3409 Lake Overlook Pl · Seminole Manor, FL 33462

$79,999

2 bd · 2.0 ba · 1,344 sqft · SingleFamily · 17 Days on market

Built 1990 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bedroom, 2-bathroom mobile home located in the Palm Breeze Club community in Lake Worth, Florida. Offering 1,196 square feet of finished living space on a single story, this residence provides comfortable and efficient floor plan design. The two full bathrooms ensure convenient access for all residents, while the thoughtfully appointed bedrooms offer versatile spaces for various needs. Situated in the established Palm Breeze Club, this property presents an accessible living opportunity in the Lake Worth area.

Key facts

• 2 parking spots
• Built 1990
• Listed 16 days

Property features AI

Finance

• Other: Private maintained asphalt road
• Financial info: Pets allowed with possible restrictions and number limits
• HOA & community: Located in a senior community; Land lease of $1,138.25 per month (lease expires 2027-02-01)

Exterior

• Parking: Attached carport (1 covered space); Total 2 parking spaces (including 1 open space)
• Security: Security gate
• Utilities: Public water; Public sewer; Cable available; Sewer connected; Water connected
• Home design: Mobile home; Single-story; Faces north; Resale property
• Construction: Vinyl siding; Metal/mixed/other roof
• Exterior features: Back yard fencing; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central cooling
• Interior features: Security gate; Patio (covered)
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#711 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, employment 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: Starlight Cove Elementary School (math 40% / reading 31%, grade F, #1,684 of 2,144 statewide, top 79%, 737 students, 77% FRL); Santaluces Community High (math 22% / reading 39%, grade F, #434 of 667 statewide, top 66%, 2,675 students, 61% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 50% district-wide (-16 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 fast (+4.1%/yr); 383 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% of the median local income ($74k/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 $553 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,799 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 3.25% ✓
• Cap rate: 28.84%
• Cash-on-cash: 80.51%
• DSCR: 4.58
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 81.9%
• Equity multiple: 4.82×
• Total profit: $85,677
• Equity at exit: $11,928

10-year hold

• IRR: 85.6%
• Equity multiple: 10.38×
• Total profit: $210,118
• Equity at exit: $6,917

Cash invested: $22,400 (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 33462

• Rents YoY: 4.1%
• Active inventory: 383
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,602 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $1,503

Break-even live

Break-even rent $700

Max offer price $79,999

Occupancy floor 37%

Sensitivity live

Price	-10% $1,558	-5% $1,530	+0% $1,503	+5% $1,475	+10% $1,448
Rent	-10% $1,297	-5% $1,400	+0% $1,503	+5% $1,606	+10% $1,708
Rate	-1.0pp $1,543	-0.5pp $1,523	base $1,503	+0.5pp $1,482	+1.0pp $1,461

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6289 Lear Dr Lake Worth, FL	1.0–3.0	1.0–2.0	792	$1,975	$2.49	16d	2	0.48mi
6289 Lear Dr #203 Lake Worth, FL	3.0	2.0	1044	$2,200	$2.11	25d	1	0.49mi
3883 Island Club Cir W Lake Worth, FL	3.0	2.5	1308	$2,400	$1.83	18d	1	0.55mi
6175 Reflections Blvd Lake Worth, FL	1.0–2.0	1.0–2.0	814	$2,307	$2.83	0d	16	0.59mi
423 Pine Tree Ct #23 Lake Worth, FL	2.0	2.0	1222	$2,300	$1.88	23d	1	0.62mi
2780 Norfolk Pine Ct Lake Worth, FL	2.0	2.0	1175	$2,400	$2.04	25d	1	0.65mi
6411 Birch Ln Lake Worth, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	0.66mi
5981 Via Vermilya #203 Lake Worth, FL	2.0	2.0	1130	$1,975	$1.75	25d	1	0.78mi
6941 Boston Dr Lake Worth, FL	3.0	2.0	1527	$3,399	$2.23	22d	1	0.82mi
6941 Boston Dr Lake Worth, FL	3.0	2.0	1527	$3,299	$2.16	25d	1	0.82mi
712 Meadows Cir Boynton Beach, FL	2.0	2.0	921	$2,400	$2.61	25d	1	0.86mi
6040 Lace Wood Cir Lake Worth, FL	3.0	2.0	1326	$2,799	$2.11	25d	1	0.90mi
493 Forestview Dr Lake Worth, FL	3.0	2.0	1701	$2,300	$1.35	6d	1	0.92mi
1106 Meadows Cir Boynton Beach, FL	2.0	2.0	900	$1,895	$2.11	23d	1	0.95mi
1106 Meadows Cir Boynton Beach, FL	2.0	2.0	900	$1,850	$2.06	4d	1	0.95mi
4091 Plumbago Pl Lake Worth, FL	3.0	2.0	1816	$1,300	$0.72	25d	1	0.99mi
1120 Meadows Cir Unit 1120 Boynton Beach, FL	2.0	2.0	900	$1,980	$2.20	25d	1	0.99mi
1205 Meadows Cir Boynton Beach, FL	2.0	2.0	909	$1,900	$2.09	25d	1	0.99mi
316 Meadows Cir #316 Boynton Beach, FL	2.0	2.0	921	$1,995	$2.17	0d	1	0.99mi
300 John F Kennedy Dr #8 Lake Worth, FL	3.0	2.0	1711	$3,100	$1.81	4d	1	1.06mi
300 John F Kennedy Dr #8 Lake Worth, FL	3.0	2.0	1711	$3,200	$1.87	3d	1	1.06mi
300 John F Kennedy Dr #208 Lake Worth, FL	3.0	2.0	1548	$4,800	$3.10	25d	1	1.06mi
300 John F Kennedy Dr #101 Lake Worth, FL	3.0	2.0	1711	$3,500	$2.05	23d	1	1.06mi
250 John F Kennedy Dr #408 Lake Worth, FL	3.0	2.0	1734	$2,700	$1.56	25d	1	1.11mi
250 John F Kennedy Dr #308 Lake Worth, FL	3.0	2.0	1734	$2,300	$1.33	21d	1	1.11mi
88 Buxton Ln Boynton Beach, FL	3.0	2.0	1448	$3,100	$2.14	25d	1	1.12mi
64 Paxford Ln Boynton Beach, FL	3.0	2.0	1487	$3,800	$2.56	0d	1	1.13mi
4350 Peregrine Way Lake Worth, FL	1.0–3.0	1.0–2.0	1025	$2,704	$2.64	0d	17	1.15mi
58 Paxford Ln Boynton Beach, FL	2.0	2.0	1230	$900	$0.73	13d	1	1.16mi
5 Heather Trace Dr Boynton Beach, FL	3.0	2.0	1454	$3,100	$2.13	23d	1	1.17mi
3771 Newport Ave Boynton Beach, FL	3.0	2.0	1795	$3,500	$1.95	20d	1	1.27mi
4648 Silver Saw Ln Lake Worth, FL	3.0	2.5	1718	$3,300	$1.92	12d	1	1.31mi
7398 Willow Springs Cir E Boynton Beach, FL	3.0	2.0	1390	$2,811	$2.02	0d	1	1.32mi
3901 Medford Ct Boynton Beach, FL	2.0	2.5	1374	$2,650	$1.93	6d	1	1.34mi
3901 Medford Ct Boynton Beach, FL	2.0	2.5	1374	$2,650	$1.93	25d	1	1.34mi
7132 Colony Club Dr Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,357	$2.17	0d	15	1.35mi
6 Hammond Pl Boynton Beach, FL	3.0	2.0	1409	$3,160	$2.24	12d	1	1.37mi
54 Egret Way Boynton Beach, FL	3.0	2.0	1608	$3,500	$2.18	3d	1	1.38mi
4735 Blue Pine Cir Lake Worth, FL	3.0	2.0	1732	$3,500	$2.02	25d	1	1.40mi
3195 Mcsherry Dr Unit 3195 Lake Worth Beach, FL	2.0	1.0	944	$2,300	$2.44	18d	1	1.46mi

Listing history 10 events

1. 2026-06-21
   days on market $79,999 Active 17 DOM
2. 2026-06-18
   days on market $79,999 Active 14 DOM
3. 2026-06-17
   days on market $79,999 Active 13 DOM
4. 2026-06-16
   days on market $79,999 Active 12 DOM
5. 2026-06-15
   days on market $79,999 Active 11 DOM
6. 2026-06-13
   days on market $79,999 Active 9 DOM
7. 2026-06-09
   days on market $79,999 Active 5 DOM
8. 2026-06-08
   days on market $79,999 Active 4 DOM
9. 2026-06-07
   remarks 541-char remark
10. 2026-06-07
    listed $79,999 Active 3 DOM

ⓘ 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 6 d/yr ≥105°F today · 20 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: $31,226
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,498
• − Management: −$2,498
• − Depreciation: −$2,327
• Taxable income: $17,821
• Est. tax owed @ 24.0%: −$4,277
• After-tax cash flow: $13,757/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 charming 2-bedroom, 2-bathroom mobile home in the Palm Breeze Club community is in good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and property value.
• Resale Replace countertops — Granite countertops are durable and add value.
• Both Install smart home devices — Improves convenience and energy efficiency, attracting buyers and renters.
• Resale Upgrade flooring in bathrooms — Tiled floors are more durable and easier to maintain, enhancing the home's appeal.
• Resale Replace blinds with energy-efficient shades — Energy-efficient shades improve energy efficiency and add a modern touch.
• Resale Upgrade lighting fixtures — Modern lighting fixtures enhance the home's curb appeal and interior aesthetics.
• Rental Install a smart thermostat — Smart thermostats can help reduce energy costs and attract tech-savvy renters.
• Both Add a smart lock — A smart lock enhances security and convenience, attracting both buyers and renters.
• Both Add a smart security system — A smart security system enhances safety and attracts buyers and renters who value security.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and property value. ↑
• Resale Replace countertops — Granite countertops are durable and add value. ↑
• Both Install smart home devices — Improves convenience and energy efficiency, attracting buyers and renters. ↑
• Resale Upgrade flooring in bathrooms — Tiled floors are more durable and easier to maintain, enhancing the home's appeal. ↑
• Resale Replace blinds with energy-efficient shades — Energy-efficient shades improve energy efficiency and add a modern touch. ↑
• Resale Upgrade lighting fixtures — Modern lighting fixtures enhance the home's curb appeal and interior aesthetics. ↑
• Rental Install a smart thermostat — Smart thermostats can help reduce energy costs and attract tech-savvy renters. ↑
• Both Add a smart lock — A smart lock enhances security and convenience, attracting both buyers and renters. ↑
• Both Add a smart security system — A smart security system enhances safety and attracts buyers and renters who value security. ↑

ⓘ 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 — Seminole Manor

• Score: 63/100
• State rank: #711
• US rank: #15076

Category grades

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

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): 33,371
• Household income: $73,997
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1852.0

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 0.68)
• Race & ethnicity: White 44% Black 26% Hispanic / Latino 26% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 3%
• Common ancestry: Hispanic 14% Romanian 2% Scotch-Irish 2%
• Foreign-born: 31% · Canada, Jamaica, Dominican Republic
• Languages at home: 60% English-only · Spanish 20% French/Haitian/Cajun 16% Other Indo-European 1%

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: ▼ -295.48%
• Current HPI: 361.5391
• Rent YoY: ▲ 4.09%
• 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

+4110.5% since first listed

3 events — show timeline

• 2026-06-04 Listed $79,999 Beaches MLS
• 2025-07-31 Rental Removed $1,900 RMLSFL
• 2025-07-01 Listed for Rent $1,900 RMLSFL