3040 Lake Osborne Dr #111 · Lake Worth Beach, FL 33461

$70,000

2 bd · 1.0 ba · 945 sqft · Condo public records · 34 Days on market

Built 1978 $610/mo HOA · 37% 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 +17.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 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

Great corner unit in a 55+ community close to beautifu Lake Osborne with walking paths and amenities. Create your perfect living space on this blank canvas!

Key facts

• Lake osborne
• Blank canvas
• Corner unit

Tags

• CORNER UNIT
• LAKE OSBORNE
• WALKING PATHS
• AMENITIES
• BLANK CANVAS

Property features AI

Finance

• Other: Resale property; Land is not leased; Building area reported from public records
• HOA & community: Condo association with monthly fee (monthly payment required); Association amenities include: pool, clubhouse, billiard room, sauna, community room, library, jogging path, sidewalks, putting green, bocce ball, pickleball court(s), workshop area, manager on site, laundry, management; Association fee includes cable TV, insurance, grounds maintenance, trash, and common area maintenance; Pets allowed (cats and dogs allowed with possible restrictions on breed, number and size)

Exterior

• Parking: Assigned parking; Guest parking; 2 parking spaces total; No carport
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; One level living with first-floor entry; Faces north
• Construction: CBS construction; Built-Up roof; 2-story building (unit in a multi-story building)
• Exterior features: Glass-enclosed patio/porch; No additional outbuildings or other structures; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Concrete floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: No significant built-in interior features listed; Glass-enclosed patio/porch
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $57 ($685/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: $68k (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 20d 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 32% 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $52k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; HOA is 37% 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.33% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 3.6

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: -18.7%
• Equity multiple: 0.39×
• Total profit: $-12,012
• Equity at exit: $10,437

10-year hold

• IRR: -56.4%
• Equity multiple: -0.14×
• Total profit: $-22,315
• 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: 276
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$367
• Tax from tax record: −$228 /mo · $2,732/yr
• Insurance: −$29
• HOA: −$610
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $57

Break-even live

Break-even rent $1,562

Max offer price $70,000

Occupancy floor 92%

Sensitivity live

Price	-10% $97	-5% $77	+0% $57	+5% $37	+10% $17
Rent	-10% $-72	-5% $-7	+0% $57	+5% $122	+10% $186
Rate	-1.0pp $92	-0.5pp $75	base $57	+0.5pp $39	+1.0pp $20

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
3000 Lake Osborne Dr #107 Lake Worth Beach, FL	1.0	1.0	612	$1,350	$2.21	25d	1	0.01mi
2960 Lake Osborne Dr Lake Worth Beach, FL	1.0	1.0	612	$1,342	$2.19	25d	2	0.02mi
2960 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,395	$2.28	14d	1	0.02mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,299	$2.12	17d	1	0.07mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,150	$1.88	8d	1	0.07mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,400	$1.91	17d	1	0.07mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,350	$1.84	3d	1	0.07mi
2840 Lake Osborne Dr Lake Worth Beach, FL	2.0	1.0–2.0	819	$1,338	$1.63	17d	2	0.09mi
2840 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	720	$1,190	$1.65	0d	1	0.09mi
3322 Cynthia Ln #207 Lake Worth, FL	1.0	1.0	612	$1,400	$2.29	3d	1	0.20mi
3362 Cynthia Ln #107 Lake Worth, FL	1.0	1.0	612	$3,500	$5.72	0d	1	0.21mi
3362 Cynthia Ln Lake Worth Beach, FL	1.0	1.0	612	$2,388	$3.90	23d	2	0.21mi
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	0d	1	0.54mi
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	3d	1	0.54mi
2020 Lake Osborne Dr #11 Lake Worth Beach, FL	2.0	2.0	894	$1,850	$2.07	25d	1	0.56mi
644 S Ridge St Lake Worth Beach, FL	2.0	1.0	1000	$2,500	$2.50	25d	1	0.62mi
717 S B St Unit 715 Lake Worth Beach, FL	2.0	1.0	561	$2,295	$4.09	25d	1	0.78mi
1420 Barton Rd Unit 1420w Lake Worth Beach, FL	2.0	1.0	990	$2,000	$2.02	11d	1	0.81mi
136 Akron St Apt B2 Lake Worth Beach, FL	1.0	1.0	599	$2,175	$3.63	25d	1	0.86mi
136 Akron St Unit A1 Lake Worth Beach, FL	1.0	1.0	599	$2,075	$3.46	25d	1	0.86mi
1029 S D St Apt 2 Lake Worth Beach, FL	1.0	1.0	560	$1,675	$2.99	25d	1	0.87mi
4611 S Congress Ave Palm Springs, FL	1.0	1.0	601	$1,399	$2.33	4d	6	0.87mi
1029 S D St Lake Worth Beach, FL	1.0	1.0	550	$1,715	$3.12	25d	1	0.88mi
911 S D St Lake Worth Beach, FL	2.0	2.0	1023	$2,300	$2.25	19d	1	0.88mi
123 Erie St Apt 10 Lake Worth, FL	1.0	1.0	600	$1,325	$2.21	25d	1	0.89mi
606 S C St #103 Lake Worth Beach, FL	1.0	1.0	608	$1,500	$2.47	16d	1	0.90mi
2566 South Dr Unit 306 Lake Worth Beach, FL	1.0	1.0	744	$1,850	$2.49	8d	1	0.94mi
2640 South Dr Unit 301 Lake Worth Beach, FL	2.0	1.0	894	$1,500	$1.68	16d	1	0.94mi
2640 South Dr Unit 301 Lake Worth Beach, FL	2.0	1.0	894	$1,500	$1.68	19d	1	0.94mi
2220 Lake Worth Rd Lake Worth, FL	1.0	1.0	700	$1,779	$2.54	23d	1	0.96mi
507 S D St Bldg 2 Lake Worth Beach, FL	3.0	2.0	1012	$2,200	$2.17	25d	1	0.97mi
3195 Mcsherry Dr Unit 3195 Lake Worth Beach, FL	2.0	1.0	944	$2,300	$2.44	17d	1	0.98mi
2571 Lake Worth Rd Lake Worth, FL	1.0–2.0	1.0–2.0	750	$1,657	$2.21	2d	2	1.03mi
517 S F St Unit 1 Lake Worth Beach, FL	1.0	1.0	700	$1,750	$2.50	11d	1	1.06mi
835 Andrew Redding Rd #1 Lantana, FL	2.0	2.0	875	$2,800	$3.20	25d	1	1.06mi
701 S G St Unit 5 Lake Worth Beach, FL	3.0	1.0	1000	$2,495	$2.50	25d	1	1.07mi
701 S G St Unit 7 Lake Worth Beach, FL	3.0	1.0	1000	$2,680	$2.68	25d	1	1.07mi
206 S C St Lake Worth Beach, FL	3.0	1.0	1000	$2,500	$2.50	25d	1	1.07mi
701 S G St Lake Worth, FL	3.0	1.0	1000	$2,995	$3.00	25d	1	1.07mi
4938 Serafica Dr Unit 14 Lake Worth Beach, FL	2.0	1.0	840	$2,000	$2.38	8d	1	1.13mi

HOA detail condo

• Monthly dues: $610 · $7,320/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $70,000 Active 34 DOM
2. 2026-06-18
   days on market $70,000 Active 31 DOM
3. 2026-06-17
   days on market $70,000 Active 30 DOM
4. 2026-06-16
   days on market $70,000 Active 29 DOM
5. 2026-06-15
   days on market $70,000 Active 28 DOM
6. 2026-06-13
   days on market $70,000 Active 26 DOM
7. 2026-06-09
   days on market $70,000 Active 22 DOM
8. 2026-06-08
   days on market $70,000 Active 21 DOM
9. 2026-06-07
   days on market $70,000 Active 20 DOM
10. 2026-06-04
    days on market $70,000 Active 17 DOM
11. 2026-06-03
    days on market $70,000 Active 16 DOM
12. 2026-06-02
    days on market $70,000 Active 15 DOM
13. 2026-06-01
    days on market $70,000 Active 14 DOM
14. 2026-05-31
    days on market $70,000 Active 13 DOM
15. 2026-05-18
    listed $70,000 Active
16. 2024-10-26
    historical
17. 2024-01-09
    price $127,500
18. 2023-10-25
    listed $128,500 Active
19. 2023-10-05
    historical
20. 2023-07-14
    price $128,500
21. 2023-05-16
    status Active
22. 2023-04-08
    status Pending
23. 2023-04-04
    listed $135,000 Active
24. 2010-03-25
    soldstatus $52,000
25. 2010-03-19
    soldstatus $52,000
26. 2010-01-12
    historical
27. 2006-12-01
    listed $56,900
28. 1999-12-20
    soldstatus $44,500
29. 1999-12-17
    soldstatus $44,500
30. 1999-12-11
    historical
31. 1999-10-21
    listed $45,900

ⓘ 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: $2,732 · $228/mo
• Projected year-2 tax: $2,732 · $228/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: $19,610
• − Mortgage interest: −$3,921
• − Property taxes: −$2,732
• − Insurance: −$350
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − HOA: −$7,320
• − Depreciation: −$2,036
• Taxable income: $113
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $658/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

+52.5% since first listed

17 events — show timeline

• 2026-05-18 Listed $70,000 Beaches MLS
• 2024-10-26 Listing Removed — Beaches MLS
• 2024-01-09 Price Changed $127,500 Beaches MLS
• 2023-10-25 Listed $128,500 Beaches MLS
• 2023-10-05 Listing Removed — Beaches MLS
• 2023-07-14 Price Changed $128,500 Beaches MLS
• 2023-05-16 Relisted — Beaches MLS
• 2023-04-08 Pending — Beaches MLS
• 2023-04-04 Listed $135,000 Beaches MLS
• 2010-03-25 Sold (Public Records) $52,000 Public Records
• 2010-03-19 Sold (MLS) $52,000 Beaches MLS
• 2010-01-12 Listing Removed — Beaches MLS
• 2006-12-01 Listed $56,900 Beaches MLS
• 1999-12-20 Sold (Public Records) $44,500 Public Records
• 1999-12-17 Sold (MLS) $44,500 Beaches MLS
• 1999-12-11 Listing Removed — Beaches MLS
• 1999-10-21 Listed $45,900 Beaches MLS

Property tax history

+10.1%/yr

Latest (2025): $2,732 · +2.3% YoY. Source: county tax records.