2601 Boundbrook Blvd #206 · Lake Clarke Shores, FL 33406

$120,000

2 bd · 2.0 ba · 1,103 sqft · Condo public records · 191 Days on market

Built 1970 $587/mo HOA · 28% 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 +20.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sparkling Boundbrook Condo! This marvelous 2 bedroom, 2 bath, second floor condo is graced with a wonderful vaulted ceiling allowing the light and air to make this the ultimate living experience. For year round living, or even seasonal, this spectacular corner unit has a private location with canal view from the spacious enclosed balcony. The large kitchen offers many choices for openings or to keep enclosed. The spacious living room, adjacent to the dining area has a wonderful ''window wall'' to the extensive balcony. The guest room has east facing windows for the Florida breezes and sunlight year round, while the similarly facing master ensuite has walk-in closet and private shower area.

Key facts

• Hurricane shutters
• Convenient snack bar
• New a/c

Tags

• NEW A/C
• 18-MONTH-OLD WATER HEATER
• HURRICANE SHUTTERS
• RECENTLY REPLACED ROOF
• SCREEN-ENCLOSED BALCONY
• CONVENIENT SNACK BAR

Property features AI

Finance

• HOA & community: Monthly HOA fee of $587; HOA covers cable TV, insurance, trash, water, and common areas; Community clubhouse; Community pool; Shuffleboard court; Senior community; Pets allowed (cats only, number limit)

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water available; Sewer available
• Home design: Condominium; Two-story building; Faces north; Resale property
• Construction: CBS construction; Mixed roof
• Exterior features: Patio; Waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; High ceilings; Vaulted ceilings; Walk-in closets; Sliding windows
• Laundry & utility: Inside laundry

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 $162 ($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.

Location & tenants

• Location reads 81/100 on livability (#98 in FL, #1,445 nationally) — a professional / high-income tenant draw. 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: Meadow Park Elementary School (math 64% / reading 73%, grade B+, #409 of 2,144 statewide, top 20%, 809 students, 65% FRL); Forest Hill Community High School (math 20% / reading 41%, grade F, #434 of 667 statewide, top 66%, 2,407 students, 66% FRL).
• Market conditions: Rents flat; 99 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% of the median local income ($77k/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 $830 of loan paydown is wiped out by about $4k 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 191 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; list at $120k implies a 62% 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; extreme-heat days projected 7→26/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 191 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 1970 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.72% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.68% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.60×
• Total profit: $-13,417
• Equity at exit: $17,892

10-year hold

• IRR: -8.7%
• Equity multiple: 0.55×
• Total profit: $-15,123
• Equity at exit: $10,375

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 33406

• Rents YoY: 0.7%
• Active inventory: 99
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$629
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$50
• HOA: −$587
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $162

Break-even live

Break-even rent $1,858

Max offer price $120,000

Occupancy floor 87%

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
230 Lake Arbor Dr Palm Springs, FL	2.0	2.0	1232	$2,200	$1.79	24d	1	0.15mi
2581 Garden Dr N #203 Lake Worth, FL	2.0	2.0	894	$1,650	$1.85	8d	1	0.20mi
2581 Garden Dr N #203 Lake Worth, FL	2.0	2.0	894	$1,650	$1.85	15d	1	0.20mi
2791 S Florida Mango Rd Lake Worth, FL	2.0	2.0	1100	$1,995	$1.81	21d	1	0.21mi
2721 Garden Dr N #105 Lake Worth, FL	2.0	1.0	894	$1,800	$2.01	21d	1	0.26mi
2668 Garden Dr N #312 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	2d	1	0.28mi
2668 Garden Dr N #312 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	4d	1	0.28mi
331 Lake Arbor Dr Palm Springs, FL	2.0	2.0	1232	$2,300	$1.87	24d	1	0.29mi
21 Lake Arbor Dr Palm Springs, FL	2.0	2.5	1232	$2,500	$2.03	19d	1	0.33mi
2566 Garden Dr S Lake Worth Beach, FL	1.0	1.0	744	$1,395	$1.88	24d	1	0.38mi
2428 Waterside Dr Unit 2428 Lake Worth Beach, FL	2.0	2.5	1400	$2,250	$1.61	24d	1	0.48mi
2856 Garden Dr S #112 Lake Worth, FL	2.0	1.0	894	$1,800	$2.01	24d	1	0.48mi
2391 Waterside Dr Unit 22d Lake Worth, FL	2.0	3.0	1328	$2,600	$1.96	24d	1	0.56mi
1742 W Terrace Dr Lake Worth Beach, FL	2.0	1.5	1000	$2,700	$2.70	24d	1	0.64mi
100 Rex Ave Palm Springs, FL	2.0	2.0	1000	$1,850	$1.85	24d	3	0.66mi
1905 Meadow Ct West Palm Beach, FL	3.0	2.0	1222	$7,000	$5.73	24d	1	0.70mi
2508 10th Ave N Lake Worth Beach, FL	2.0	1.0	800	$1,672	$2.09	11d	1	0.71mi
2508 10th Ave N Lake Worth Beach, FL	2.0	1.0	800	$1,746	$2.18	14d	1	0.71mi
2508 10th Ave N Lake Worth Beach, FL	3.0	2.0	1025	$2,557	$2.49	24d	1	0.71mi
910 Rudolf Rd Lake Worth, FL	3.0	1.0	1000	$2,500	$2.50	24d	1	0.74mi
2901 10th Ave N Palm Springs, FL	2.0	1.0	900	$1,795	$1.99	24d	1	0.76mi
2085 S Congress Ave Palm Springs, FL	1.0–3.0	1.0–2.0	963	$2,558	$2.65	2d	14	0.76mi
220 Henthorne Dr Palm Springs, FL	1.0–2.0	1.5–2.0	900	$1,850	$2.06	24d	4	0.76mi
3386 Rudolph Rd Lake Worth Beach, FL	2.0	1.0	840	$2,100	$2.50	3d	1	0.82mi
3300 Boutwell Rd Lake Worth Beach, FL	1.0–2.0	1.0–2.0	765	$2,720	$3.56	24d	1	0.83mi
225 Bonnie Blvd #116 Palm Springs, FL	2.0	2.0	988	$1,850	$1.87	19d	1	0.84mi
225 Bonnie Blvd Palm Springs, FL	1.0–2.0	1.5–2.0	944	$1,850	$1.96	24d	2	0.84mi
124 Abaco Dr Palm Springs, FL	3.0	2.0	988	$2,900	$2.94	15d	1	0.88mi
3440 Rudolph Rd Unit 3440-03 Lake Worth Beach, FL	2.0	2.0	935	$2,100	$2.25	19d	1	0.89mi
3431 Helena Dr Unit 3481-11 Lake Worth Beach, FL	2.0	2.0	935	$2,050	$2.19	24d	1	0.90mi
3431 Helena Dr Lake Worth, FL	2.0	2.0	935	$2,075	$2.22	14d	2	0.90mi
3481 Helena Dr Unit 11 Lake Worth Beach, FL	2.0	2.0	935	$2,050	$2.19	24d	1	0.92mi
240 Alemeda Dr Palm Springs, FL	1.0–2.0	1.0–2.0	825	$1,850	$2.24	24d	3	0.92mi
246 Cypress Ln Lake Worth Beach, FL	1.0–2.0	1.0	850	$1,750	$2.06	24d	2	0.93mi
247 Cypress Ln Unit 246-C06 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	24d	1	0.94mi
247 Cypress Ln Unit 246-C12 Palm Springs, FL	2.0	1.0	850	$1,750	$2.06	5d	1	0.94mi
500 Bonnie Blvd #165 Palm Springs, FL	1.0	1.5	782	$1,350	$1.73	24d	1	0.97mi
701 Lori Dr #204 Palm Springs, FL	2.0	2.0	994	$1,700	$1.71	24d	1	0.98mi
1717 16th Ct N Lake Worth Beach, FL	3.0	2.0	1360	$3,250	$2.39	24d	1	0.98mi
3031 French Ave Lake Worth, FL	3.0	1.0	840	$2,400	$2.86	8d	1	1.00mi

HOA detail condo

• Monthly dues: $587 · $7,044/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $120,000 Active 191 DOM
2. 2026-06-17
   days on market $120,000 Active 190 DOM
3. 2026-06-16
   days on market $120,000 Active 189 DOM
4. 2026-06-15
   days on market $120,000 Active 188 DOM
5. 2026-06-13
   days on market $120,000 Active 186 DOM
6. 2026-06-09
   days on market $120,000 Active 182 DOM
7. 2026-06-07
   days on market $120,000 Active 180 DOM
8. 2026-06-04
   days on market $120,000 Active 177 DOM
9. 2026-06-03
   days on market $120,000 Active 176 DOM
10. 2026-06-01
    days on market $120,000 Active 174 DOM
11. 2026-05-31
    days on market $120,000 Active 173 DOM
12. 2026-05-21
    status Active
13. 2026-05-15
    historical Active Under Contract
14. 2026-03-18
    price $120,000
15. 2025-12-09
    listed $129,000 Active
16. 2025-03-10
    historical
17. 2024-04-25
    price $179,000
18. 2024-04-12
    listed $189,000 Active
19. 2018-08-07
    soldstatus $74,000
20. 2018-07-27
    soldstatus $74,000 Closed 698-char remark

    Show marketing remark (698 chars)

    Sparkling Boundbrook Condo! This marvelous 2 bedroom, 2 bath, second floor condo is graced with a wonderful vaulted ceiling allowing the light and air to make this the ultimate living experience. For year round living, or even seasonal, this spectacular corner unit has a private location with canal view from the spacious enclosed balcony. The large kitchen offers many choices for openings or to keep enclosed. The spacious living room, adjacent to the dining area has a wonderful ''window wall'' to the extensive balcony. The guest room has east facing windows for the Florida breezes and sunlight year round, while the similarly facing master ensuite has walk-in closet and private shower area.

21. 2018-07-27
    soldstatus $74,000

    Show marketing remark (698 chars)

    Sparkling Boundbrook Condo! This marvelous 2 bedroom, 2 bath, second floor condo is graced with a wonderful vaulted ceiling allowing the light and air to make this the ultimate living experience. For year round living, or even seasonal, this spectacular corner unit has a private location with canal view from the spacious enclosed balcony. The large kitchen offers many choices for openings or to keep enclosed. The spacious living room, adjacent to the dining area has a wonderful ''window wall'' to the extensive balcony. The guest room has east facing windows for the Florida breezes and sunlight year round, while the similarly facing master ensuite has walk-in closet and private shower area.

22. 2018-07-13
    status Pending 698-char remark

    Show marketing remark (698 chars)

    Sparkling Boundbrook Condo! This marvelous 2 bedroom, 2 bath, second floor condo is graced with a wonderful vaulted ceiling allowing the light and air to make this the ultimate living experience. For year round living, or even seasonal, this spectacular corner unit has a private location with canal view from the spacious enclosed balcony. The large kitchen offers many choices for openings or to keep enclosed. The spacious living room, adjacent to the dining area has a wonderful ''window wall'' to the extensive balcony. The guest room has east facing windows for the Florida breezes and sunlight year round, while the similarly facing master ensuite has walk-in closet and private shower area.

23. 2018-05-15
    price $79,500 698-char remark

    Show marketing remark (698 chars)

    Sparkling Boundbrook Condo! This marvelous 2 bedroom, 2 bath, second floor condo is graced with a wonderful vaulted ceiling allowing the light and air to make this the ultimate living experience. For year round living, or even seasonal, this spectacular corner unit has a private location with canal view from the spacious enclosed balcony. The large kitchen offers many choices for openings or to keep enclosed. The spacious living room, adjacent to the dining area has a wonderful ''window wall'' to the extensive balcony. The guest room has east facing windows for the Florida breezes and sunlight year round, while the similarly facing master ensuite has walk-in closet and private shower area.

24. 2018-04-01
    listed $82,500 Active 698-char remark

    Show marketing remark (698 chars)

    Sparkling Boundbrook Condo! This marvelous 2 bedroom, 2 bath, second floor condo is graced with a wonderful vaulted ceiling allowing the light and air to make this the ultimate living experience. For year round living, or even seasonal, this spectacular corner unit has a private location with canal view from the spacious enclosed balcony. The large kitchen offers many choices for openings or to keep enclosed. The spacious living room, adjacent to the dining area has a wonderful ''window wall'' to the extensive balcony. The guest room has east facing windows for the Florida breezes and sunlight year round, while the similarly facing master ensuite has walk-in closet and private shower area.

25. 2018-03-27
    listed $79,500
26. 1995-01-27
    soldstatus $39,000

ⓘ 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: $2,420 · $202/mo
• Projected year-2 tax: $2,420 · $202/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 10/10 Extreme 7 d/yr ≥105°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,758
• − Mortgage interest: −$6,722
• − Property taxes: −$2,420
• − Insurance: −$600
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − HOA: −$7,044
• − Depreciation: −$3,491
• Taxable income: $519
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $1,818/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 Clarke Shores

• Score: 81/100
• State rank: #98
• US rank: #1445

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ 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
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 26,945
• Household income: $77,075
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 768.0

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 54% White 33% Two or more races 29% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 17% Dominican 5% Salvadoran 1%
• Common ancestry: Hispanic 3% Lithuanian 2% Romanian 1%
• Foreign-born: 39% · Canada, Jamaica, Vietnam
• Languages at home: 45% English-only · Spanish 49% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -384.39%
• Current HPI: 441.2523
• Rent YoY: ▲ 0.68%
• 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

15 events — show timeline

• 2026-05-21 Relisted — Beaches MLS
• 2026-05-15 Contingent — Beaches MLS
• 2026-03-18 Price Changed $120,000 Beaches MLS
• 2025-12-09 Listed $129,000 Beaches MLS
• 2025-03-10 Listing Removed — Beaches MLS
• 2024-04-25 Price Changed $179,000 Beaches MLS
• 2024-04-12 Listed $189,000 Beaches MLS
• 2018-08-07 Sold (Public Records) $74,000 Public Records
• 2018-07-27 Sold (MLS) $74,000 PBBOR
• 2018-07-27 Sold (MLS) $74,000 Beaches MLS
• 2018-07-13 Pending — Beaches MLS
• 2018-05-15 Price Changed $79,500 Beaches MLS
• 2018-04-01 Listed $82,500 Beaches MLS
• 2018-03-27 Listed $79,500 PBBOR
• 1995-01-27 Sold (Public Records) $39,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,420 · -2.9% YoY. Source: county tax records.