11090 Green Lake Dr #201 · Golf, FL 33437

$265,000

1 bd · 2.0 ba · 1,196 sqft · Condo public records · 45 Days on market

Built 1979 $632/mo HOA · 25% of rent

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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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

Beautiful 2 Bedroom 2 Full Bath second floor CORNER condo with a breathtaking GOLF course view in the 55+ Gated community of Green Lakes in the prestigious Indian Spring Country Club located at 11090 Green Lake Drive 201 in Boynton Beach. Can be sold Furnished/Turnkey. This home features an updated Kitchen with Granite Countertops, Wood Cabinets, Stainless Steel appliances, Luxury Vinyl Plank Flooring throughout - no carpet, Full-Size Washer/Dryer, and Remodeled Bathrooms with Granite and Stall Showers. The split-bedroom floor plan offers privacy when guests visit. The Screened Patio overlooks the Serene Golf Course. Accordion Shutters offer full Hurricane protection. Parking Space close t

Key facts

• Golf course view
• Updated kitchen
• Granite countertops

Tags

• GOLF COURSE VIEW
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING
• REMODELED BATHROOMS

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Community is a senior community; Association amenities include clubhouse, pool, tennis courts, management, on-site manager and security; HOA fee paid monthly (association fee includes cable TV, grounds maintenance, security, trash and common area maintenance)

Exterior

• Parking: Assigned parking and guest parking (1 parking space total)
• Security: Gated with guard; Security gate; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Single-level living; Faces southwest; Resale property
• Construction: CBS construction; Tile roof; Building has 2 stories (unit in building 11090, unit #201)
• Exterior features: Patio (covered and screened); Located on a golf course; Gated community with guard and security gate; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Electric cooling with ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds, sliding and shutter window treatments; Unfurnished; Covered and screened patio
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (4.4% below list).
• Recommended offer: $219k (17.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#703 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 479 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 38% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($2k loan paydown + $-641 appreciation (-0.2% local appreciation)).
• 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 45 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 15y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $124k; list at $265k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,940 (17.4% 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 45 days. Have you received any prior offers? Is the seller open to a 17% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.24% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.58×
• Total profit: $-31,361
• Equity at exit: $73,761

10-year hold

• IRR: -4.6%
• Equity multiple: 0.55×
• Total profit: $-33,125
• Equity at exit: $86,159

Cash invested: $74,200 (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 33437

• Home prices YoY: -0.1%
• Rents YoY: 1.3%
• Active inventory: 479
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,532 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$110
• HOA: −$632
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-261

Break-even live

Break-even rent $2,862

Max offer price $218,940

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11234 Green Lake Dr #102 Boynton Beach, FL	2.0	2.0	1196	$2,200	$1.84	24d	1	0.09mi
11282 Green Lake Dr #204 Boynton Beach, FL	2.0	2.0	1196	$3,750	$3.14	24d	1	0.13mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$2,850	$1.93	24d	1	0.49mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	24d	1	0.75mi
11211 S Military Trl Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$1,786	$1.73	1d	31	0.86mi
5724 Boynton Cres Boynton Beach, FL	2.0	1.0	861	$2,300	$2.67	24d	1	0.89mi
5734 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,600	$2.31	3d	1	0.95mi
5734 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,750	$2.44	15d	1	0.95mi
5694 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,825	$2.51	7d	1	0.97mi
5675 Northpointe Ln Boynton Beach, FL	2.0	2.0	1163	$3,000	$2.58	2d	1	0.97mi
5675 Northpointe Ln Boynton Beach, FL	2.0	2.5	1163	$2,950	$2.54	24d	1	0.97mi
10423 Boynton Place Cir Boynton Beach, FL	2.0	1.0	861	$2,200	$2.56	18d	1	1.02mi
10423 Boynton Place Cir Boynton Beach, FL	2.0	1.0	861	$2,200	$2.56	7d	1	1.02mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	24d	1	1.05mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$1,721	$1.67	1d	51	1.06mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	2d	1	1.14mi
5020 Ashley Lake Dr Boynton Beach, FL	1.0	1.0	784	$2,074	$2.65	24d	1	1.14mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	13d	1	1.14mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$1,911	$1.88	1d	19	1.16mi
12299 Forest Greens Dr Boynton Beach, FL	2.0	2.0	1310	$2,450	$1.87	17d	1	1.18mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	7d	1	1.21mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$1,909	$1.81	2d	13	1.34mi
12547 Imperial Isle Dr Boynton Beach, FL	2.0–3.0	2.0	1500	$2,500	$1.67	24d	2	1.47mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	2d	1	1.48mi

HOA detail condo

• Monthly dues: $632 · $7,584/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $265,000 Active 45 DOM
2. 2026-06-17
   days on market $265,000 Active 44 DOM
3. 2026-06-16
   days on market $265,000 Active 43 DOM
4. 2026-06-15
   days on market $265,000 Active 42 DOM
5. 2026-06-13
   pricedays on market $265,000 Active 40 DOM
6. 2026-06-09
   days on market $235,000 Active 36 DOM
7. 2026-06-08
   days on market $235,000 Active 35 DOM
8. 2026-06-07
   days on market $235,000 Active 34 DOM
9. 2026-06-04
   days on market $235,000 Active 31 DOM
10. 2026-06-03
    days on market $235,000 Active 30 DOM
11. 2026-06-02
    days on market $235,000 Active 29 DOM
12. 2026-06-01
    days on market $235,000 Active 28 DOM
13. 2026-05-31
    days on market $235,000 Active 27 DOM
14. 2026-05-04
    listed $235,000 Active
15. 2026-01-01
    historical
16. 2025-12-27
    price $255,000
17. 2025-10-16
    price $237,500
18. 2025-09-12
    listed $239,000 Active
19. 2025-07-14
    historical
20. 2025-06-07
    price $265,000
21. 2025-05-19
    price $245,000
22. 2025-04-13
    listed $257,500 Active
23. 2025-02-21
    historical
24. 2025-01-22
    price $255,000
25. 2024-11-29
    price $265,000
26. 2024-10-16
    listed $275,000 Active
27. 2024-05-24
    historical
28. 2024-05-06
    listed $275,000 Active
29. 2017-03-22
    soldstatus $123,500
30. 2017-03-16
    soldstatus $123,500 Closed
31. 2017-03-12
    status Pending
32. 2017-02-28
    historical Contingent
33. 2017-02-26
    price $129,900
34. 2017-01-04
    status Active
35. 2017-01-01
    historical
36. 2016-11-21
    price $137,500
37. 2016-11-02
    price $145,000
38. 2016-08-23
    listed $149,900 Active
39. 2016-07-19
    historical
40. 2016-06-17
    price $138,000
41. 2016-04-20
    price $140,000
42. 2016-03-18
    price $145,000
43. 2016-03-18
    status Active
44. 2016-03-13
    historical Contingent
45. 2016-01-05
    price $147,500
46. 2015-11-01
    listed $149,900 Active
47. 2015-09-11
    soldstatus $67,500
48. 2015-09-10
    soldstatus $67,500 Closed
49. 2015-08-13
    status Pending
50. 2015-07-03
    status Active

ⓘ 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: $1,549 · $129/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$650/yr (+$54/mo · 42.0%)

ⓘ 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 9/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,387
• − Mortgage interest: −$14,844
• − Property taxes: −$1,549
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,431
• − Management: −$2,431
• − HOA: −$7,584
• − Depreciation: −$7,709
• Taxable loss: −$7,486
• Est. tax savings @ 24.0%: +$1,797
• After-tax cash flow: $-1,332/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 — Golf

• Score: 63/100
• State rank: #703
• US rank: #14941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,229
• Household income: $80,710
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 902.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 13% Hispanic / Latino 12% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1% Dominican 1%
• Common ancestry: Scotch-Irish 8% Romanian 8% Hispanic 6%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 78% English-only · Spanish 10% French/Haitian/Cajun 6% 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: ▼ -0.24%
• Current HPI: 257.5891
• Rent YoY: ▲ 1.28%
• 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

+217.6% since first listed

46 events — show timeline

• 2026-05-04 Listed $235,000 Beaches MLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2025-12-27 Price Changed $255,000 Beaches MLS
• 2025-10-16 Price Changed $237,500 Beaches MLS
• 2025-09-12 Listed $239,000 Beaches MLS
• 2025-07-14 Listing Removed — Beaches MLS
• 2025-06-07 Price Changed $265,000 Beaches MLS
• 2025-05-19 Price Changed $245,000 Beaches MLS
• 2025-04-13 Listed $257,500 Beaches MLS
• 2025-02-21 Listing Removed — Beaches MLS
• 2025-01-22 Price Changed $255,000 Beaches MLS
• 2024-11-29 Price Changed $265,000 Beaches MLS
• 2024-10-16 Listed $275,000 Beaches MLS
• 2024-05-24 Listing Removed — Beaches MLS
• 2024-05-06 Listed $275,000 Beaches MLS
• 2017-03-22 Sold (Public Records) $123,500 Public Records
• 2017-03-16 Sold (MLS) $123,500 Beaches MLS
• 2017-03-12 Pending — Beaches MLS
• 2017-02-28 Contingent — Beaches MLS
• 2017-02-26 Price Changed $129,900 Beaches MLS
• 2017-01-04 Relisted — Beaches MLS
• 2017-01-01 Listing Removed — Beaches MLS
• 2016-11-21 Price Changed $137,500 Beaches MLS
• 2016-11-02 Price Changed $145,000 Beaches MLS
• 2016-08-23 Listed $149,900 Beaches MLS
• 2016-07-19 Listing Removed — Beaches MLS
• 2016-06-17 Price Changed $138,000 Beaches MLS
• 2016-04-20 Price Changed $140,000 Beaches MLS
• 2016-03-18 Price Changed $145,000 Beaches MLS
• 2016-03-18 Relisted — Beaches MLS
• 2016-03-13 Contingent — Beaches MLS
• 2016-01-05 Price Changed $147,500 Beaches MLS
• 2015-11-01 Listed $149,900 Beaches MLS
• 2015-09-11 Sold (Public Records) $67,500 Public Records
• 2015-09-10 Sold (MLS) $67,500 Beaches MLS
• 2015-08-13 Pending — Beaches MLS
• 2015-07-03 Relisted — Beaches MLS
• 2015-05-21 Pending — Beaches MLS
• 2015-05-13 Price Changed $79,900 Beaches MLS
• 2015-04-18 Price Changed $89,900 Beaches MLS
• 2015-03-17 Price Changed $99,900 Beaches MLS
• 2015-03-03 Listed $109,900 Beaches MLS
• 2012-01-04 Sold (MLS) $44,900 Beaches MLS
• 2011-08-01 Listing Removed — Beaches MLS
• 2011-02-25 Listed $44,900 Beaches MLS
• 1981-01-01 Sold (Public Records) $74,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,549 · +3.8% YoY. Source: county tax records.