parking space
• Utilities: Sewer included in association fee; Water included in association fee; Electric service (central systems)
• Home design: Block construction; One-story entry; building has two total stories; North-facing; Entry at level 1; Attached property
• Construction: Block construction
• Exterior features: Patio; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds on windows; Breakfast bar; Living/dining room; First floor entry; Bedroom on main level; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-421 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (35.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (7.8% below list).
• Recommended offer: $135k (35.5% below list) — sets the bar for cash-flow.

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 16d 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 $22k of equity ($1k loan paydown + $21k 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.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 430 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago 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

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $135,476 (35.5% 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. It's been on market 430 days. Have you received any prior offers? Is the seller open to a 35% 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. 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: 0.92% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.60%
• DSCR: 0.62
• GRM: 9.0

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: 17.5%
• Equity multiple: 2.42×
• Total profit: $83,722
• Equity at exit: $189,095

10-year hold

• IRR: 16.0%
• Equity multiple: 5.44×
• Total profit: $260,710
• Equity at exit: $407,790

Cash invested: $58,772 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$275 /mo · $3,298/yr
• Insurance: −$87
• HOA: −$487
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-421

Break-even live

Break-even rent $2,468

Max offer price $135,476

Occupancy floor —

Sensitivity live

Price	-10% $-302	-5% $-362	+0% $-421	+5% $-481	+10% $-540
Rent	-10% $-574	-5% $-498	+0% $-421	+5% $-345	+10% $-268
Rate	-1.0pp $-316	-0.5pp $-368	base $-421	+0.5pp $-476	+1.0pp $-531

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1545 Lake Crystal Dr Unit D West Palm Beach, FL	1.0	1.0	700	$1,675	$2.39	14d	1	0.03mi
1542 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	22d	1	0.04mi
1542 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	25d	1	0.04mi
1547 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	900	$1,950	$2.17	25d	1	0.05mi
1547 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	14d	1	0.05mi
1525 Lake Crystal Dr Unit C West Palm Beach, FL	2.0	2.0	904	$1,800	$1.99	8d	1	0.06mi
1564 Lake Crystal Dr Unit F West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	17d	1	0.09mi
1455 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	14d	1	0.13mi
1455 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	15d	1	0.13mi
1477 Lake Crystal Dr Unit D West Palm Beach, FL	2.0	2.0	928	$1,975	$2.13	17d	1	0.14mi
1453 Lake Crystal Dr Unit D West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	14d	1	0.14mi
1465 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	2d	1	0.15mi
1760 Windorah Way Unit H West Palm Beach, FL	2.0	1.0	904	$1,850	$2.05	25d	1	0.15mi
1500 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	25d	1	0.17mi
1500 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	8d	1	0.17mi
1700 Windorah Way Unit A West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	14d	1	0.18mi
1660 Windorah Way Unit H West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	6d	1	0.19mi
1540 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	19d	1	0.19mi
1440 Lake Crystal Dr Unit B West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	0d	1	0.21mi
1440 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	4d	1	0.23mi
203 Lake Carol Dr West Palm Beach, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.23mi
1581 Windorah Way Unit A West Palm Beach, FL	2.0	2.0	904	$1,800	$1.99	22d	1	0.24mi
1581 Windorah Way Unit A West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	11d	1	0.24mi
1561 Windorah Way Unit A West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	14d	1	0.24mi
1461 Windorah Way Unit E West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	8d	1	0.24mi
155 Lake Carol Dr Unit 155 West Palm Beach, FL	2.0	2.0	812	$1,950	$2.40	25d	1	0.26mi
1421 Windorah Way Unit E West Palm Beach, FL	2.0	2.0	904	$1,975	$2.18	25d	1	0.26mi
1421 Windorah Way Unit E West Palm Beach, FL	2.0	2.0	904	$1,975	$2.18	15d	1	0.26mi
1641 Balfour Point Dr Unit A West Palm Beach, FL	2.0	2.0	950	$1,899	$2.00	8d	1	0.27mi
1661 Balfour Point Dr Unit H West Palm Beach, FL	2.0	1.0	904	$1,850	$2.05	2d	1	0.28mi
1661 Balfour Point Dr Unit B West Palm Beach, FL	2.0	2.0	916	$1,950	$2.13	6d	1	0.28mi
1661 Balfour Point Dr Unit E West Palm Beach, FL	2.0	2.0	904	$2,000	$2.21	18d	1	0.28mi
1701 Balfour Point Dr Unit G West Palm Beach, FL	2.0	2.0	916	$1,900	$2.07	14d	1	0.28mi
1681 Balfour Point Dr Unit A West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	6d	1	0.30mi
1681 Balfour Point Dr Unit F West Palm Beach, FL	2.0	2.0	916	$1,950	$2.13	25d	1	0.30mi
161 Lake Frances Dr Unit 161 West Palm Beach, FL	1.0	1.5	704	$1,430	$2.03	8d	1	0.31mi
138 Lake Frances Dr West Palm Beach, FL	2.0	2.0	812	$1,845	$2.27	25d	1	0.31mi
108 Lake Nancy Dr West Palm Beach, FL	2.0	2.0	967	$1,800	$1.86	25d	1	0.31mi
1153 Lake Victoria Dr Royal Palm Beach, FL	2.0	1.0	708	$1,725	$2.44	25d	1	0.33mi
129 Lake Carol Dr #129 West Palm Beach, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.36mi

HOA detail condo

• Monthly dues: $487 · $5,844/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $209,900 Active 430 DOM
2. 2026-06-17
   days on market $209,900 Active 429 DOM
3. 2026-06-16
   days on market $209,900 Active 428 DOM
4. 2026-06-15
   days on market $209,900 Active 427 DOM
5. 2026-06-13
   days on market $209,900 Active 425 DOM
6. 2026-06-09
   days on market $209,900 Active 421 DOM
7. 2026-06-07
   days on market $209,900 Active 419 DOM
8. 2026-06-04
   days on market $209,900 Active 416 DOM
9. 2026-06-03
   days on market $209,900 Active 415 DOM
10. 2026-06-01
    days on market $209,900 Active 413 DOM
11. 2026-05-31
    days on market $209,900 Active 412 DOM
12. 2025-04-14
    listed $209,900 Active
13. 2020-03-11
    listed $130,000 Active

ⓘ 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: $3,298 · $275/mo
• Projected year-2 tax: $3,298 · $275/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 6/10 Major
• 🌡 Heat 9/10 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: $23,221
• − Mortgage interest: −$11,758
• − Property taxes: −$3,298
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$5,844
• − Depreciation: −$6,106
• Taxable loss: −$8,549
• Est. tax savings @ 24.0%: +$2,052
• After-tax cash flow: $-3,004/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

+61.5% since first listed

2 events — show timeline

• 2025-04-14 Listed $209,900 MARMLS
• 2020-03-11 Listed $130,000 MARMLS

Property tax history

+9.4%/yr

Latest (2025): $3,298 · +14.8% YoY. Source: county tax records.