160 Lake Gloria Dr #160 · West Palm Beach, FL 33411

$139,900

2 bd · 2.0 ba · 905 sqft · Condo · 89 Days on market

Built 1979 $644/mo HOA · 34% 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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Corner 2/2 convertible Villa with a wall up making it a private bedroom. Does need updating. Tile fls, enclosed patio, short walk to Clubhouse. Courtesy Bus 2 days a wk to shops, grocery, malls etc. Active 55+ guard gated community. Just 15 min to downtown West Palm Beach to City Place and Kravis Center for Performing Arts. Approx 25 min to the Ocean. Community has a courtesy Bus running two days a week to grocery store, Malls, shops, library, etc. Full time social Director and on-site manager M-F.

Key facts

• Courtesy bus
• Guard gated
• Enclosed patio

Tags

• ENCLOSED PATIO
• FULL SIZE WASHER DRYER
• GUARD GATED
• COURTESY BUS

Property features AI

Finance

• Other: Directions: 2nd traffic light west of Jog Rd on the south side of Okeechobee Blvd. After the guard gate pass one stop sign; next right is Lake Glorida
• Financial info: HOA fees collected monthly
• HOA & community: Association membership (monthly HOA fee); Association amenities include billiard room, clubhouse, fitness center, game room, management, pool, sauna, shuffleboard court, spa/hot tub, tennis courts, on-site manager, cafe/restaurant, community room, courtesy bus, heated pool, internet included, library, pickleball courts, street lights, gated access, and security; Pets allowed (cats and dogs allowed; limits on number and size); Community of 1,888 units; Senior community

Exterior

• Parking: Assigned parking, guest parking and on-street parking (1 parking space total)
• Security: Gated with guard; Security patrol
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer available; Water available
• Home design: Villa; One story; Faces north; Resale condition
• Construction: Concrete block with stucco construction; Flat and mansard roofs; Built per plans
• Exterior features: Screened porch; Porch; Glass-enclosed porch; Waterfront property; Gated community with guard and security patrol

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Unfurnished
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Reverse cycle cooling
• Interior features: Entrance foyer; Walk-in closet(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (10.2% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $126k (10.2% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Benoist Farms Elementary School (math 22% / reading 28%, grade F, #2,030 of 2,144 statewide, top 95%, 421 students, 80% FRL); Jeaga Middle School (math 18% / reading 30%, grade F, #532 of 571 statewide, top 94%, 941 students, 78% FRL); Royal Palm Beach High School (math 22% / reading 38%, grade F, #441 of 667 statewide, top 67%, 2,343 students, 57% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-23 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 flat; 583 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $15k of equity ($967 loan paydown + $14k 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.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $32k; list at $140k implies a 337% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,568 (10.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.37% ✓
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 6.1

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: 21.1%
• Equity multiple: 2.69×
• Total profit: $66,257
• Equity at exit: $126,033

10-year hold

• IRR: 18.4%
• Equity multiple: 5.94×
• Total profit: $193,398
• Equity at exit: $271,795

Cash invested: $39,172 (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: 583
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$644
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-99

Break-even live

Break-even rent $2,039

Max offer price $125,568

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-51	+0% $-99	+5% $-147	+10% $-196
Rent	-10% $-250	-5% $-175	+0% $-99	+5% $-23	+10% $52
Rate	-1.0pp $-29	-0.5pp $-63	base $-99	+0.5pp $-135	+1.0pp $-172

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Lake Nancy Dr West Palm Beach, FL	2.0	2.0	967	$1,600	$1.65	0d	1	0.09mi
138 Lake Frances Dr West Palm Beach, FL	2.0	2.0	812	$1,845	$2.27	26d	1	0.16mi
161 Lake Frances Dr Unit 161 West Palm Beach, FL	1.0	1.5	704	$1,430	$2.03	9d	1	0.19mi
221 Lake Meryl Dr West Palm Beach, FL	2.0	2.0	1000	$1,550	$1.55	26d	1	0.19mi
1477 Lake Crystal Dr Unit D West Palm Beach, FL	2.0	2.0	928	$1,975	$2.13	18d	1	0.23mi
1542 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	26d	1	0.25mi
1542 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	23d	1	0.25mi
1525 Lake Crystal Dr Unit C West Palm Beach, FL	2.0	2.0	904	$1,800	$1.99	9d	1	0.26mi
1545 Lake Crystal Dr Unit D West Palm Beach, FL	1.0	1.0	700	$1,675	$2.39	15d	1	0.26mi
1465 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	3d	1	0.27mi
1547 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	900	$1,950	$2.17	26d	1	0.28mi
1547 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	15d	1	0.28mi
1564 Lake Crystal Dr Unit F West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	18d	1	0.29mi
1139 Lake Terry Dr Unit A West Palm Beach, FL	3.0	2.0	918	$2,300	$2.51	22d	1	0.30mi
1455 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	16d	1	0.30mi
1455 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	15d	1	0.30mi
1453 Lake Crystal Dr Unit D West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	15d	1	0.31mi
230 Lake Dora Dr #230 West Palm Beach, FL	2.0	2.0	888	$1,700	$1.91	9d	1	0.32mi
1153 Lake Victoria Dr Royal Palm Beach, FL	2.0	1.0	708	$1,725	$2.44	26d	1	0.34mi
1440 Lake Crystal Dr Unit B West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	1d	1	0.34mi
1500 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	26d	1	0.36mi
1500 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	9d	1	0.36mi
155 Lake Carol Dr Unit 155 West Palm Beach, FL	2.0	2.0	812	$1,950	$2.40	26d	1	0.36mi
1760 Windorah Way Unit H West Palm Beach, FL	2.0	1.0	904	$1,850	$2.05	26d	1	0.38mi
1440 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	5d	1	0.38mi
203 Lake Carol Dr West Palm Beach, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.38mi
1540 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	20d	1	0.39mi
1133 Golden Lakes Blvd #813 West Palm Beach, FL	3.0	2.0	999	$2,050	$2.05	26d	1	0.41mi
1133 Golden Lakes Blvd #813 West Palm Beach, FL	3.0	2.0	999	$2,050	$2.05	4d	1	0.41mi
1133 Golden Lakes Blvd #813 West Palm Beach, FL	3.0	2.0	1054	$2,000	$1.90	1d	1	0.41mi
1660 Windorah Way Unit H West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	7d	1	0.41mi
1700 Windorah Way Unit A West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	15d	1	0.42mi
1461 Windorah Way Unit E West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	9d	1	0.42mi
1421 Windorah Way Unit E West Palm Beach, FL	2.0	2.0	904	$1,975	$2.18	26d	1	0.42mi
1421 Windorah Way Unit E West Palm Beach, FL	2.0	2.0	904	$1,975	$2.18	16d	1	0.42mi
1103 Golden Lakes Blvd #1013 West Palm Beach, FL	3.0	2.0	999	$2,000	$2.00	4d	1	0.44mi
1103 Golden Lakes Blvd #1011 West Palm Beach, FL	3.0	2.0	999	$2,100	$2.10	26d	1	0.44mi
1215 N Benoist Farms Rd #203 West Palm Beach, FL	2.0	1.0	708	$1,750	$2.47	26d	1	0.45mi
1561 Windorah Way Unit A West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	15d	1	0.45mi
228 Lake Dora Dr West Palm Beach, FL	1.0	1.5	704	$1,500	$2.13	23d	1	0.46mi

HOA detail condo

• Monthly dues: $644 · $7,728/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $139,900 Active 89 DOM
2. 2026-06-18
   days on market $139,900 Active 86 DOM
3. 2026-06-17
   days on market $139,900 Active 85 DOM
4. 2026-06-16
   days on market $139,900 Active 84 DOM
5. 2026-06-15
   days on market $139,900 Active 83 DOM
6. 2026-06-13
   days on market $139,900 Active 81 DOM
7. 2026-06-09
   days on market $139,900 Active 77 DOM
8. 2026-06-08
   days on market $139,900 Active 76 DOM
9. 2026-06-07
   days on market $139,900 Active 75 DOM
10. 2026-06-04
    days on market $139,900 Active 72 DOM
11. 2026-06-03
    days on market $139,900 Active 71 DOM
12. 2026-06-02
    days on market $139,900 Active 70 DOM
13. 2026-06-01
    days on market $139,900 Active 69 DOM
14. 2026-05-31
    days on market $139,900 Active 68 DOM
15. 2026-04-13
    status Active
16. 2026-04-03
    historical Active Under Contract
17. 2026-03-22
    listed $139,900 Active
18. 2012-12-28
    soldstatus $32,000 503-char remark

    Show marketing remark (503 chars)

    Corner 2/2 convertible Villa with a wall up making it a private bedroom. Does need updating. Tile fls, enclosed patio, short walk to Clubhouse. Courtesy Bus 2 days a wk to shops, grocery, malls etc. Active 55+ guard gated community. Just 15 min to downtown West Palm Beach to City Place and Kravis Center for Performing Arts. Approx 25 min to the Ocean. Community has a courtesy Bus running two days a week to grocery store, Malls, shops, library, etc. Full time social Director and on-site manager M-F.

19. 2012-10-30
    historical 503-char remark

    Show marketing remark (503 chars)

    Corner 2/2 convertible Villa with a wall up making it a private bedroom. Does need updating. Tile fls, enclosed patio, short walk to Clubhouse. Courtesy Bus 2 days a wk to shops, grocery, malls etc. Active 55+ guard gated community. Just 15 min to downtown West Palm Beach to City Place and Kravis Center for Performing Arts. Approx 25 min to the Ocean. Community has a courtesy Bus running two days a week to grocery store, Malls, shops, library, etc. Full time social Director and on-site manager M-F.

20. 2011-07-31
    listed $36,900 503-char remark

    Show marketing remark (503 chars)

    Corner 2/2 convertible Villa with a wall up making it a private bedroom. Does need updating. Tile fls, enclosed patio, short walk to Clubhouse. Courtesy Bus 2 days a wk to shops, grocery, malls etc. Active 55+ guard gated community. Just 15 min to downtown West Palm Beach to City Place and Kravis Center for Performing Arts. Approx 25 min to the Ocean. Community has a courtesy Bus running two days a week to grocery store, Malls, shops, library, etc. Full time social Director and on-site manager M-F.

21. 2009-12-31
    historical
22. 2008-08-25
    listed $75,000
23. 2007-05-03
    historical
24. 2007-03-21
    listed $124,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,964
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − HOA: −$7,728
• − Depreciation: −$4,070
• Taxable loss: −$3,143
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $-434/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: 222,012
• 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

+12.0% since first listed

10 events — show timeline

• 2026-04-13 Relisted — Beaches MLS
• 2026-04-03 Contingent — Beaches MLS
• 2026-03-22 Listed $139,900 Beaches MLS
• 2012-12-28 Sold (MLS) $32,000 Beaches MLS
• 2012-10-30 Listing Removed — Beaches MLS
• 2011-07-31 Listed $36,900 Beaches MLS
• 2009-12-31 Listing Removed — Beaches MLS
• 2008-08-25 Listed $75,000 Beaches MLS
• 2007-05-03 Listing Removed — Beaches MLS
• 2007-03-21 Listed $124,900 Beaches MLS