926 S F St · Lake Worth Beach, FL 33460

$369,000

3 bd · 2.0 ba · 1,100 sqft · MultiFamily public records · 10 Days on market

Built 1962 6,750 sqft lot

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Excellent CBS investment property. 3/2 Main house plus mother-in-law (guest house) suite.Needs work. Bring all offers!

Key facts

• Extra income
• Porch parking
• Possible rental

Tags

• PORCH PARKING
• IN LAW
• POSSIBLE RENTAL
• EXTRA INCOME

Property features AI

Finance

• Other:
• Financial info: Two-unit building; Tenants pay electricity and water; Pets allowed with no restrictions; Two units in the community
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water available; Two separate electric meters; Two separate water meters
• Home design: Duplex; Single-story
• Construction: CBS construction; Composition/shingle roof; Built as resale property
• Exterior features: Not waterfront

Interior

• Kitchen:
• Bedrooms:
• Flooring: Ceramic tile; Laminate
• Bathrooms:
• Heating & cooling: Central heating; Central air; Ceiling fans; Separate meters for heating
• Interior features: Ceramic tile and laminate flooring
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $369k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $369k).

Location & tenants

• Location reads: area grade C — 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 rising (+3.5%/yr); 249 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,974/mo this rent would consume 77% of the median local household income ($62k/yr) (locally 2429% 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 $3k of loan paydown is wiped out by about $11k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $160k; list at $369k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $369,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.53% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-17,590
• Equity at exit: $55,019

10-year hold

• IRR: 5.8%
• Equity multiple: 1.44×
• Total profit: $45,219
• Equity at exit: $31,904

Cash invested: $103,320 (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 33460

• Rents YoY: 3.5%
• Active inventory: 249
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $3,974 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$422 /mo · $5,064/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$835
• Net cashflow: $629

Break-even live

Break-even rent $3,178

Max offer price $369,000

Occupancy floor 79%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$2,207
1× unit	2	1	$1,767
Total (2 units)			$3,974

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 S D St Lake Worth Beach, FL	2.0	2.0	1023	$2,300	$2.25	18d	1	0.12mi
701 S G St Lake Worth, FL	3.0	1.0	1000	$2,995	$3.00	24d	1	0.21mi
701 S G St Unit 7 Lake Worth Beach, FL	3.0	1.0	1000	$2,680	$2.68	24d	1	0.21mi
701 S G St Unit 5 Lake Worth Beach, FL	3.0	1.0	1000	$2,495	$2.50	24d	1	0.21mi
911 S B St Lake Worth Beach, FL	3.0	1.5	1140	$2,800	$2.46	24d	1	0.24mi
905 S L St Lake Worth Beach, FL	2.0	1.0	893	$3,300	$3.70	3d	1	0.35mi
507 S D St Bldg 2 Lake Worth Beach, FL	3.0	2.0	1012	$2,200	$2.17	24d	1	0.40mi
1021 S N St Lake Worth Beach, FL	3.0	3.0	1244	$3,800	$3.05	20d	1	0.47mi
644 S Ridge St Lake Worth Beach, FL	2.0	1.0	1000	$2,500	$2.50	24d	1	0.47mi
727 S N St Lake Worth Beach, FL	3.0	1.0	1017	$3,000	$2.95	24d	1	0.50mi
713 S N St Lake Worth Beach, FL	2.0	2.0	1116	$2,390	$2.14	24d	1	0.51mi
419 S J St Unit C Lake Worth Beach, FL	2.0	1.0	1200	$1,295	$1.08	14d	1	0.51mi
419 S J St Unit C Lake Worth Beach, FL	2.0	1.0	1200	$1,295	$1.08	12d	1	0.51mi
1420 Barton Rd Unit 1420w Lake Worth Beach, FL	2.0	1.0	990	$2,000	$2.02	10d	1	0.53mi
416 S L St Lake Worth, FL	2.0	1.0	950	$2,700	$2.84	24d	1	0.60mi
414 S L St Lake Worth Beach, FL	2.0	1.0	950	$2,350	$2.47	24d	1	0.61mi
1331 S Federal Hwy Lake Worth, FL	2.0	2.0	1011	$2,099	$2.08	11d	1	0.61mi
1331 S Federal Hwy Lake Worth, FL	2.0	2.0	1011	$2,099	$2.08	24d	1	0.61mi
327 S L St Lake Worth Beach, FL	3.0	2.0	936	$3,000	$3.21	24d	1	0.63mi
322 S L St Lake Worth, FL	2.0	1.0	800	$2,500	$3.12	7d	1	0.65mi
206 S C St Lake Worth Beach, FL	3.0	1.0	1000	$2,500	$2.50	24d	1	0.66mi
314 S L St Lake Worth Beach, FL	3.0	1.0	1094	$3,000	$2.74	12d	1	0.67mi
105 S D St Lake Worth Beach, FL	3.0	2.0	1326	$3,300	$2.49	24d	1	0.74mi
105 S D St Lake Worth Beach, FL	3.0	2.0	1326	$3,150	$2.38	11d	1	0.74mi
221 S M St Lake Worth Beach, FL	3.0	2.0	1164	$3,450	$2.96	14d	1	0.74mi
204 S M St Unit Upstairs Unit Lake Worth Beach, FL	3.0	1.0	1386	$3,500	$2.53	15d	1	0.79mi
1409 Lake Ave Lake Worth Beach, FL	2.0	2.0	799	$1,800	$2.25	17d	1	0.82mi
101 S East Coast St Lake Worth Beach, FL	2.0	2.0	1029	$2,500	$2.43	16d	1	0.82mi
1821 Montague St Lake Worth Beach, FL	4.0	2.0	1220	$2,700	$2.21	20d	1	0.83mi
1821 Montague St Lake Worth Beach, FL	4.0	2.0	1220	$2,700	$2.21	12d	1	0.83mi
215 S Ocean Breeze Lake Worth Beach, FL	2.0	2.0	1000	$2,385	$2.38	5d	1	0.83mi
216 Ocean Breeze Unit Upstairs Lake Worth Beach, FL	2.0	1.0	840	$2,250	$2.68	15d	1	0.85mi
216 Ocean Breeze Unit Upstairs Lake Worth Beach, FL	2.0	1.0	958	$2,250	$2.35	3d	1	0.85mi
835 Andrew Redding Rd #1 Lantana, FL	2.0	2.0	875	$2,800	$3.20	24d	1	0.86mi
107 18th Ave S Lake Worth Beach, FL	3.0	2.0	1286	$3,000	$2.33	24d	1	0.91mi
132 2nd Ave S Unit 1 Lake Worth Beach, FL	2.0	1.0	720	$3,000	$4.17	24d	1	0.93mi
511 Lucerne Ave Lake Worth, FL	1.0–2.0	1.0–2.0	1029	$4,900	$4.76	14d	1	0.94mi
300 Waterway Dr S #308 Lantana, FL	2.0	1.5	806	$2,200	$2.73	24d	1	0.96mi
2020 Lake Osborne Dr #11 Lake Worth Beach, FL	2.0	2.0	894	$1,850	$2.07	24d	1	0.96mi
900 Water Tower Way Lantana, FL	1.0–2.0	1.0–2.0	1176	$3,571	$3.04	3d	20	0.97mi

Listing history 7 events

1. 2026-06-18
   days on market $369,000 Active 10 DOM
2. 2026-06-17
   days on market $369,000 Active 9 DOM
3. 2026-06-16
   days on market $369,000 Active 8 DOM
4. 2026-06-15
   days on market $369,000 Active 7 DOM
5. 2026-06-13
   days on market $369,000 Active 5 DOM
6. 2026-06-08
   remarks 100-char remark
7. 2026-06-08
   listed $369,000 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: $5,064 · $422/mo
• Projected year-2 tax: $5,064 · $422/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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,688
• − Mortgage interest: −$20,670
• − Property taxes: −$5,064
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,815
• − Management: −$3,815
• − Depreciation: −$10,735
• Taxable income: $1,745
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $7,125/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): 37,795
• Household income: $62,090
• Rent vs Own: 55.6% rent · 44.4% own
• Severe rent burden: 2429.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 49% White 30% Two or more races 21% Black 17%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 8% Lithuanian 2% Slovak 1%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 44% English-only · Spanish 42% French/Haitian/Cajun 9% 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: ▼ -345.65%
• Current HPI: 484.2793
• Rent YoY: ▲ 3.53%
• 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

+536.2% since first listed

10 events — show timeline

• 2026-06-05 Listed $369,000 Beaches MLS
• 2015-02-06 Sold (Public Records) $160,000 Public Records
• 2012-11-15 Sold (Public Records) $20,000 Public Records
• 2012-10-26 Sold (MLS) $20,000 Beaches MLS
• 2012-10-25 Listing Removed — Beaches MLS
• 2012-06-26 Listed $47,900 Beaches MLS
• 2010-10-21 Sold (MLS) $45,000 Beaches MLS
• 2010-10-20 Listing Removed — Beaches MLS
• 2010-10-12 Listed $49,900 Beaches MLS
• 1988-04-01 Sold (Public Records) $58,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $5,064 · +3.2% YoY. Source: county tax records.