255 Foresteria Dr · Lake Park, FL 33403

$525,000

3 bd · 2.0 ba · 1,797 sqft · SingleFamily public records · 6 Days on market

Built 1954 6,098 sqft lot Est $633k · 17% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Kelsey City home with fresh paint throughout and tons of character. White picket fence, trellis, arched doorways, fireplace in living room, black and white tile flooring in kitchen, stucco walls, rustic light fixtures. This is a must-see!

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 1954

Property features AI

Finance

• Other: Pets allowed with no restrictions; Not a land lease property

Exterior

• Parking: Driveway parking for 2 vehicles; 2 open parking spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence; Resale property; South-facing; Single story; Entry level: main level living area
• Construction: Built with concrete block (CBS), no stucco; Shingle roof
• Exterior features: Covered patio; Patio; Fenced yard; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Unfurnished
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-728 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $396k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (38.7% below list).
• Recommended offer: $322k (38.7% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Lake Park Elementary School (math 57% / reading 62%, grade B-, #690 of 2,144 statewide, top 34%, 389 students, 83% FRL); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 134 active listings in the ZIP; 38 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 $3,219/mo this rent would consume 55% 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 $4k of loan paydown is wiped out by about $16k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $84k; list at $525k implies a 522% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $321,947 (38.7% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.61% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.94%
• DSCR: 0.74
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $632,544
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
830 Seminole Blvd	0.40mi	3/2.5	1,700 (-5%)	14mo	$599,000	$352	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -23.7%
• Equity multiple: 0.17×
• Total profit: $-121,676
• Equity at exit: $78,279

10-year hold

• IRR: -12.9%
• Equity multiple: 0.16×
• Total profit: $-123,108
• Equity at exit: $45,392

Cash invested: $147,000 (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 33403

• Home prices YoY: -19.6%
• Rents YoY: 6.0%
• Active inventory: 134
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $3,219 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$299 /mo · $3,588/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $-728

Break-even live

Break-even rent $4,140

Max offer price $396,473

Occupancy floor —

Sensitivity live

Price	-10% $-430	-5% $-579	+0% $-728	+5% $-876	+10% $-1,025
Rent	-10% $-982	-5% $-855	+0% $-728	+5% $-600	+10% $-473
Rate	-1.0pp $-463	-0.5pp $-594	base $-728	+0.5pp $-864	+1.0pp $-1,002

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Foresteria Dr West Palm Beach, FL	4.0	3.0	2080	$11,500	$5.53	21d	1	0.07mi
301 Hawthorne Dr West Palm Beach, FL	3.0	2.0	1402	$3,200	$2.28	25d	1	0.17mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	0d	10	0.35mi
301 Lake Shore Dr #802 West Palm Beach, FL	2.0	2.0	1316	$3,000	$2.28	25d	1	0.38mi
220 Lake Shore Dr Unit 304 Lake Park, FL	2.0	2.5	1911	$11,500	$6.02	25d	1	0.39mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	2134	$25,000	$11.72	0d	19	0.39mi
111 W 35th St Riviera Beach, FL	4.0	2.0	1600	$3,000	$1.88	12d	1	0.53mi
815 Silver Beach Rd Lake Park, FL	4.0	3.0	1480	$3,000	$2.03	25d	1	0.76mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	4d	1	0.91mi
561 Anchorage Dr North Palm Beach, FL	3.0	2.0	1924	$5,900	$3.07	0d	1	0.93mi
135 E 28th St Riviera Beach, FL	4.0	2.0	1711	$3,200	$1.87	25d	1	0.98mi
360 Wilma Cir #7 Riviera Beach, FL	3.0	2.0	1590	$4,500	$2.83	25d	1	1.02mi
620 Southwind Cir Unit A North Palm Beach, FL	3.0	2.0	1697	$4,200	$2.47	25d	1	1.02mi
549 Fairwind Dr North Palm Beach, FL	3.0	2.0	1498	$5,000	$3.34	25d	1	1.02mi
624 Southwind Cir Unit 3 North Palm Beach, FL	3.0	3.0	1316	$5,500	$4.18	25d	1	1.03mi
2640 Lake Shore Dr #711 Riviera Beach, FL	3.0	3.0	1848	$5,500	$2.98	25d	1	1.11mi
2640 Lake Shore Dr #1716 Riviera Beach, FL	3.0	3.0	1538	$9,500	$6.18	25d	1	1.11mi
2640 Lake Shore Dr #2312 Riviera Beach, FL	2.0	2.0	1818	$6,500	$3.58	25d	1	1.11mi
2650 Lake Shore Dr #2403 Riviera Beach, FL	3.0	3.0	1788	$6,000	$3.36	25d	1	1.12mi
2650 Lake Shore Dr #1001 Riviera Beach, FL	2.0	2.0	1742	$3,800	$2.18	25d	1	1.12mi
2650 Lake Shore Dr #206 Riviera Beach, FL	3.0	3.5	2287	$5,000	$2.19	25d	1	1.12mi
2650 Lake Shore Dr #803 Riviera Beach, FL	3.0	3.0	1800	$5,000	$2.78	25d	1	1.12mi
2650 Lake Shore Dr #2303 Riviera Beach, FL	3.0	3.0	1537	$4,950	$3.22	25d	1	1.12mi
2650 Lake Shore Dr #1203 Riviera Beach, FL	3.0	3.0	1803	$4,250	$2.36	25d	1	1.12mi
2650 Lake Shore Dr #1003 Riviera Beach, FL	3.0	3.0	1788	$4,200	$2.35	25d	1	1.12mi
2650 Lake Shore Dr #804 Riviera Beach, FL	3.0	3.5	1704	$4,500	$2.64	25d	1	1.12mi
2640 Lake Shore Dr Riviera Beach, FL	3.0	3.0	1715	$5,500	$3.21	25d	1	1.12mi
517 Gulf Rd North Palm Beach, FL	3.0	2.0	1657	$5,500	$3.32	25d	1	1.16mi
1050 Sugar Sands Blvd #174 Riviera Beach, FL	3.0	2.0	1490	$5,400	$3.62	0d	1	1.17mi
1120 Morse Blvd Riviera Beach, FL	2.0	2.0	1765	$10,000	$5.67	25d	1	1.20mi
1140 Morse Blvd Riviera Beach, FL	2.0	2.0	1640	$7,000	$4.27	20d	1	1.23mi
429 Inlet Rd North Palm Beach, FL	3.0	2.5	1452	$6,500	$4.48	25d	1	1.26mi
1389 W 33rd St Riviera Beach, FL	4.0	3.0	1737	$3,000	$1.73	25d	1	1.28mi
1221 Singer Dr Riviera Beach, FL	3.0	2.5	1676	$11,000	$6.56	19d	1	1.41mi
1260 Manor Dr Riviera Beach, FL	2.0	2.0	1230	$4,500	$3.66	21d	1	1.41mi
547 Marlin Rd North Palm Beach, FL	3.0	2.0	1880	$9,900	$5.27	25d	1	1.47mi
1216 Surf Rd Riviera Beach, FL	3.0	2.5	1444	$3,900	$2.70	25d	1	1.48mi
1310 Manor Dr Riviera Beach, FL	3.0	3.0	2147	$20,000	$9.32	4d	1	1.49mi

Listing history 5 events

1. 2026-06-21
   days on market $525,000 Active 6 DOM
2. 2026-06-18
   days on market $525,000 Active 3 DOM
3. 2026-06-17
   days on market $525,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $525,000 Active 1 DOM

ⓘ 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: $3,588 · $299/mo
• Projected year-2 tax: $4,358 · $363/mo
• Expected delta: +$769/yr (+$64/mo · 21.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $38,634
• − Mortgage interest: −$29,408
• − Property taxes: −$3,588
• − Insurance: −$2,625
• − Repairs & maintenance: −$3,091
• − Management: −$3,091
• − Depreciation: −$15,273
• Taxable loss: −$18,442
• Est. tax savings @ 24.0%: +$4,426
• After-tax cash flow: $-4,305/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

+577.4% since first listed

15 events — show timeline

• 2026-06-15 Listed $525,000 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2012-07-10 Sold (MLS) $84,400 Beaches MLS
• 2012-05-24 Listing Removed — Beaches MLS
• 2012-05-04 Listed $82,900 Beaches MLS
• 2011-11-26 Listing Removed — Beaches MLS
• 2011-01-24 Listed $115,000 Beaches MLS
• 2008-06-15 Listing Removed — Beaches MLS
• 2007-11-02 Listed $315,000 Beaches MLS
• 2007-01-16 Listed $350,000 Beaches MLS
• 2000-11-15 Sold (Public Records) $89,900 Public Records
• 2000-09-08 Sold (MLS) $75,127 Beaches MLS
• 2000-05-31 Listing Removed — Beaches MLS
• 2000-05-18 Listed $83,000 Beaches MLS
• 1991-03-04 Sold (Public Records) $77,500 Public Records

Property tax history

+7.7%/yr

Latest (2025): $3,588 · +11.3% YoY. Source: county tax records.