3322 Cynthia Ln #106 · Lake Worth Beach, FL 33461

$114,000

2 bd · 1.0 ba · 945 sqft · Condo public records · 457 Days on market

Built 1983 $472/mo HOA · 27% of rent

---

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).

• Cash flow +16.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Active 55+, very well maintained community on Lake Osborne with walking trail along lake - only 3.6 miles to thebeach. Fully furnished unit. with lots of storage. Parking space at front door. Add W/ D and/or DW with conndo permission. Each building has laundry facilities. Pets: only certified service animals. No rent for 2 years then not less than 6 mo. /not more than 12 mo. Good kitchen cabinet storage. Communitity amenities include auditorium for shows/movies, arts/crafts room, woodworking shop, billiards, ping pong, shuffleboard, pickle ball, heated swimming pool, grill/picnic area, restrooms, mens/women's exercise rooms, showers, saunas, kitchen, and library; frequent organized ativitie

Key facts

• Laundry facilities
• Library
• Grill picnic area

Tags

• LAUNDRY FACILITIES
• KITCHEN CABINET STORAGE
• HEATED SWIMMING POOL
• GRILL PICNIC AREA
• LIBRARY

Property features AI

Finance

• Other: Directions: Just off Lake Osborne Dr.; take first Cynthia entrance coming from the south, continue to building 3322 and unit 106
• Financial info: Senior community; Pets allowed (pet restrictions possible); 518 units in the community
• HOA & community: Has homeowners association; Monthly HOA fee (listed): $472.10; HOA covers cable TV, insurance, grounds maintenance, sewer, trash, common areas; Community amenities include: clubhouse, fitness center, pool, sauna, billiard room, game room, workshop area, manager on site, community room, library, picnic area, shuffleboard court, pickleball court(s), parking, street lights, sidewalks, internet included

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space (space #41 referenced in directions)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi-level/split layout; 2 total stories; Faces north; Resale property
• Construction: Stucco and CBS construction
• Exterior features: Porch; Sidewalks; Paved road frontage; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Linoleum; Parquet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Paddle fan(s)
• Interior features: Walk-in closets; Stacked bedroom layout; Furnished
• Laundry & utility: Laundry available in the community

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $114k.

Deal economics

• At list price, monthly cash flow is $67 ($802/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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 20d 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 34% 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 $788 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 457 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $114k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $100,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 457 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 5.5

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: -17.6%
• Equity multiple: 0.41×
• Total profit: $-18,972
• Equity at exit: $16,998

10-year hold

• IRR: -24.0%
• Equity multiple: 0.08×
• Total profit: $-29,350
• Equity at exit: $9,857

Cash invested: $31,920 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$598
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$48
• HOA: −$472
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $67

Break-even live

Break-even rent $1,656

Max offer price $114,000

Occupancy floor 91%

Sensitivity live

Price	-10% $131	-5% $99	+0% $67	+5% $35	+10% $2
Rent	-10% $-71	-5% $-2	+0% $67	+5% $136	+10% $204
Rate	-1.0pp $124	-0.5pp $96	base $67	+0.5pp $37	+1.0pp $7

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3362 Cynthia Ln #107 Lake Worth, FL	1.0	1.0	612	$3,500	$5.72	0d	1	0.01mi
3362 Cynthia Ln Lake Worth Beach, FL	1.0	1.0	612	$2,388	$3.90	23d	2	0.01mi
3322 Cynthia Ln #207 Lake Worth, FL	1.0	1.0	612	$1,400	$2.29	3d	1	0.02mi
2840 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	720	$1,190	$1.65	0d	1	0.15mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,350	$1.84	3d	1	0.15mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,400	$1.91	18d	1	0.15mi
2960 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,395	$2.28	15d	1	0.19mi
2960 Lake Osborne Dr Lake Worth Beach, FL	1.0	1.0	612	$1,342	$2.19	25d	2	0.20mi
3000 Lake Osborne Dr #107 Lake Worth Beach, FL	1.0	1.0	612	$1,350	$2.21	25d	1	0.20mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,150	$1.88	9d	1	0.21mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,299	$2.12	18d	1	0.21mi
2840 Lake Osborne Dr Lake Worth Beach, FL	2.0	1.0–2.0	819	$1,338	$1.63	18d	2	0.22mi
644 S Ridge St Lake Worth Beach, FL	2.0	1.0	1000	$2,500	$2.50	25d	1	0.42mi
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	0d	1	0.42mi
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	3d	1	0.42mi
2020 Lake Osborne Dr #11 Lake Worth Beach, FL	2.0	2.0	894	$1,850	$2.07	25d	1	0.46mi
717 S B St Unit 715 Lake Worth Beach, FL	2.0	1.0	561	$2,295	$4.09	25d	1	0.59mi
911 S D St Lake Worth Beach, FL	2.0	2.0	1023	$2,300	$2.25	20d	1	0.69mi
1029 S D St Apt 2 Lake Worth Beach, FL	1.0	1.0	560	$1,675	$2.99	25d	1	0.69mi
1029 S D St Lake Worth Beach, FL	1.0	1.0	550	$1,715	$3.12	25d	1	0.70mi
1420 Barton Rd Unit 1420w Lake Worth Beach, FL	2.0	1.0	990	$2,000	$2.02	12d	1	0.71mi
606 S C St #103 Lake Worth Beach, FL	1.0	1.0	608	$1,500	$2.47	16d	1	0.71mi
136 Akron St Unit A1 Lake Worth Beach, FL	1.0	1.0	599	$2,075	$3.46	25d	1	0.73mi
136 Akron St Apt B2 Lake Worth Beach, FL	1.0	1.0	599	$2,175	$3.63	25d	1	0.73mi
123 Erie St Apt 10 Lake Worth, FL	1.0	1.0	600	$1,325	$2.21	25d	1	0.76mi
507 S D St Bldg 2 Lake Worth Beach, FL	3.0	2.0	1012	$2,200	$2.17	25d	1	0.77mi
517 S F St Unit 1 Lake Worth Beach, FL	1.0	1.0	700	$1,750	$2.50	12d	1	0.86mi
701 S G St Unit 5 Lake Worth Beach, FL	3.0	1.0	1000	$2,495	$2.50	25d	1	0.88mi
701 S G St Unit 7 Lake Worth Beach, FL	3.0	1.0	1000	$2,680	$2.68	25d	1	0.88mi
701 S G St Lake Worth, FL	3.0	1.0	1000	$2,995	$3.00	25d	1	0.88mi
206 S C St Lake Worth Beach, FL	3.0	1.0	1000	$2,500	$2.50	25d	1	0.88mi
2220 Lake Worth Rd Lake Worth, FL	1.0	1.0	700	$1,779	$2.54	23d	1	0.90mi
2566 South Dr Unit 306 Lake Worth Beach, FL	1.0	1.0	744	$1,850	$2.49	9d	1	0.95mi
2640 South Dr Unit 301 Lake Worth Beach, FL	2.0	1.0	894	$1,500	$1.68	20d	1	0.95mi
2640 South Dr Unit 301 Lake Worth Beach, FL	2.0	1.0	894	$1,500	$1.68	16d	1	0.95mi
12 N B St Lake Worth Beach, FL	1.0	1.0	800	$1,700	$2.12	15d	1	1.01mi
835 Andrew Redding Rd #1 Lantana, FL	2.0	2.0	875	$2,800	$3.20	25d	1	1.01mi
1409 Lake Ave Lake Worth Beach, FL	2.0	2.0	799	$1,800	$2.25	19d	1	1.02mi
4611 S Congress Ave Palm Springs, FL	1.0	1.0	601	$1,399	$2.33	4d	6	1.03mi
2571 Lake Worth Rd Lake Worth, FL	1.0–2.0	1.0–2.0	750	$1,657	$2.21	3d	2	1.04mi

HOA detail condo

• Monthly dues: $472 · $5,664/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $114,000 Active 457 DOM
2. 2026-06-18
   days on market $114,000 Active 454 DOM
3. 2026-06-17
   days on market $114,000 Active 453 DOM
4. 2026-06-16
   days on market $114,000 Active 452 DOM
5. 2026-06-15
   days on market $114,000 Active 451 DOM
6. 2026-06-13
   days on market $114,000 Active 449 DOM
7. 2026-06-09
   days on market $114,000 Active 445 DOM
8. 2026-06-07
   days on market $114,000 Active 443 DOM
9. 2026-06-04
   days on market $114,000 Active 440 DOM
10. 2026-06-03
    days on market $114,000 Active 439 DOM
11. 2026-06-01
    days on market $114,000 Active 437 DOM
12. 2026-05-31
    days on market $114,000 Active 436 DOM
13. 2026-05-11
    price $114,000
14. 2026-01-11
    price $116,000
15. 2026-01-11
    status Active
16. 2026-01-01
    historical
17. 2025-08-31
    status Active
18. 2025-08-21
    historical
19. 2025-05-31
    price $119,900
20. 2025-04-08
    price $123,900
21. 2025-02-26
    listed $129,000 Active
22. 2003-03-28
    soldstatus $52,000

ⓘ 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: $2,294 · $191/mo
• Projected year-2 tax: $2,294 · $191/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 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: $20,890
• − Mortgage interest: −$6,386
• − Property taxes: −$2,294
• − Insurance: −$570
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − HOA: −$5,664
• − Depreciation: −$3,316
• Taxable loss: −$682
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $966/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

+119.2% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $114,000 Beaches MLS
• 2026-01-11 Price Changed $116,000 Beaches MLS
• 2026-01-11 Relisted — Beaches MLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2025-08-31 Relisted — Beaches MLS
• 2025-08-21 Listing Removed — Beaches MLS
• 2025-05-31 Price Changed $119,900 Beaches MLS
• 2025-04-08 Price Changed $123,900 Beaches MLS
• 2025-02-26 Listed $129,000 Beaches MLS
• 2003-03-28 Sold (Public Records) $52,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,294 · +4.3% YoY. Source: county tax records.