11280 Green Lake Dr #203 · Golf, FL 33437

$284,900

2 bd · 2.0 ba · 1,380 sqft · Condo public records · 153 Days on market

Built 1979 $668/mo HOA · 23% 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).

• Cash flow +9.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks

'' TOTALLY REMODELLED'' Spacious Condo with 1380 SF. 55+ community Features : Waterproof NUCORE luxury planks the entire unit, Kitchen Open concept (Thomasville level II ) all new Doors, Brand New LG. Stainless Steel Appliances & Lights. Removed popcorn ceiling and freshly painted. Patio with pond view. Located in a gated community. New Roof 2024 Schedulle to paint exterior this Year, NO ASSESTMENTS! Golf membership available'' NOT'' mandatory

Key facts

• Gated community
• Maintained community
• Patio with pond view

Tags

• STAINLESS STEEL APPLIANCES
• PATIO WITH POND VIEW
• GATED COMMUNITY
• WELL-ESTABLISHED COMMUNITY
• MAINTAINED COMMUNITY
• NEW ROOF

Property features AI

Finance

• Financial info: Pets allowed (pet restrictions possible)
• HOA & community: Association present (Indian Spring / Green Lake); Monthly HOA fee; HOA amenities include pool, management, on-site manager; HOA fees cover cable TV, insurance, ground maintenance, trash, common areas, common real estate tax, and recreation facility

Exterior

• Parking: Assigned parking (1 space)
• Security: Gated with guard; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available (Three phase); Cable connected
• Home design: Condominium; Two-story building; Faces south; Resale unit, updated/remodeled
• Construction: Stucco and CBS construction
• Exterior features: Waterfront; Gated community with guard; Pool (association amenity); Management and on-site manager

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closets; Split bedroom layout; Custom mirrors; Single-hung metal and sliding windows
• Laundry & utility: Laundry closet inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $285k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (11.4% below list).
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.

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).
• This rent runs 44% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($2k loan paydown + $-689 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.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 27y ago; this cycle's ask is 8803% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $59k; list at $285k implies a 383% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $250,712 (12.0% 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 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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: 1.04% ✓
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.7%
• Equity multiple: 0.65×
• Total profit: $-27,890
• Equity at exit: $79,300

10-year hold

• IRR: -3.1%
• Equity multiple: 0.70×
• Total profit: $-23,981
• Equity at exit: $92,629

Cash invested: $79,772 (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 33437

• Home prices YoY: -0.1%
• Rents YoY: 1.3%
• Active inventory: 489
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,969 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$248 /mo · $2,973/yr
• Insurance: −$119
• HOA: −$668
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-183

Break-even live

Break-even rent $3,201

Max offer price $252,526

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-103	+0% $-183	+5% $-264	+10% $-345
Rent	-10% $-418	-5% $-301	+0% $-183	+5% $-66	+10% $51
Rate	-1.0pp $-40	-0.5pp $-111	base $-183	+0.5pp $-257	+1.0pp $-332

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11282 Green Lake Dr #204 Boynton Beach, FL	2.0	2.0	1196	$3,750	$3.14	26d	1	0.07mi
11234 Green Lake Dr #102 Boynton Beach, FL	2.0	2.0	1196	$2,200	$1.84	26d	1	0.11mi
11230 Green Lake Dr #204 Boynton Beach, FL	3.0	2.0	1549	$3,000	$1.94	14d	1	0.11mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$3,000	$2.03	1d	1	0.35mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$2,850	$1.93	26d	1	0.35mi
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	26d	1	0.42mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	26d	1	0.46mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	6d	1	0.46mi
6446 Aspen Glen Cir Boynton Beach, FL	3.0	2.0	1800	$3,800	$2.11	22d	1	0.48mi
6446 Aspen Glen Cir Unit 6446 Boynton Beach, FL	3.0	2.0	1800	$4,000	$2.22	26d	1	0.48mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	26d	1	0.66mi
5750 Fairway Park Ct #101 Boynton Beach, FL	3.0	2.0	1426	$1,850	$1.30	26d	1	0.67mi
11211 S Military Trl Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,260	$2.19	0d	31	0.78mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	26d	1	0.79mi
5734 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,750	$2.44	17d	1	0.81mi
5734 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,600	$2.31	5d	1	0.81mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	26d	1	0.82mi
5694 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,825	$2.51	9d	1	0.83mi
5675 Northpointe Ln Boynton Beach, FL	2.0	2.0	1163	$3,000	$2.58	5d	1	0.83mi
5675 Northpointe Ln Boynton Beach, FL	2.0	2.5	1163	$2,950	$2.54	26d	1	0.83mi
12118 Country Greens Blvd Boynton Beach, FL	3.0	2.0	1566	$3,000	$1.92	13d	1	0.87mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	17d	1	0.93mi
12299 Forest Greens Dr Boynton Beach, FL	2.0	2.0	1310	$2,450	$1.87	19d	1	1.03mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	26d	1	1.06mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	26d	1	1.08mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	5d	1	1.08mi
12390 Summer Springs Dr Boynton Beach, FL	3.0	2.0	1861	$3,300	$1.77	26d	1	1.11mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,266	$2.20	4d	51	1.13mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	26d	1	1.15mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	4d	1	1.18mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	26d	1	1.18mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	5d	1	1.19mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	16d	1	1.19mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	26d	1	1.20mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	9d	1	1.26mi
5335 Vernio Ln Boynton Beach, FL	3.0	2.0	1798	$3,700	$2.06	26d	1	1.26mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	26d	1	1.28mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,311	$2.27	1d	19	1.28mi
12547 Imperial Isle Dr Boynton Beach, FL	2.0–3.0	2.0	1500	$2,500	$1.67	26d	2	1.33mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	26d	1	1.40mi

HOA detail condo

• Monthly dues: $668 · $8,016/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   pricedays on market $284,900 Active 153 DOM
2. 2026-06-18
   days on market $289,900 Active 150 DOM
3. 2026-06-17
   days on market $289,900 Active 149 DOM
4. 2026-06-16
   days on market $289,900 Active 148 DOM
5. 2026-06-15
   days on market $289,900 Active 147 DOM
6. 2026-06-13
   days on market $289,900 Active 145 DOM
7. 2026-06-09
   days on market $289,900 Active 141 DOM
8. 2026-06-07
   days on market $289,900 Active 139 DOM
9. 2026-06-04
   days on market $289,900 Active 136 DOM
10. 2026-06-03
    days on market $289,900 Active 135 DOM
11. 2026-06-01
    days on market $289,900 Active 133 DOM
12. 2026-05-31
    days on market $289,900 Active 132 DOM
13. 2026-05-23
    price $2,800
14. 2026-05-20
    price $289,900
15. 2026-05-14
    price $3,000
16. 2026-05-13
    price $294,900
17. 2026-05-05
    listed $3,200
18. 2026-04-30
    price $296,000
19. 2026-04-24
    price $298,000
20. 2026-03-13
    price $298,900
21. 2026-03-02
    price $295,900
22. 2026-02-22
    price $297,900
23. 2026-02-10
    price $299,900
24. 2026-01-26
    price $300,000
25. 2026-01-19
    listed $299,900 Active
26. 2026-01-19
    historical $299,900
27. 2022-10-31
    status Pending
28. 2022-10-31
    historical
29. 2022-09-27
    status Active
30. 2022-09-23
    historical Active Under Contract
31. 2022-09-19
    listed $229,900 Active
32. 2022-08-11
    historical
33. 2022-07-29
    price $235,000
34. 2022-05-10
    status Active
35. 2022-05-03
    status Pending
36. 2022-04-30
    price $239,900
37. 2022-04-01
    price $249,900
38. 2022-03-26
    status Active
39. 2022-03-22
    historical
40. 2022-03-21
    listed $259,900 Active
41. 2022-03-17
    historical
42. 2001-07-19
    soldstatus $59,000
43. 2001-06-29
    soldstatus $59,000
44. 2001-06-15
    historical
45. 2001-04-05
    listed $62,000
46. 2000-03-10
    soldstatus $60,000
47. 2000-02-29
    soldstatus $60,000
48. 1999-12-27
    historical
49. 1999-10-22
    listed $55,000
50. 1999-10-16
    historical

ⓘ 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: $2,973 · $248/mo
• Projected year-2 tax: $2,973 · $248/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: $35,623
• − Mortgage interest: −$15,959
• − Property taxes: −$2,973
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,850
• − Management: −$2,850
• − HOA: −$8,016
• − Depreciation: −$8,288
• Taxable loss: −$6,736
• Est. tax savings @ 24.0%: +$1,617
• After-tax cash flow: $-582/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

-95.0% since first listed

44 events — show timeline

• 2026-05-23 Price Changed $2,800 GFLMLS
• 2026-05-20 Price Changed $289,900 Beaches MLS
• 2026-05-14 Price Changed $3,000 GFLMLS
• 2026-05-13 Price Changed $294,900 Beaches MLS
• 2026-05-05 Listed for Rent $3,200 GFLMLS
• 2026-04-30 Price Changed $296,000 Beaches MLS
• 2026-04-24 Price Changed $298,000 Beaches MLS
• 2026-03-13 Price Changed $298,900 Beaches MLS
• 2026-03-02 Price Changed $295,900 Beaches MLS
• 2026-02-22 Price Changed $297,900 Beaches MLS
• 2026-02-10 Price Changed $299,900 Beaches MLS
• 2026-01-26 Price Changed $300,000 Beaches MLS
• 2026-01-19 Listed $299,900 Beaches MLS
• 2026-01-19 Coming Soon $299,900 Beaches MLS
• 2022-10-31 Pending — Beaches MLS
• 2022-10-31 Listing Removed — Beaches MLS
• 2022-09-27 Relisted — Beaches MLS
• 2022-09-23 Contingent — Beaches MLS
• 2022-09-19 Listed $229,900 Beaches MLS
• 2022-08-11 Listing Removed — Beaches MLS
• 2022-07-29 Price Changed $235,000 Beaches MLS
• 2022-05-10 Relisted — Beaches MLS
• 2022-05-03 Pending — Beaches MLS
• 2022-04-30 Price Changed $239,900 Beaches MLS
• 2022-04-01 Price Changed $249,900 Beaches MLS
• 2022-03-26 Relisted — Beaches MLS
• 2022-03-22 Listing Removed — Beaches MLS
• 2022-03-21 Listed $259,900 Beaches MLS
• 2022-03-17 Coming Soon — Beaches MLS
• 2001-07-19 Sold (Public Records) $59,000 Public Records
• 2001-06-29 Sold (MLS) $59,000 Beaches MLS
• 2001-06-15 Listing Removed — Beaches MLS
• 2001-04-05 Listed $62,000 Beaches MLS
• 2000-03-10 Sold (Public Records) $60,000 Public Records
• 2000-02-29 Sold (MLS) $60,000 Beaches MLS
• 1999-12-27 Listing Removed — Beaches MLS
• 1999-10-22 Listed $55,000 Beaches MLS
• 1999-10-16 Listing Removed — Beaches MLS
• 1999-10-15 Listing Removed — Beaches MLS
• 1999-09-09 Listed $78,900 Beaches MLS
• 1999-06-26 Listed $78,900 Beaches MLS
• 1999-06-04 Listing Removed — Beaches MLS
• 1999-03-16 Listed $78,900 Beaches MLS
• 1995-06-20 Sold (Public Records) $56,300 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,973 · -32.6% YoY. Source: county tax records.