112 Lake Dora Dr · West Palm Beach, FL 33411

$156,900

2 bd · 2.0 ba · 888 sqft · Condo public records · 200 Days on market

Built 1979 $477/mo HOA · 26% 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 +11.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

PARADISE FOUND ! 2ND FLOOR BEAUTY, FULL 2/2 SPLIT FLOOR PLAN. FANTASTIC WATER VIEW !! NEXT DOOR TO CLUBHOUSE ''A'' & ALL THE AMENITIES! HAS A STACK WASHER & DRYER INSIDE UTILITY CLOSET. COMES TASTEFULLY FURNISHED OR FURNITURE NEGOTIABLE. UNIT HAS EXTRA OUTSIDE STORAGE !! THIS IS A 24/7 GUARD GATED COMMUNITY ! MANY ACTIVITIES WITH SOCIAL DIRECTOR TO KEEP YOU BUSY & HAVING FUN ! MANY CLUBS, CARDS, DINNER DANCES, BINGO, ETC. THERE'S A GYM, HEATED POOL & HOT TUB, BILLIARDS & GAME ROOM. LOCATED CLOSE TO SHOPPING , RESTAURANTS & TURNPIKE ! AIRPORT & OCEAN A SHORT DRIVE AWAY ! COME SEE & WALK AWAY LOVING IT !

Key facts

• Stack washer
• Gym
• Water view

Tags

• WATER VIEW
• STACK WASHER
• DRYER INSIDE UTILITY CLOSET
• EXTRA OUTSIDE STORAGE
• GUARD GATED COMMUNITY
• GYM

Property features AI

Finance

• Other: Pets allowed; Community contains a large number of units (community-sized complex)
• Financial info: Monthly HOA fee reported
• HOA & community: Community association with monthly fee; HOA amenities include: pool, spa/hot tub, fitness center, clubhouse, billiard room, game room, community room, cabana, library, storage, courtesy bus, tennis courts, pickleball courts, shuffleboard court, sidewalks, street lights

Exterior

• Parking: Assigned parking (total of 1 space); No carport
• Security: Gated community with guard; Gated community without guard; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; One level (living area noted as upstairs living area inside); Faces west; Resale property
• Construction: CBS construction; Mixed roof; 2 total stories (building); Built prior to listing (resale)
• Exterior features: Covered patio; Patio; Porch; Glass-enclosed porch; Sidewalks; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closets; Split bedroom layout; Custom mirrors; Upstairs living area; Furnished
• Laundry & utility: Laundry closet with washer hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $157k.

Deal economics

• At list price, monthly cash flow is $-63 ($-759/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (7.1% below list).
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.8% in West Palm Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Market conditions: Rents flat; 574 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $17k of equity ($1k loan paydown + $16k 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.
• At projected returns (10.0% appreciation + 0.8% rent growth), your $44k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask is 8617% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $52k; list at $157k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $138,072 (12.0% 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 200 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.17% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 7.1

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: 22.2%
• Equity multiple: 2.77×
• Total profit: $77,815
• Equity at exit: $141,348

10-year hold

• IRR: 19.3%
• Equity multiple: 6.14×
• Total profit: $225,663
• Equity at exit: $304,822

Cash invested: $43,932 (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: 574
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$823
• Tax from tax record: −$154 /mo · $1,848/yr
• Insurance: −$65
• HOA: −$477
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-63

Break-even live

Break-even rent $1,923

Max offer price $145,726

Occupancy floor 98%

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: $39,225
• Closing costs: $4,707
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Lake Dora Dr #230 West Palm Beach, FL	2.0	2.0	888	$1,700	$1.91	7d	1	0.10mi
155 Lake Carol Dr Unit 155 West Palm Beach, FL	2.0	2.0	812	$1,950	$2.40	24d	1	0.14mi
161 Lake Frances Dr Unit 161 West Palm Beach, FL	1.0	1.5	704	$1,430	$2.03	7d	1	0.14mi
138 Lake Frances Dr West Palm Beach, FL	2.0	2.0	812	$1,845	$2.27	24d	1	0.17mi
173 Lake Dora Dr #173 West Palm Beach, FL	1.0	1.5	704	$1,400	$1.99	24d	1	0.20mi
228 Lake Dora Dr West Palm Beach, FL	1.0	1.5	704	$1,500	$2.13	24d	1	0.20mi
129 Lake Carol Dr #129 West Palm Beach, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.20mi
321 Lake Evelyn Dr West Palm Beach, FL	2.0	2.0	888	$1,600	$1.80	24d	1	0.20mi
314 Lake Dora Dr West Palm Beach, FL	2.0	2.0	888	$1,650	$1.86	20d	1	0.20mi
228 Lake Dora Dr West Palm Beach, FL	1.0	1.5	704	$1,500	$2.13	22d	1	0.20mi
175 Lake Carol Dr #175 West Palm Beach, FL	1.0	1.0	600	$1,300	$2.17	24d	1	0.20mi
106 Lake Dora Dr West Palm Beach, FL	2.0	2.0	812	$1,600	$1.97	24d	1	0.20mi
200 Lake Carol Dr West Palm Beach, FL	2.0	2.0	888	$1,750	$1.97	24d	1	0.20mi
235 Lake Dora Dr West Palm Beach, FL	2.0	2.0	812	$1,860	$2.29	24d	1	0.20mi
203 Lake Carol Dr West Palm Beach, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.21mi
1564 Lake Crystal Dr Unit F West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	17d	1	0.25mi
1542 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	24d	1	0.26mi
1542 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	22d	1	0.26mi
1547 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	900	$1,900	$2.11	14d	1	0.29mi
1547 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	900	$1,950	$2.17	24d	1	0.29mi
1545 Lake Crystal Dr Unit D West Palm Beach, FL	1.0	1.0	700	$1,675	$2.39	14d	1	0.29mi
1525 Lake Crystal Dr Unit C West Palm Beach, FL	2.0	2.0	904	$1,800	$1.99	7d	1	0.35mi
1760 Windorah Way Unit H West Palm Beach, FL	2.0	1.0	904	$1,850	$2.05	24d	1	0.36mi
108 Lake Nancy Dr West Palm Beach, FL	2.0	2.0	967	$1,800	$1.86	24d	1	0.37mi
1477 Lake Crystal Dr Unit D West Palm Beach, FL	2.0	2.0	928	$1,975	$2.13	17d	1	0.39mi
1700 Windorah Way Unit A West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	14d	1	0.41mi
1455 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	15d	1	0.41mi
1455 Lake Crystal Dr Unit H West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	14d	1	0.41mi
1465 Lake Crystal Dr Unit A West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	2d	1	0.42mi
1660 Windorah Way Unit H West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	5d	1	0.42mi
221 Lake Meryl Dr West Palm Beach, FL	2.0	2.0	1000	$1,550	$1.55	24d	1	0.42mi
1453 Lake Crystal Dr Unit D West Palm Beach, FL	2.0	2.0	904	$1,900	$2.10	14d	1	0.42mi
1500 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	7d	1	0.45mi
1500 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	24d	1	0.45mi
7130 Okeechobee Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1086	$2,488	$2.29	3d	9	0.46mi
1540 Windorah Way Unit D West Palm Beach, FL	2.0	2.0	904	$1,850	$2.05	18d	1	0.46mi
1701 Balfour Point Dr Unit G West Palm Beach, FL	2.0	2.0	916	$1,900	$2.07	14d	1	0.47mi
1641 Balfour Point Dr Unit A West Palm Beach, FL	2.0	2.0	950	$1,899	$2.00	7d	1	0.48mi
1661 Balfour Point Dr Unit H West Palm Beach, FL	2.0	1.0	904	$1,850	$2.05	2d	1	0.49mi
1661 Balfour Point Dr Unit E West Palm Beach, FL	2.0	2.0	904	$2,000	$2.21	17d	1	0.49mi

HOA detail condo

• Monthly dues: $477 · $5,724/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $156,900 Active 200 DOM
2. 2026-06-17
   days on market $156,900 Active 199 DOM
3. 2026-06-16
   days on market $156,900 Active 198 DOM
4. 2026-06-15
   days on market $156,900 Active 197 DOM
5. 2026-06-13
   days on market $156,900 Active 195 DOM
6. 2026-06-09
   days on market $156,900 Active 191 DOM
7. 2026-06-07
   days on market $156,900 Active 189 DOM
8. 2026-06-04
   days on market $156,900 Active 186 DOM
9. 2026-06-03
   days on market $156,900 Active 185 DOM
10. 2026-06-01
    days on market $156,900 Active 183 DOM
11. 2026-05-31
    days on market $156,900 Active 182 DOM
12. 2026-05-21
    price $1,600
13. 2026-05-20
    price $156,900
14. 2026-05-10
    status Active
15. 2026-05-01
    historical
16. 2026-04-09
    listed $1,800
17. 2026-04-09
    historical $1,800
18. 2026-03-25
    listed $1,800
19. 2026-03-14
    historical $1,800
20. 2026-01-01
    listed $1,800
21. 2025-12-21
    historical $1,800
22. 2025-12-18
    listed $1,800
23. 2025-11-22
    historical $1,800
24. 2025-11-20
    historical
25. 2025-11-20
    listed $164,900 Active
26. 2025-09-17
    listed $1,800
27. 2025-07-29
    historical $1,700
28. 2025-07-09
    listed $1,700
29. 2024-11-18
    listed $164,900 Active
30. 2004-07-20
    soldstatus $52,500
31. 2001-08-30
    soldstatus $30,000
32. 1974-01-01
    soldstatus $22,500

ⓘ 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: $1,848 · $154/mo
• Projected year-2 tax: $1,848 · $154/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 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: $22,115
• − Mortgage interest: −$8,789
• − Property taxes: −$1,848
• − Insurance: −$784
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − HOA: −$5,724
• − Depreciation: −$4,564
• Taxable loss: −$3,133
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $-7/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

-92.9% since first listed

21 events — show timeline

• 2026-05-21 Price Changed $1,600 RMLSFL
• 2026-05-20 Price Changed $156,900 Beaches MLS
• 2026-05-10 Relisted — Beaches MLS
• 2026-05-01 Listing Removed — Beaches MLS
• 2026-04-09 Listed for Rent $1,800 RMLSFL
• 2026-04-09 Rental Removed $1,800 GFLMLS
• 2026-03-25 Listed for Rent $1,800 GFLMLS
• 2026-03-14 Rental Removed $1,800 GFLMLS
• 2026-01-01 Listed for Rent $1,800 GFLMLS
• 2025-12-21 Rental Removed $1,800 GFLMLS
• 2025-12-18 Listed for Rent $1,800 GFLMLS
• 2025-11-22 Rental Removed $1,800 GFLMLS
• 2025-11-20 Listing Removed — Beaches MLS
• 2025-11-20 Listed $164,900 Beaches MLS
• 2025-09-17 Listed for Rent $1,800 GFLMLS
• 2025-07-29 Rental Removed $1,700 RMLSFL
• 2025-07-09 Listed for Rent $1,700 RMLSFL
• 2024-11-18 Listed $164,900 Beaches MLS
• 2004-07-20 Sold (Public Records) $52,500 Public Records
• 2001-08-30 Sold (Public Records) $30,000 Public Records
• 1974-01-01 Sold (Public Records) $22,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,848 · -0.8% YoY. Source: county tax records.