3280 Cynthia Ln #214 · Lake Worth Beach, FL 33461

$87,500

1 bd · 1.0 ba · 828 sqft · Condo public records · 38 Days on market

Built 1983 $614/mo HOA · 38% of rent

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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 +19.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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 MLS

Beautiful well kept king size unit. Bright and airy. Quiet location at the end of the community, end unit. Comes fully furnished and is ready to move in. A few steps away from the pool area. Professionally managed, a full time manager on site. The Buyer has to sign the Buyer's Firpta Affidavit

Key facts

• Exercise rooms
• Fully furnished
• Heated pool

Tags

• LARGEST FLOORPLAN
• FULLY FURNISHED
• ACCORDION HURRICANE SHUTTERS
• HEATED POOL
• EXERCISE ROOMS
• GRILL AREA

Property features AI

Finance

• Other: Senior community
• Financial info: Community contains 525 units; Pets not allowed
• HOA & community: Has association: Murry Hills Association, Inc.; Monthly HOA fee; HOA includes maintenance of grounds, security, water, common areas, common real estate tax, legal/accounting, and reserve funds; Association amenities: Billiard room, Clubhouse, Fitness center, Game room, Laundry, Management, Picnic area, Pool, Workshop area, Manager on site, Community room, Heated pool, Hobby room, Library, Pickleball court(s), Security

Exterior

• Parking: Assigned parking (1 space)
• Security: Security patrol; Community security
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water service available
• Home design: Condominium; One level; South-facing; Resale property; Building: Murry Hills Building #20; Two-story building total
• Construction: CBS construction; Flat roof; Block foundation; Built area reported by appraiser
• Exterior features: No waterfront; Other structures: None

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Furnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $85k (3.0% 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 18d 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 31% 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 $605 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 38 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago 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.
• Current owner paid $68k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 38% 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 $84,875 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.85% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 4.5

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: -14.8%
• Equity multiple: 0.50×
• Total profit: $-12,317
• Equity at exit: $13,047

10-year hold

• IRR: -20.6%
• Equity multiple: 0.20×
• Total profit: $-19,481
• Equity at exit: $7,565

Cash invested: $24,500 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$459
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$36
• HOA: −$614
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $98

Break-even live

Break-even rent $1,492

Max offer price $87,500

Occupancy floor 89%

Sensitivity live

Price	-10% $147	-5% $122	+0% $98	+5% $73	+10% $48
Rent	-10% $-30	-5% $34	+0% $98	+5% $161	+10% $225
Rate	-1.0pp $142	-0.5pp $120	base $98	+0.5pp $75	+1.0pp $52

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3322 Cynthia Ln #207 Lake Worth, FL	1.0	1.0	612	$1,400	$2.29	3d	1	0.05mi
3362 Cynthia Ln #107 Lake Worth, FL	1.0	1.0	612	$3,500	$5.72	0d	1	0.07mi
3362 Cynthia Ln Lake Worth Beach, FL	1.0	1.0	612	$2,388	$3.90	23d	2	0.07mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,350	$1.84	3d	1	0.16mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,400	$1.91	18d	1	0.16mi
2840 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	720	$1,190	$1.65	0d	1	0.17mi
2960 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,395	$2.28	15d	1	0.18mi
3000 Lake Osborne Dr #107 Lake Worth Beach, FL	1.0	1.0	612	$1,350	$2.21	25d	1	0.19mi
2960 Lake Osborne Dr Lake Worth Beach, FL	1.0	1.0	612	$1,342	$2.19	25d	2	0.20mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,150	$1.88	9d	1	0.22mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,299	$2.12	18d	1	0.22mi
2840 Lake Osborne Dr Lake Worth Beach, FL	2.0	1.0–2.0	819	$1,338	$1.63	18d	2	0.23mi
644 S Ridge St Lake Worth Beach, FL	2.0	1.0	1000	$2,500	$2.50	25d	1	0.45mi
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	3d	1	0.49mi
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	0d	1	0.49mi
2020 Lake Osborne Dr #11 Lake Worth Beach, FL	2.0	2.0	894	$1,850	$2.07	25d	1	0.53mi
717 S B St Unit 715 Lake Worth Beach, FL	2.0	1.0	561	$2,295	$4.09	25d	1	0.61mi
1420 Barton Rd Unit 1420w Lake Worth Beach, FL	2.0	1.0	990	$2,000	$2.02	12d	1	0.66mi
1029 S D St Apt 2 Lake Worth Beach, FL	1.0	1.0	560	$1,675	$2.99	25d	1	0.68mi
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 Lake Worth Beach, FL	1.0	1.0	550	$1,715	$3.12	25d	1	0.69mi
606 S C St #103 Lake Worth Beach, FL	1.0	1.0	608	$1,500	$2.47	16d	1	0.73mi
136 Akron St Apt B2 Lake Worth Beach, FL	1.0	1.0	599	$2,175	$3.63	25d	1	0.80mi
136 Akron St Unit A1 Lake Worth Beach, FL	1.0	1.0	599	$2,075	$3.46	25d	1	0.80mi
123 Erie St Apt 10 Lake Worth, FL	1.0	1.0	600	$1,325	$2.21	25d	1	0.83mi
2566 South Dr Unit 306 Lake Worth Beach, FL	1.0	1.0	744	$1,850	$2.49	9d	1	0.88mi
2640 South Dr Unit 301 Lake Worth Beach, FL	2.0	1.0	894	$1,500	$1.68	20d	1	0.88mi
2640 South Dr Unit 301 Lake Worth Beach, FL	2.0	1.0	894	$1,500	$1.68	16d	1	0.88mi
517 S F St Unit 1 Lake Worth Beach, FL	1.0	1.0	700	$1,750	$2.50	12d	1	0.89mi
835 Andrew Redding Rd #1 Lantana, FL	2.0	2.0	875	$2,800	$3.20	25d	1	0.95mi
2220 Lake Worth Rd Lake Worth, FL	1.0	1.0	700	$1,779	$2.54	23d	1	0.96mi
4611 S Congress Ave Palm Springs, FL	1.0	1.0	601	$1,399	$2.33	4d	6	1.05mi
12 N B St Lake Worth Beach, FL	1.0	1.0	800	$1,700	$2.12	15d	1	1.06mi
1409 Lake Ave Lake Worth Beach, FL	2.0	2.0	799	$1,800	$2.25	18d	1	1.07mi
1101 S K St Unit 16 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	25d	1	1.08mi
2571 Lake Worth Rd Lake Worth, FL	1.0–2.0	1.0–2.0	750	$1,378	$1.84	3d	2	1.10mi
1741 3rd Ave N #6 Lake Worth Beach, FL	2.0	2.0	775	$1,550	$2.00	20d	1	1.12mi
905 S L St Lake Worth Beach, FL	2.0	1.0	893	$3,300	$3.70	4d	1	1.15mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,400	$2.65	25d	1	1.15mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,325	$2.51	6d	1	1.15mi

HOA detail condo

• Monthly dues: $614 · $7,368/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $87,500 Active 38 DOM
2. 2026-06-18
   days on market $87,500 Active 35 DOM
3. 2026-06-17
   days on market $87,500 Active 34 DOM
4. 2026-06-16
   days on market $87,500 Active 33 DOM
5. 2026-06-15
   days on market $87,500 Active 32 DOM
6. 2026-06-13
   days on market $87,500 Active 30 DOM
7. 2026-06-09
   days on market $87,500 Active 26 DOM
8. 2026-06-08
   days on market $87,500 Active 25 DOM
9. 2026-06-07
   days on market $87,500 Active 24 DOM
10. 2026-06-04
    days on market $87,500 Active 21 DOM
11. 2026-06-03
    days on market $87,500 Active 20 DOM
12. 2026-06-02
    days on market $87,500 Active 19 DOM
13. 2026-06-01
    days on market $87,500 Active 18 DOM
14. 2026-05-31
    days on market $87,500 Active 17 DOM
15. 2026-05-14
    listed $87,500 Active
16. 2020-03-27
    status Pending 294-char remark

    Show marketing remark (294 chars)

    Beautiful well kept king size unit. Bright and airy. Quiet location at the end of the community, end unit. Comes fully furnished and is ready to move in. A few steps away from the pool area. Professionally managed, a full time manager on site. The Buyer has to sign the Buyer's Firpta Affidavit

17. 2020-03-19
    soldstatus $68,500
18. 2020-03-16
    soldstatus $68,500 Closed 294-char remark

    Show marketing remark (294 chars)

    Beautiful well kept king size unit. Bright and airy. Quiet location at the end of the community, end unit. Comes fully furnished and is ready to move in. A few steps away from the pool area. Professionally managed, a full time manager on site. The Buyer has to sign the Buyer's Firpta Affidavit

19. 2020-01-08
    historical Contingent 294-char remark

    Show marketing remark (294 chars)

    Beautiful well kept king size unit. Bright and airy. Quiet location at the end of the community, end unit. Comes fully furnished and is ready to move in. A few steps away from the pool area. Professionally managed, a full time manager on site. The Buyer has to sign the Buyer's Firpta Affidavit

20. 2019-12-27
    listed $69,500 Active 294-char remark

    Show marketing remark (294 chars)

    Beautiful well kept king size unit. Bright and airy. Quiet location at the end of the community, end unit. Comes fully furnished and is ready to move in. A few steps away from the pool area. Professionally managed, a full time manager on site. The Buyer has to sign the Buyer's Firpta Affidavit

21. 2013-12-01
    historical
22. 2013-09-21
    historical
23. 2008-08-07
    soldstatus $54,000
24. 2008-07-30
    soldstatus $54,000
25. 2008-07-01
    historical
26. 2008-05-20
    listed $59,899
27. 2008-04-23
    historical
28. 2007-11-23
    listed $59,900
29. 2006-11-04
    listed $74,900
30. 2006-08-31
    listed $99,900
31. 2006-02-27
    soldstatus $40,000
32. 1985-04-01
    soldstatus $45,000
33. 1980-01-01
    soldstatus $38,500

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $831 · $69/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: $19,386
• − Mortgage interest: −$4,901
• − Property taxes: −$831
• − Insurance: −$438
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − HOA: −$7,368
• − Depreciation: −$2,545
• Taxable income: $201
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $1,124/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

+127.3% since first listed

19 events — show timeline

• 2026-05-14 Listed $87,500 Beaches MLS
• 2020-03-27 Pending — Beaches MLS
• 2020-03-19 Sold (Public Records) $68,500 Public Records
• 2020-03-16 Sold (MLS) $68,500 Beaches MLS
• 2020-01-08 Contingent — Beaches MLS
• 2019-12-27 Listed $69,500 Beaches MLS
• 2013-12-01 Listing Removed — Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2008-08-07 Sold (Public Records) $54,000 Public Records
• 2008-07-30 Sold (MLS) $54,000 Beaches MLS
• 2008-07-01 Listing Removed — Beaches MLS
• 2008-05-20 Listed $59,899 Beaches MLS
• 2008-04-23 Listing Removed — Beaches MLS
• 2007-11-23 Listed $59,900 Beaches MLS
• 2006-11-04 Listed $74,900 Beaches MLS
• 2006-08-31 Listed $99,900 Beaches MLS
• 2006-02-27 Sold (Public Records) $40,000 Public Records
• 1985-04-01 Sold (Public Records) $45,000 Public Records
• 1980-01-01 Sold (Public Records) $38,500 Public Records

Property tax history

-1.0%/yr

Latest (2025): $831 · +0.9% YoY. Source: county tax records.