3280 Cynthia Ln Unit 203 · Lake Worth Beach, FL 33461

$100,000

1 bd · 1.5 ba · 828 sqft · Condo public records · 88 Days on market

Built 1983 $171/mo HOA · 11% 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 +28.8/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Newly tiled sunny kitchen, newly painted with brand new carpeting throughout this furnished KING 1BR/1BA apt. Enclosed balcony, lake view from living room. Sought after location by clubhouse and pool area CHECK IT OUT.

Key facts

• Functional kitchen
• Private balcony
• Ample cabinet space

Tags

• PRIVATE BALCONY
• FUNCTIONAL KITCHEN
• AMPLE CABINET SPACE
• ASSIGNED PARKING
• GOOD NATURAL LIGHT

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association: Lake Osborn Murry Hill; Monthly HOA fee (includes grounds maintenance); Association amenities include billiard room, clubhouse, jogging path, park, picnic area, pool, sauna, shuffleboard court, tennis courts, hobby room, library, putting green and other community facilities; Senior community

Exterior

• Parking: Assigned parking; Guest parking; Open parking
• Security: Fire alarm; Security patrol
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Condominium; Two-story building; Faces west; Resale condition
• Construction: Concrete block (no stucco) construction; Other roof; Foundation: see remarks; Built as part of a two-story building
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Laminate; Tile; Vinyl; Wood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Furnished; Fire alarm; Security patrol
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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 19d 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 $691 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 88 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $34k; list at $100k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.44%
• DSCR: 1.64
• GRM: 5.2

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $710
• Equity at exit: $14,910

10-year hold

• IRR: 6.2%
• Equity multiple: 1.38×
• Total profit: $10,700
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$524
• Tax from tax record: −$201 /mo · $2,406/yr
• Insurance: −$42
• HOA: −$171
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $337

Break-even live

Break-even rent $1,187

Max offer price $100,000

Occupancy floor 74%

Sensitivity live

Price	-10% $394	-5% $365	+0% $337	+5% $309	+10% $280
Rent	-10% $210	-5% $273	+0% $337	+5% $401	+10% $465
Rate	-1.0pp $387	-0.5pp $362	base $337	+0.5pp $311	+1.0pp $285

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: $25,000
• Closing costs: $3,000
• 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 Lake Worth Beach, FL	1.0	1.0	612	$2,388	$3.90	24d	2	0.07mi
3362 Cynthia Ln #107 Lake Worth, FL	1.0	1.0	612	$3,500	$5.72	1d	1	0.07mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,400	$1.91	18d	1	0.16mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,350	$1.84	3d	1	0.16mi
2840 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	720	$1,190	$1.65	1d	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	26d	1	0.19mi
2960 Lake Osborne Dr Lake Worth Beach, FL	1.0	1.0	612	$1,342	$2.19	26d	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	26d	1	0.45mi
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	4d	1	0.49mi
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	1d	1	0.49mi
2020 Lake Osborne Dr #11 Lake Worth Beach, FL	2.0	2.0	894	$1,850	$2.07	26d	1	0.53mi
717 S B St Unit 715 Lake Worth Beach, FL	2.0	1.0	561	$2,295	$4.09	26d	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	26d	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	26d	1	0.69mi
606 S C St #103 Lake Worth Beach, FL	1.0	1.0	608	$1,500	$2.47	17d	1	0.73mi
136 Akron St Unit A1 Lake Worth Beach, FL	1.0	1.0	599	$2,075	$3.46	26d	1	0.80mi
136 Akron St Apt B2 Lake Worth Beach, FL	1.0	1.0	599	$2,175	$3.63	26d	1	0.80mi
123 Erie St Apt 10 Lake Worth, FL	1.0	1.0	600	$1,325	$2.21	26d	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	16d	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
517 S F St Unit 1 Lake Worth Beach, FL	1.0	1.0	700	$1,750	$2.50	12d	1	0.89mi
411 S E St Lake Worth Beach, FL	1.0	1.0	600	$1,150	$1.92	0d	1	0.89mi
835 Andrew Redding Rd #1 Lantana, FL	2.0	2.0	875	$2,800	$3.20	26d	1	0.95mi
2220 Lake Worth Rd Lake Worth, FL	1.0	1.0	700	$1,779	$2.54	24d	1	0.96mi
4611 S Congress Ave Palm Springs, FL	1.0	1.0	601	$1,399	$2.33	5d	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	19d	1	1.07mi
1101 S K St Unit 16 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	26d	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	26d	1	1.15mi

HOA detail condo

• Monthly dues: $171 · $2,052/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-08
   statusdays on market $100,000 Pending 88 DOM
2. 2026-06-07
   days on market $100,000 Active 87 DOM
3. 2026-06-04
   days on market $100,000 Active 84 DOM
4. 2026-06-03
   days on market $100,000 Active 83 DOM
5. 2026-06-02
   days on market $100,000 Active 82 DOM
6. 2026-06-01
   days on market $100,000 Active 81 DOM
7. 2026-05-31
   days on market $100,000 Active 80 DOM
8. 2026-03-12
   listed $100,000 Active
9. 2019-10-18
   historical
10. 2019-04-18
    listed $81,000 Active
11. 2010-03-18
    soldstatus $34,000
12. 2010-02-26
    soldstatus $34,000 218-char remark

    Show marketing remark (218 chars)

    Newly tiled sunny kitchen, newly painted with brand new carpeting throughout this furnished KING 1BR/1BA apt. Enclosed balcony, lake view from living room. Sought after location by clubhouse and pool area CHECK IT OUT.

13. 2010-01-25
    historical 218-char remark

    Show marketing remark (218 chars)

    Newly tiled sunny kitchen, newly painted with brand new carpeting throughout this furnished KING 1BR/1BA apt. Enclosed balcony, lake view from living room. Sought after location by clubhouse and pool area CHECK IT OUT.

14. 2009-12-17
    listed $42,900 218-char remark

    Show marketing remark (218 chars)

    Newly tiled sunny kitchen, newly painted with brand new carpeting throughout this furnished KING 1BR/1BA apt. Enclosed balcony, lake view from living room. Sought after location by clubhouse and pool area CHECK IT OUT.

ⓘ 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: $2,406 · $201/mo
• Projected year-2 tax: $2,406 · $201/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: $19,362
• − Mortgage interest: −$5,602
• − Property taxes: −$2,406
• − Insurance: −$500
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − HOA: −$2,052
• − Depreciation: −$2,909
• Taxable income: $2,795
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $3,374/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

+133.1% since first listed

7 events — show timeline

• 2026-03-12 Listed $100,000 Beaches MLS
• 2019-10-18 Listing Removed — Beaches MLS
• 2019-04-18 Listed $81,000 Beaches MLS
• 2010-03-18 Sold (Public Records) $34,000 Public Records
• 2010-02-26 Sold (MLS) $34,000 Beaches MLS
• 2010-01-25 Listing Removed — Beaches MLS
• 2009-12-17 Listed $42,900 Beaches MLS

Property tax history

+6.8%/yr

Latest (2025): $2,406 · +3.0% YoY. Source: county tax records.