810 Lake Shore Dr #25 · Lake Park, FL 33403

$210,000

2 bd · 1.0 ba · 775 sqft · Condo public records · 99 Days on market

Built 1976 $568/mo HOA · 17% of rent

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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
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFULLY DONE INSIDE, NEW CARPET, REMODELED KITCHEN WITH PERGO FLOORING, BUTCHER BLOCK COUNTERS, LARGE REFRIG, PARQUET DESIGN VINYL IN BEDROOMS, HUR- ICANE SHUTTERS, NEWER ROOF, WALK TO PARK AND INTRACOASTAL, 2ND FLOOR UNIT.

Key facts

• Laminate flooring
• Induction stove
• Updated bath

Tags

• UPDATED BATH
• NEWER APPLIANCES
• TANKLESS HOTWATER HEATER
• INDUCTION STOVE
• IN-UNIT WASHER DRYER
• LAMINATE FLOORING

Property features AI

Finance

• Other: Tax information and parcel details available separately
• Financial info: Monthly association fee: $568
• HOA & community: Has an association; Monthly HOA fee; Association amenities include parking; HOA fee covers insurance, grounds maintenance, structure maintenance, sewer, trash, water and reserve funds

Exterior

• Parking: Assigned parking; Guest parking
• Security: No security features listed
• Utilities: Water service included in association fees; Sewer service included in association fees; Trash service included in association fees; Power available; Reserve fund and insurance handled by association
• Home design: Condominium; Resale property; Two-story building; Unit faces north; Located east of US-1
• Construction: Block construction
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Window/wall heating; Ceiling fan(s); Wall/window cooling units
• Interior features: No additional interior features listed; Blinds on windows
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#542 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: crime F, 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.
• Market conditions: Rents rising fast (+6.0%/yr); 134 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $3,412/mo this rent would consume 58% of the median local household income ($71k/yr) (locally 903% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 6.0% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 $42k; list at $210k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are B-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?
9. 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?
10. 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.
11. 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.
12. 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: 1.62% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.97% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $4,683
• Equity at exit: $31,312

10-year hold

• IRR: 15.3%
• Equity multiple: 2.49×
• Total profit: $87,721
• Equity at exit: $18,157

Cash invested: $58,800 (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 33403

• Home prices YoY: -19.6%
• Rents YoY: 6.0%
• Active inventory: 134
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,412 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$88
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$568
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $434

Break-even live

Break-even rent $2,862

Max offer price $210,000

Occupancy floor 82%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	2d	9	0.09mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$14,498	$9.20	5d	18	0.40mi
522 Eastwind Dr North Palm Beach, FL	2.0	2.0	948	$3,995	$4.21	24d	1	0.86mi
524 Eastwind Dr Unit 524 North Palm Beach, FL	2.0	1.0	774	$3,995	$5.16	24d	1	0.86mi
526 Eastwind Dr Unit 526 North Palm Beach, FL	2.0	1.0	840	$3,995	$4.76	24d	1	0.86mi
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	24d	1	0.94mi
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	15d	1	0.95mi
400 Wilma Cir #309 Riviera Beach, FL	1.0	1.0	818	$4,000	$4.89	5d	1	0.97mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	1.03mi
1025 Sugar Sands Blvd #159 Riviera Beach, FL	1.0	1.0	987	$4,200	$4.26	24d	1	1.03mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	24d	1	1.09mi
256 E 24th St Riviera Beach, FL	2.0	1.0	660	$3,500	$5.30	21d	1	1.25mi
300 E 24th St Riviera Beach, FL	1.0	1.0	672	$3,000	$4.46	24d	1	1.25mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	24d	1	1.27mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	22d	1	1.27mi
5400 N Ocean Dr Riviera Beach, FL	1.0–2.0	1.0–2.0	1300	$6,500	$5.00	22d	3	1.35mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	24d	1	1.49mi

HOA detail condo

• Monthly dues: $568 · $6,816/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $210,000 Active 99 DOM
2. 2026-06-17
   days on market $210,000 Active 98 DOM
3. 2026-06-16
   days on market $210,000 Active 97 DOM
4. 2026-06-15
   days on market $210,000 Active 96 DOM
5. 2026-06-13
   days on market $210,000 Active 94 DOM
6. 2026-06-09
   days on market $210,000 Active 90 DOM
7. 2026-06-08
   days on market $210,000 Active 89 DOM
8. 2026-06-07
   days on market $210,000 Active 88 DOM
9. 2026-06-04
   days on market $210,000 Active 85 DOM
10. 2026-06-03
    days on market $210,000 Active 84 DOM
11. 2026-06-02
    days on market $210,000 Active 83 DOM
12. 2026-06-01
    days on market $210,000 Active 82 DOM
13. 2026-05-31
    days on market $210,000 Active 81 DOM
14. 2025-04-13
    listed $210,000 Active
15. 2000-06-06
    soldstatus $42,000
16. 2000-05-24
    soldstatus $42,000 227-char remark

    Show marketing remark (227 chars)

    BEAUTIFULLY DONE INSIDE, NEW CARPET, REMODELED KITCHEN WITH PERGO FLOORING, BUTCHER BLOCK COUNTERS, LARGE REFRIG, PARQUET DESIGN VINYL IN BEDROOMS, HUR- ICANE SHUTTERS, NEWER ROOF, WALK TO PARK AND INTRACOASTAL, 2ND FLOOR UNIT.

17. 2000-04-19
    historical 227-char remark

    Show marketing remark (227 chars)

    BEAUTIFULLY DONE INSIDE, NEW CARPET, REMODELED KITCHEN WITH PERGO FLOORING, BUTCHER BLOCK COUNTERS, LARGE REFRIG, PARQUET DESIGN VINYL IN BEDROOMS, HUR- ICANE SHUTTERS, NEWER ROOF, WALK TO PARK AND INTRACOASTAL, 2ND FLOOR UNIT.

18. 2000-04-05
    listed $42,000 227-char remark

    Show marketing remark (227 chars)

    BEAUTIFULLY DONE INSIDE, NEW CARPET, REMODELED KITCHEN WITH PERGO FLOORING, BUTCHER BLOCK COUNTERS, LARGE REFRIG, PARQUET DESIGN VINYL IN BEDROOMS, HUR- ICANE SHUTTERS, NEWER ROOF, WALK TO PARK AND INTRACOASTAL, 2ND FLOOR UNIT.

19. 1984-04-01
    soldstatus $41,000

ⓘ 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: $931 · $78/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$812/yr (+$68/mo · 87.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $40,941
• − Mortgage interest: −$11,763
• − Property taxes: −$931
• − Insurance: −$6,169
• − Repairs & maintenance: −$3,275
• − Management: −$3,275
• − HOA: −$6,816
• − Depreciation: −$6,109
• Taxable income: $2,602
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $4,588/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 Park

• Score: 67/100
• State rank: #542
• US rank: #10167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Park, FL
• County: Palm Beach County · 1,438,312 people
• City population: 14,370
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 14,370
• Household income: $70,646
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 903.0

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 0.67)
• Race & ethnicity: Black 46% White 31% Hispanic / Latino 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 5%
• Common ancestry: Hispanic 15% Italian 2% Romanian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 17% Spanish 12% Chinese 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: ▼ -112.30%
• Current HPI: 461.4045
• Rent YoY: ▲ 5.97%
• 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

+412.2% since first listed

6 events — show timeline

• 2025-04-13 Listed $210,000 Beaches MLS
• 2000-06-06 Sold (Public Records) $42,000 Public Records
• 2000-05-24 Sold (MLS) $42,000 Beaches MLS
• 2000-04-19 Listing Removed — Beaches MLS
• 2000-04-05 Listed $42,000 Beaches MLS
• 1984-04-01 Sold (Public Records) $41,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $931 · +16.4% YoY. Source: county tax records.