235 Golden River Dr · West Palm Beach, FL 33411

$120,000

2 bd · 2.0 ba · 888 sqft · Condo public records · 221 Days on market

Built 1979 $536/mo HOA · 28% of rent

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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 +20.6/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy the lifestyle you've been waiting for at 235 Golden River Dr in West Palm Beach. Designed for the young-at-heart buyer seeking independence, connection, and peaceful surroundings, this inviting two-story condo offers comfortable living with beautiful long lake views and a relaxed, low-maintenance lifestyle. Inside, the thoughtfully designed split-bedroom floor plan provides privacy and flexibility for guests, hobbies, or a home office. Updated bathrooms and installed impact glass add comfort and peace of mind, while the bright living spaces create the perfect setting for everyday living or entertaining new friends. Wake up to calming water views with morning coffee overlooking the lak

Key facts

• Main clubhouse
• Improved bathrooms
• Impact glass

Tags

• LONG LAKE VIEW
• MAIN CLUBHOUSE
• COUNTRY CLUB FEATURES
• IMPROVED BATHROOMS
• IMPACT GLASS
• DEDICATED PARKING SPACE

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with restrictions (cats only indicated; number limits and possible restrictions)
• HOA & community: Part of Golden Lakes A association; Monthly association fee (amount provided to listing) includes cable TV, insurance, maintenance of grounds, security, sewer, trash, water, common areas and recreation facilities; Community amenities include clubhouse, pool, spa/hot tub, fitness center, billiard and game rooms, business center, community room, picnic area, jogging path, bocce and shuffleboard courts, courtesy bus, manager on site, internet included, parking and sidewalks; Laundry available in community

Exterior

• Parking: Assigned parking with guest spaces; Two total parking spaces (including two open spaces)
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; One level living; Two-story building; Entry located on level 2; Faces south
• Construction: Stucco and CBS construction; Spanish tile roof; Slab foundation; Originally resale condition
• Exterior features: Sidewalks; Paved road frontage; Waterfront property (no specific waterfront features listed); Entry level living area

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Closet cabinetry; Blinds and sliding window treatments; Furnished negotiable
• Laundry & utility: Laundry facilities available in community

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.8% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 22d 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 $13k of equity ($830 loan paydown + $12k 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.
• At projected returns (10.0% appreciation + 0.8% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y ago; this cycle's ask is 7400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; list at $120k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 1.57% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 5.3

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: 27.3%
• Equity multiple: 3.14×
• Total profit: $71,909
• Equity at exit: $108,106

10-year hold

• IRR: 23.0%
• Equity multiple: 6.86×
• Total profit: $197,002
• Equity at exit: $233,134

Cash invested: $33,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$629
• Tax from tax record: −$111 /mo · $1,331/yr
• Insurance: −$50
• HOA: −$536
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $160

Break-even live

Break-even rent $1,679

Max offer price $120,000

Occupancy floor 86%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Lake Frances Dr West Palm Beach, FL	2.0	2.0	812	$1,845	$2.27	24d	1	0.17mi
221 Lake Meryl Dr West Palm Beach, FL	2.0	2.0	1000	$1,550	$1.55	24d	1	0.18mi
161 Lake Frances Dr Unit 161 West Palm Beach, FL	1.0	1.5	704	$1,430	$2.03	8d	1	0.19mi
108 Lake Nancy Dr West Palm Beach, FL	2.0	2.0	967	$1,800	$1.86	24d	1	0.24mi
230 Lake Dora Dr #230 West Palm Beach, FL	2.0	2.0	888	$1,700	$1.91	8d	1	0.28mi
1542 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	22d	1	0.46mi
1542 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	24d	1	0.46mi
1133 Golden Lakes Blvd #813 West Palm Beach, FL	3.0	2.0	999	$2,050	$2.05	24d	1	0.46mi
1133 Golden Lakes Blvd #813 West Palm Beach, FL	3.0	2.0	999	$2,050	$2.05	3d	1	0.46mi
1133 Golden Lakes Blvd #813 West Palm Beach, FL	3.0	2.0	1054	$1,950	$1.85	5d	1	0.46mi
155 Lake Carol Dr Unit 155 West Palm Beach, FL	2.0	2.0	812	$1,950	$2.40	24d	1	0.46mi
1477 Lake Crystal Dr Unit D West Palm Beach, FL	2.0	2.0	928	$1,975	$2.13	17d	1	0.48mi
1545 Lake Crystal Dr Unit D West Palm Beach, FL	1.0	1.0	700	$1,675	$2.39	14d	1	0.48mi
1564 Lake Crystal Dr Unit F West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	17d	1	0.49mi
1103 Golden Lakes Blvd #1013 West Palm Beach, FL	3.0	2.0	999	$2,000	$2.00	3d	1	0.49mi
1103 Golden Lakes Blvd #1011 West Palm Beach, FL	3.0	2.0	999	$2,100	$2.10	24d	1	0.49mi
1547 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	900	$1,950	$2.17	24d	1	0.49mi
1547 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	14d	1	0.49mi
1525 Lake Crystal Dr Unit C West Palm Beach, FL	2.0	2.0	904	$1,800	$1.99	8d	1	0.50mi
1139 Lake Terry Dr Unit A West Palm Beach, FL	3.0	2.0	918	$2,300	$2.51	21d	1	0.50mi
1465 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	2d	1	0.52mi
203 Lake Carol Dr West Palm Beach, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.52mi
7130 Okeechobee Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1086	$2,488	$2.29	3d	9	0.52mi
314 Lake Dora Dr West Palm Beach, FL	2.0	2.0	888	$1,650	$1.86	21d	1	0.53mi
228 Lake Dora Dr West Palm Beach, FL	1.0	1.5	704	$1,500	$2.13	22d	1	0.53mi
321 Lake Evelyn Dr West Palm Beach, FL	2.0	2.0	888	$1,600	$1.80	24d	1	0.53mi
129 Lake Carol Dr #129 West Palm Beach, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.53mi
106 Lake Dora Dr West Palm Beach, FL	2.0	2.0	812	$1,600	$1.97	24d	1	0.53mi
200 Lake Carol Dr West Palm Beach, FL	2.0	2.0	888	$1,750	$1.97	24d	1	0.53mi
228 Lake Dora Dr West Palm Beach, FL	1.0	1.5	704	$1,500	$2.13	24d	1	0.53mi
173 Lake Dora Dr #173 West Palm Beach, FL	1.0	1.5	704	$1,400	$1.99	24d	1	0.53mi
175 Lake Carol Dr #175 West Palm Beach, FL	1.0	1.0	600	$1,300	$2.17	24d	1	0.53mi
235 Lake Dora Dr West Palm Beach, FL	2.0	2.0	812	$1,860	$2.29	24d	1	0.53mi
1455 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	15d	1	0.55mi
1455 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	14d	1	0.55mi
1453 Lake Crystal Dr Unit D West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	14d	1	0.56mi
1063 Golden Lakes Blvd #322 West Palm Beach, FL	3.0	2.0	999	$2,000	$2.00	14d	1	0.56mi
1153 Lake Victoria Dr Royal Palm Beach, FL	2.0	1.0	708	$1,725	$2.44	24d	1	0.56mi
1760 Windorah Way Unit H West Palm Beach, FL	2.0	1.0	904	$1,850	$2.05	24d	1	0.59mi
1500 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	8d	1	0.61mi

HOA detail condo

• Monthly dues: $536 · $6,432/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 49 events

1. 2026-06-18
   days on market $120,000 Active 221 DOM
2. 2026-06-17
   days on market $120,000 Active 220 DOM
3. 2026-06-16
   days on market $120,000 Active 219 DOM
4. 2026-06-15
   days on market $120,000 Active 218 DOM
5. 2026-06-13
   days on market $120,000 Active 216 DOM
6. 2026-06-09
   days on market $120,000 Active 212 DOM
7. 2026-06-07
   days on market $120,000 Active 210 DOM
8. 2026-06-04
   days on market $120,000 Active 207 DOM
9. 2026-06-03
   days on market $120,000 Active 206 DOM
10. 2026-06-01
    days on market $120,000 Active 204 DOM
11. 2026-05-31
    days on market $120,000 Active 203 DOM
12. 2026-04-29
    price $120,000
13. 2026-04-24
    listed $1,600
14. 2026-04-24
    historical $1,600
15. 2026-04-01
    listed $1,600
16. 2026-04-01
    historical $1,600
17. 2026-02-05
    price $125,000
18. 2026-01-27
    price $1,600
19. 2026-01-06
    price $129,000
20. 2026-01-01
    listed $1,750
21. 2025-12-21
    historical $1,750
22. 2025-12-10
    listed $1,750
23. 2025-11-29
    status Active
24. 2025-11-05
    historical
25. 2025-10-09
    listed $140,000 Active
26. 2025-10-07
    historical
27. 2025-07-28
    price $160,000
28. 2025-06-04
    price $165,000
29. 2025-04-07
    price $168,000
30. 2025-03-03
    listed $170,000 Active
31. 2024-06-14
    historical
32. 2024-04-09
    price $168,900
33. 2024-03-07
    price $179,900
34. 2024-02-22
    listed $185,000 Active
35. 2014-10-28
    soldstatus $39,900
36. 2014-10-22
    soldstatus $39,900 Closed
37. 2014-09-03
    status Pending
38. 2014-08-23
    listed $39,900 Active
39. 2002-06-05
    soldstatus $47,000
40. 2002-05-31
    soldstatus $47,000
41. 2002-04-18
    historical
42. 2002-03-02
    listed $49,900
43. 2001-04-30
    soldstatus $36,000
44. 1999-10-20
    soldstatus $28,500
45. 1999-10-08
    soldstatus $28,500
46. 1999-08-30
    historical
47. 1999-07-20
    listed $29,900
48. 1983-02-01
    soldstatus $40,500
49. 1979-01-01
    soldstatus $29,000

ⓘ 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: $1,331 · $111/mo
• Projected year-2 tax: $1,331 · $111/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $22,579
• − Mortgage interest: −$6,722
• − Property taxes: −$1,331
• − Insurance: −$600
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − HOA: −$6,432
• − Depreciation: −$3,491
• Taxable income: $390
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $1,829/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: 75,299
• 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

+313.8% since first listed

38 events — show timeline

• 2026-04-29 Price Changed $120,000 Beaches MLS
• 2026-04-24 Listed for Rent $1,600 RMLSFL
• 2026-04-24 Rental Removed $1,600 GFLMLS
• 2026-04-01 Listed for Rent $1,600 GFLMLS
• 2026-04-01 Rental Removed $1,600 RMLSFL
• 2026-02-05 Price Changed $125,000 Beaches MLS
• 2026-01-27 Price Changed $1,600 RMLSFL
• 2026-01-06 Price Changed $129,000 Beaches MLS
• 2026-01-01 Listed for Rent $1,750 RMLSFL
• 2025-12-21 Rental Removed $1,750 RMLSFL
• 2025-12-10 Listed for Rent $1,750 RMLSFL
• 2025-11-29 Relisted — Beaches MLS
• 2025-11-05 Listing Removed — Beaches MLS
• 2025-10-09 Listed $140,000 Beaches MLS
• 2025-10-07 Listing Removed — Beaches MLS
• 2025-07-28 Price Changed $160,000 Beaches MLS
• 2025-06-04 Price Changed $165,000 Beaches MLS
• 2025-04-07 Price Changed $168,000 Beaches MLS
• 2025-03-03 Listed $170,000 Beaches MLS
• 2024-06-14 Listing Removed — Beaches MLS
• 2024-04-09 Price Changed $168,900 Beaches MLS
• 2024-03-07 Price Changed $179,900 Beaches MLS
• 2024-02-22 Listed $185,000 Beaches MLS
• 2014-10-28 Sold (Public Records) $39,900 Public Records
• 2014-10-22 Sold (MLS) $39,900 Beaches MLS
• 2014-09-03 Pending — Beaches MLS
• 2014-08-23 Listed $39,900 Beaches MLS
• 2002-06-05 Sold (Public Records) $47,000 Public Records
• 2002-05-31 Sold (MLS) $47,000 Beaches MLS
• 2002-04-18 Listing Removed — Beaches MLS
• 2002-03-02 Listed $49,900 Beaches MLS
• 2001-04-30 Sold (Public Records) $36,000 Public Records
• 1999-10-20 Sold (Public Records) $28,500 Public Records
• 1999-10-08 Sold (MLS) $28,500 Beaches MLS
• 1999-08-30 Listing Removed — Beaches MLS
• 1999-07-20 Listed $29,900 Beaches MLS
• 1983-02-01 Sold (Public Records) $40,500 Public Records
• 1979-01-01 Sold (Public Records) $29,000 Public Records

Property tax history

+13.2%/yr

Latest (2025): $1,331 · +3.8% YoY. Source: county tax records.