770 Lori Dr #245 · Palm Springs, FL 33461

$70,000

1 bd · 1.5 ba · 901 sqft · Condo public records · 29 Days on market

Built 1979 $314/mo HOA · 18% of rent

---

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
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Top notch quality remodeled Bahama condo w/ converted den made to 2nd bedroom. Everything New! MUST SEE!kitchen,baths,doors,flooring tiles,appliances and moldings.Sold furnished lock stock and barrel.Sorry investors but no rentals allowed first 2 years of ownership.Buyer to assume roof assessment at closing approxamately $2,000 balance. Buyer must have 650 minimum credit score.

Key facts

• Guest parking
• Fitness center
• Updated bath

Tags

• UPDATED KITCHEN
• UPDATED BATH
• GUEST PARKING
• POOL
• FITNESS CENTER
• GAME ROOM

Property features AI

Finance

• Other: Living area recorded as 901 (public records)
• Financial info: Not a land lease community; Pets not allowed; Community has 776 units
• HOA & community: Has condominium association (Condominium Association of Lakeside Village); Monthly association fee; Association amenities include: clubhouse, pool, fitness center, billiard/game rooms, laundry, shuffleboard and bocce courts, putting green, picnic area, community room, library, workshop area, manager on site, courtesy bus, maintained community

Exterior

• Parking: 15 assigned/guest asphalt parking spaces (open parking)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Condominium; Multi-level (multi/split); Resale; Faces west
• Construction: CBS construction; Built-up roof; Concrete perimeter foundation; 2 stories
• Exterior features: Covered patio; Patio; Paved road access; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile
• Bathrooms: One full bathroom; One half bathroom; One bathroom on the main level
• Heating & cooling: Central electric heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Single-hung metal windows; Unfurnished
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#297 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, amenities F, commute 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: Clifford O Taylor/Kirklane Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 1,230 students, 80% FRL); John I. Leonard High School (math 17% / reading 35%, grade F, #494 of 667 statewide, top 75%, 3,549 students, 67% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-22 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); 274 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $484 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 + 0.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 1→3/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 2.48% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.51%
• DSCR: 2.40
• GRM: 3.4

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: 21.8%
• Equity multiple: 1.85×
• Total profit: $16,602
• Equity at exit: $10,437

10-year hold

• IRR: 27.1%
• Equity multiple: 2.94×
• Total profit: $38,028
• Equity at exit: $6,052

Cash invested: $19,600 (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 33461

• Rents YoY: -2.5%
• Active inventory: 274
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$367
• Tax from tax record: −$148 /mo · $1,776/yr
• Insurance: −$29
• HOA: −$314
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $515

Break-even live

Break-even rent $1,086

Max offer price $70,000

Occupancy floor 65%

Sensitivity live

Price	-10% $554	-5% $535	+0% $515	+5% $495	+10% $475
Rent	-10% $377	-5% $446	+0% $515	+5% $583	+10% $652
Rate	-1.0pp $550	-0.5pp $533	base $515	+0.5pp $497	+1.0pp $478

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 Davis Rd Unit 6 Palm Springs, FL	2.0	2.0	958	$1,700	$1.77	24d	1	0.10mi
484 Springdale Cir Unit 48d Palm Springs, FL	2.0	2.0	1102	$2,100	$1.91	17d	1	0.11mi
504 Davis Rd #96 Palm Springs, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.13mi
701 Lori Dr #204 Palm Springs, FL	2.0	2.0	994	$1,700	$1.71	24d	1	0.14mi
502 Davis Rd Palm Springs, FL	2.0	1.0–2.0	878	$1,675	$1.91	5d	2	0.16mi
300 Bonnie Blvd #144 Palm Springs, FL	1.0	1.0	702	$1,350	$1.92	24d	1	0.22mi
500 Bonnie Blvd #165 Palm Springs, FL	1.0	1.5	782	$1,350	$1.73	24d	1	0.22mi
200 Bonnie Blvd #132 Palm Springs, FL	1.0	1.0	577	$1,500	$2.60	22d	1	0.25mi
240 Alemeda Dr Palm Springs, FL	1.0–2.0	1.0–2.0	825	$1,650	$2.00	24d	3	0.28mi
225 Bonnie Blvd Palm Springs, FL	1.0–2.0	1.5–2.0	944	$1,300	$1.38	24d	2	0.28mi
225 Bonnie Blvd #116 Palm Springs, FL	2.0	2.0	988	$1,850	$1.87	19d	1	0.28mi
247 Cypress Ln Unit 246-C06 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	24d	1	0.32mi
247 Cypress Ln Unit 246-C12 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	5d	1	0.32mi
246 Cypress Ln Lake Worth Beach, FL	1.0–2.0	1.0	850	$1,550	$1.82	24d	2	0.33mi
2085 S Congress Ave Palm Springs, FL	1.0–3.0	1.0–2.0	963	$2,055	$2.13	2d	14	0.44mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,450	$2.64	24d	1	0.45mi
436 Fontana Dr Lake Worth, FL	1.0	1.0	550	$1,375	$2.50	22d	1	0.45mi
2200 Springdale Blvd #214 Palm Springs, FL	1.0	1.5	756	$1,550	$2.05	3d	1	0.50mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	670	$2,352	$3.51	14d	1	0.56mi
555 Kirk Rd Palm Springs, FL	2.0	2.0	875	$2,749	$3.14	13d	1	0.56mi
555 Kirk Rd Palm Springs, FL	1.0	1.0	625	$2,268	$3.63	8d	1	0.56mi
555 Kirk Rd Palm Springs, FL	2.0	2.0	875	$3,194	$3.65	22d	1	0.56mi
555 Purdy Ln Palm Springs, FL	1.0	1.0	650	$1,375	$2.12	5d	1	0.66mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.5	800	$1,350	$1.69	17d	2	0.68mi
500 Village Green Cir W Palm Springs, FL	1.0–2.0	1.0–1.5	739	$1,400	$1.89	24d	2	0.68mi
500 Village Green Cir W #107 Palm Springs, FL	2.0	1.5	836	$1,850	$2.21	22d	1	0.68mi
500 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	2d	1	0.68mi
600 Village Green Ct #203 Palm Springs, FL	1.0	1.0	650	$1,300	$2.00	4d	1	0.69mi
700 Village Green Ct Palm Springs, FL	1.0–2.0	1.5	796	$1,350	$1.69	2d	3	0.71mi
400 Village Green Cir W #214 Palm Springs, FL	1.0	1.5	764	$1,400	$1.83	24d	1	0.74mi
2785 Reo Ln Unit 2 Lake Worth Beach, FL	2.0	1.0	884	$2,300	$2.60	24d	1	0.87mi
4098 Linda Ln West Palm Beach, FL	2.0	1.0	860	$2,465	$2.87	24d	1	0.92mi
4403 Anna Ln Unit B Palm Springs, FL	1.0	1.0	740	$1,600	$2.16	8d	1	0.95mi
100 Rex Ave Palm Springs, FL	2.0	2.0	1000	$1,850	$1.85	24d	3	1.01mi
220 Henthorne Dr Palm Springs, FL	1.0–2.0	1.5–2.0	900	$1,700	$1.89	24d	4	1.01mi
2721 Garden Dr N #105 Lake Worth, FL	2.0	1.0	894	$1,800	$2.01	21d	1	1.09mi
4591 Purdy Ln Unit 1 West Palm Beach, FL	2.0	1.0	900	$2,350	$2.61	24d	1	1.11mi
2856 Garden Dr S #112 Lake Worth, FL	2.0	1.0	894	$1,800	$2.01	24d	1	1.16mi
2668 Garden Dr N #312 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	4d	1	1.18mi
2668 Garden Dr N #312 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	2d	1	1.18mi

HOA detail condo

• Monthly dues: $314 · $3,768/yr
• ⚠ Special-assessment mentions:

  …furnished lock stock and barrel.Sorry investors but no rentals allowed first 2 years of ownership.Buyer to assume roof assessment at closing approxamately $2,000 balance. Buyer must have 650 minimum credit score.

Listing history 23 events

1. 2026-06-18
   days on market $70,000 Active 29 DOM
2. 2026-06-17
   days on market $70,000 Active 28 DOM
3. 2026-06-16
   days on market $70,000 Active 27 DOM
4. 2026-06-15
   days on market $70,000 Active 26 DOM
5. 2026-06-13
   pricedays on market $70,000 Active 24 DOM
6. 2026-06-09
   days on market $80,000 Active 20 DOM
7. 2026-06-08
   days on market $80,000 Active 19 DOM
8. 2026-06-07
   days on market $80,000 Active 18 DOM
9. 2026-06-04
   days on market $80,000 Active 15 DOM
10. 2026-06-03
    days on market $80,000 Active 14 DOM
11. 2026-06-02
    days on market $80,000 Active 13 DOM
12. 2026-06-01
    days on market $80,000 Active 12 DOM
13. 2026-05-31
    days on market $80,000 Active 11 DOM
14. 2026-05-20
    listed $80,000 Active
15. 2017-01-03
    soldstatus $84,900
16. 2016-12-29
    soldstatus $84,900 Closed 380-char remark

    Show marketing remark (380 chars)

    Top notch quality remodeled Bahama condo w/ converted den made to 2nd bedroom. Everything New! MUST SEE!kitchen,baths,doors,flooring tiles,appliances and moldings.Sold furnished lock stock and barrel.Sorry investors but no rentals allowed first 2 years of ownership.Buyer to assume roof assessment at closing approxamately $2,000 balance. Buyer must have 650 minimum credit score.

17. 2016-11-04
    status Pending 380-char remark

    Show marketing remark (380 chars)

    Top notch quality remodeled Bahama condo w/ converted den made to 2nd bedroom. Everything New! MUST SEE!kitchen,baths,doors,flooring tiles,appliances and moldings.Sold furnished lock stock and barrel.Sorry investors but no rentals allowed first 2 years of ownership.Buyer to assume roof assessment at closing approxamately $2,000 balance. Buyer must have 650 minimum credit score.

18. 2016-08-26
    listed $84,900 Active 380-char remark

    Show marketing remark (380 chars)

    Top notch quality remodeled Bahama condo w/ converted den made to 2nd bedroom. Everything New! MUST SEE!kitchen,baths,doors,flooring tiles,appliances and moldings.Sold furnished lock stock and barrel.Sorry investors but no rentals allowed first 2 years of ownership.Buyer to assume roof assessment at closing approxamately $2,000 balance. Buyer must have 650 minimum credit score.

19. 2012-04-26
    soldstatus $23,500
20. 2012-04-12
    soldstatus $23,500 229-char remark

    Show marketing remark (229 chars)

    Bahama model in 55 plus area of Lakeside Village. this first floor unit has had portion of living room converted to den/bedroom (no closet) Condo assoc. considers this unit a 1 BR and can not have more than 2 full time occupants.

21. 2012-02-17
    historical 229-char remark

    Show marketing remark (229 chars)

    Bahama model in 55 plus area of Lakeside Village. this first floor unit has had portion of living room converted to den/bedroom (no closet) Condo assoc. considers this unit a 1 BR and can not have more than 2 full time occupants.

22. 2012-02-01
    listed $29,900 229-char remark

    Show marketing remark (229 chars)

    Bahama model in 55 plus area of Lakeside Village. this first floor unit has had portion of living room converted to den/bedroom (no closet) Condo assoc. considers this unit a 1 BR and can not have more than 2 full time occupants.

23. 1990-06-08
    soldstatus $26,000

ⓘ 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: $1,776 · $148/mo
• Projected year-2 tax: $1,776 · $148/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 1 d/yr ≥105°F today · 3 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: $20,855
• − Mortgage interest: −$3,921
• − Property taxes: −$1,776
• − Insurance: −$350
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − HOA: −$3,768
• − Depreciation: −$2,036
• Taxable income: $5,667
• Est. tax owed @ 24.0%: −$1,360
• After-tax cash flow: $4,816/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 — Palm Springs

• Score: 73/100
• State rank: #297
• US rank: #5045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, FL
• County: Palm Beach County · 1,438,312 people
• City population: 49,443
• 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

+207.7% since first listed

10 events — show timeline

• 2026-05-20 Listed $80,000 Beaches MLS
• 2017-01-03 Sold (Public Records) $84,900 Public Records
• 2016-12-29 Sold (MLS) $84,900 Beaches MLS
• 2016-11-04 Pending — Beaches MLS
• 2016-08-26 Listed $84,900 Beaches MLS
• 2012-04-26 Sold (Public Records) $23,500 Public Records
• 2012-04-12 Sold (MLS) $23,500 Beaches MLS
• 2012-02-17 Listing Removed — Beaches MLS
• 2012-02-01 Listed $29,900 Beaches MLS
• 1990-06-08 Sold (Public Records) $26,000 Public Records

Property tax history

+15.8%/yr

Latest (2025): $1,776 · -6.8% YoY. Source: county tax records.