890 N Federal Hwy #101 · Lantana, FL 33462

$144,900

1 bd · 1.0 ba · 910 sqft · Condo public records · 83 Days on market

Built 1981 $540/mo HOA · 24% 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 +18.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TOTALLY REMODELED CONDO FROM TOP TO BOTTOM!!! 1 Bedroom/1 Bathroom. Looking for a condo near the intracoastal and close to the downtown area? Look no further! Modern kitchen with top of the line stainless steel appliances, Smooth ceilings, Waterproof top of the line Vinyl flooring, Upgraded bathroom with porcelain tile, frameless shower door, mosaic shower flooring, floating vanity, modern faucet and hardware, new light fixtures, ceiling fan in bedroom, freshly painted, neutral color, walking closet, washer and dryer in unit, spacious and bright, open patio w/ storage. Enjoy all amenities, Pool, gym, tennis, billiard room and more. Close to Major highways, Shopping Centers and Minutes from the beach.

Key facts

• Clubhouse
• Corian countertops
• Extra storage

Tags

• INTRACOASTAL WATERWAY
• STAINLESS STEEL APPLIANCES
• CORIAN COUNTERTOPS
• UPDATED BATHROOM
• EXTRA STORAGE
• CLUBHOUSE

Property features AI

Finance

• Other: Pets allowed (restrictions on number/size may apply)
• HOA & community: Association: Hidden Harbour of the Palm Beaches, Inc.; Monthly HOA fee; HOA amenities include pool, fitness center, clubhouse, elevators, tennis and pickleball courts, billiard/game rooms, sauna, storage, parking, car wash area, kitchen facilities, library, maintained community, trash service, sidewalks, street lights, gated access, recreation facilities; HOA covers maintenance (grounds & structure), water, sewer, trash, pool service, common areas, legal/accounting, recreation facility

Exterior

• Parking: Two parking spaces total; Open/assigned guest parking on asphalt
• Security: Gated community (no guard); Security gate; Security fence
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Phone connected; Water connected; Sewer connected
• Home design: Condominium; One-level unit; First-floor entry; Faces north; Resale
• Construction: Block and stucco construction; Block foundation; Other roof
• Exterior features: Covered patio; Patio; Sidewalks; Private maintained road; Asphalt/paved road surface; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Water purifier (owned)
• Bedrooms: One main-level bedroom
• Flooring: Laminate; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central electric heating (individual unit); Central air conditioning (individual unit); Ceiling fan(s)
• Interior features: Entrance foyer
• Laundry & utility: Laundry closet inside on main level; Electric water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $78 ($936/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#276 in FL, #4,432 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: employment D+, 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: Lantana Elementary School (math 30% / reading 33%, grade F, #1,841 of 2,144 statewide, top 86%, 484 students, 79% 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 26% at this address vs 50% district-wide (-23 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 fast (+4.1%/yr); 383 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).
• This rent runs 36% of the median local income ($74k/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 $1k of loan paydown is wiped out by about $4k 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 83 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask is 7950% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 24% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.54% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-15,592
• Equity at exit: $21,605

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $5,008
• Equity at exit: $12,528

Cash invested: $40,572 (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 33462

• Rents YoY: 4.1%
• Active inventory: 383
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,226 high
• Mortgage (P&I): −$760
• Tax from tax record: −$254 /mo · $3,047/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$540
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $78

Break-even live

Break-even rent $2,127

Max offer price $144,900

Occupancy floor 92%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
896 N Federal Hwy #128 Lantana, FL	2.0	2.0	1025	$3,200	$3.12	11d	1	0.03mi
896 N Federal Hwy Lantana, FL	2.0	2.0	1027	$2,700	$2.63	24d	2	0.06mi
896 N Federal Hwy Lantana, FL	2.0	2.0	1027	$2,925	$2.85	7d	2	0.06mi
200 Waterway Dr S #202 Lantana, FL	1.0	1.5	806	$1,850	$2.30	24d	1	0.06mi
107 Waterway Dr S Lantana, FL	1.0	1.5	806	$1,750	$2.17	7d	1	0.08mi
300 Waterway Dr S #308 Lantana, FL	2.0	1.5	806	$2,200	$2.73	24d	1	0.08mi
303 Waterway Dr S #303 Lantana, FL	2.0	1.5	900	$2,100	$2.33	24d	1	0.10mi
1516 S Lakeside Dr Lake Worth, FL	1.0	1.5	767	$1,650	$2.15	14d	2	0.18mi
1502 S Lakeside Dr #302 Lake Worth Beach, FL	1.0	1.0	700	$1,200	$1.71	18d	1	0.20mi
802 W Windward Way #304 Lantana, FL	1.0	1.0	839	$2,700	$3.22	24d	1	0.22mi
1609 S Federal Hwy Apt 102 Lake Worth Beach, FL	1.0	1.0	672	$1,459	$2.17	24d	1	0.22mi
720 N Dixie Hwy #202 Lantana, FL	2.0	2.5	1125	$2,000	$1.78	4d	1	0.30mi
119 Sunrise Ave Unit A Lantana, FL	1.0	1.0	555	$2,400	$4.32	20d	1	0.38mi
1331 S Federal Hwy Lake Worth, FL	2.0	2.0	1011	$2,099	$2.08	24d	1	0.39mi
1331 S Federal Hwy Lake Worth, FL	2.0	2.0	1011	$2,099	$2.08	11d	1	0.39mi
301 Croton Ave #302 Lantana, FL	1.0	1.0	702	$1,900	$2.71	24d	1	0.43mi
300 Croton Ave #102 Lantana, FL	2.0	2.0	1039	$3,250	$3.13	24d	1	0.46mi
200 Croton Ave Lantana, FL	1.0–2.0	1.0	695	$1,675	$2.41	15d	2	0.46mi
300 Croton Ave Lantana, FL	2.0	2.0	1039	$3,000	$2.89	24d	1	0.46mi
329 Melody Ln Unit 331 Lantana, FL	2.0	2.0	842	$1,849	$2.20	7d	1	0.48mi
231 E Lantana Rd #203 Lantana, FL	2.0	2.0	950	$2,400	$2.53	3d	1	0.49mi
115 E Lantana Rd Lantana, FL	1.0	1.0	600	$1,600	$2.67	11d	1	0.49mi
315 N Lake Dr Unit 6 Lantana, FL	1.0	1.0	590	$1,495	$2.53	17d	1	0.52mi
614 N 7th St Lantana, FL	2.0	1.0	960	$2,400	$2.50	24d	1	0.54mi
1115 S Federal Hwy Unit 3 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	24d	1	0.57mi
703 Dawn Pl Unit C Lantana, FL	2.0	2.0	935	$2,500	$2.67	7d	1	0.61mi
1001 S Federal Hwy #1 Lake Worth Beach, FL	1.0	1.0	650	$1,995	$3.07	7d	1	0.68mi
410 W Palm St Unit B28 Lantana, FL	2.0	1.5	894	$1,800	$2.01	24d	1	0.68mi
1101 S K St Unit 16 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	24d	1	0.70mi
1001 S M St Unit 5 Lake Worth Beach, FL	1.0	1.0	600	$1,395	$2.33	22d	1	0.71mi
622 Minnesota St Lantana, FL	2.0	2.0	1006	$3,000	$2.98	24d	1	0.71mi
3500 S Ocean Blvd Palm Beach, FL	1.0	1.0	580	$1,950	$3.36	1d	3	0.73mi
3581 S Ocean Blvd Unit 2B Palm Beach, FL	1.0	1.5	940	$2,900	$3.09	17d	1	0.73mi
3540 S Ocean Blvd #608 Palm Beach, FL	2.0	2.0	983	$2,950	$3.00	24d	1	0.76mi
3540 S Ocean Blvd #310 Palm Beach, FL	1.0	1.5	785	$2,100	$2.68	7d	1	0.76mi
3540 S Ocean Blvd #208 Palm Beach, FL	2.0	2.0	983	$2,750	$2.80	4d	1	0.76mi
3540 S Ocean Blvd #612 Palm Beach, FL	2.0	2.0	983	$4,700	$4.78	7d	1	0.76mi
3540 S Ocean Blvd #309 Palm Beach, FL	1.0	1.5	785	$2,400	$3.06	5d	1	0.76mi
3540 S Ocean Blvd #216 Palm Beach, FL	2.0	2.0	983	$2,550	$2.59	22d	1	0.76mi
3540 S Ocean Blvd Palm Beach, FL	1.0	2.0	983	$4,000	$4.07	24d	1	0.76mi

HOA detail condo

• Monthly dues: $540 · $6,480/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-09
   days on market $144,900 Active 83 DOM
2. 2026-06-08
   days on market $144,900 Active 82 DOM
3. 2026-06-07
   days on market $144,900 Active 81 DOM
4. 2026-06-04
   days on market $144,900 Active 78 DOM
5. 2026-06-03
   days on market $144,900 Active 77 DOM
6. 2026-06-02
   days on market $144,900 Active 76 DOM
7. 2026-06-01
   days on market $144,900 Active 75 DOM
8. 2026-05-31
   days on market $144,900 Active 74 DOM
9. 2026-05-10
   historical $1,800
10. 2026-04-17
    listed $1,800
11. 2026-04-16
    historical $1,800
12. 2026-04-16
    listed $1,800
13. 2026-04-13
    price $144,900
14. 2026-03-16
    listed $159,900 Active
15. 2025-03-12
    soldstatus $170,000
16. 2023-06-20
    historical
17. 2023-01-17
    price $215,000
18. 2023-01-17
    price $205,000
19. 2022-10-25
    listed $235,000 Active
20. 2022-02-18
    soldstatus $205,000
21. 2022-02-10
    soldstatus $205,000 Closed 709-char remark

    Show marketing remark (709 chars)

    TOTALLY REMODELED CONDO FROM TOP TO BOTTOM!!! 1 Bedroom/1 Bathroom. Looking for a condo near the intracoastal and close to the downtown area? Look no further! Modern kitchen with top of the line stainless steel appliances, Smooth ceilings, Waterproof top of the line Vinyl flooring, Upgraded bathroom with porcelain tile, frameless shower door, mosaic shower flooring, floating vanity, modern faucet and hardware, new light fixtures, ceiling fan in bedroom, freshly painted, neutral color, walking closet, washer and dryer in unit, spacious and bright, open patio w/ storage. Enjoy all amenities, Pool, gym, tennis, billiard room and more. Close to Major highways, Shopping Centers and Minutes from the beach.

22. 2022-01-17
    status Pending 709-char remark

    Show marketing remark (709 chars)

    TOTALLY REMODELED CONDO FROM TOP TO BOTTOM!!! 1 Bedroom/1 Bathroom. Looking for a condo near the intracoastal and close to the downtown area? Look no further! Modern kitchen with top of the line stainless steel appliances, Smooth ceilings, Waterproof top of the line Vinyl flooring, Upgraded bathroom with porcelain tile, frameless shower door, mosaic shower flooring, floating vanity, modern faucet and hardware, new light fixtures, ceiling fan in bedroom, freshly painted, neutral color, walking closet, washer and dryer in unit, spacious and bright, open patio w/ storage. Enjoy all amenities, Pool, gym, tennis, billiard room and more. Close to Major highways, Shopping Centers and Minutes from the beach.

23. 2022-01-03
    listed $200,000 Active 709-char remark

    Show marketing remark (709 chars)

    TOTALLY REMODELED CONDO FROM TOP TO BOTTOM!!! 1 Bedroom/1 Bathroom. Looking for a condo near the intracoastal and close to the downtown area? Look no further! Modern kitchen with top of the line stainless steel appliances, Smooth ceilings, Waterproof top of the line Vinyl flooring, Upgraded bathroom with porcelain tile, frameless shower door, mosaic shower flooring, floating vanity, modern faucet and hardware, new light fixtures, ceiling fan in bedroom, freshly painted, neutral color, walking closet, washer and dryer in unit, spacious and bright, open patio w/ storage. Enjoy all amenities, Pool, gym, tennis, billiard room and more. Close to Major highways, Shopping Centers and Minutes from the beach.

24. 2021-10-25
    soldstatus $127,000
25. 2021-10-12
    soldstatus $127,000 Closed
26. 2021-09-03
    status Pending
27. 2021-08-27
    listed $117,000 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: $3,047 · $254/mo
• Projected year-2 tax: $3,047 · $254/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 7/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,713
• − Mortgage interest: −$8,117
• − Property taxes: −$3,047
• − Insurance: −$1,522
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − HOA: −$6,480
• − Depreciation: −$4,215
• Taxable loss: −$942
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $1,162/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 — Lantana

• Score: 74/100
• State rank: #276
• US rank: #4432

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lantana, FL
• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,371
• Household income: $73,997
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1852.0

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 0.68)
• Race & ethnicity: White 44% Black 26% Hispanic / Latino 26% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 3%
• Common ancestry: Hispanic 14% Romanian 2% Scotch-Irish 2%
• Foreign-born: 31% · Canada, Jamaica, Dominican Republic
• Languages at home: 60% English-only · Spanish 20% French/Haitian/Cajun 16% Other Indo-European 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: ▼ -295.48%
• Current HPI: 361.5391
• Rent YoY: ▲ 4.09%
• 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

-98.5% since first listed

19 events — show timeline

• 2026-05-10 Rental Removed $1,800 GFLMLS
• 2026-04-17 Listed for Rent $1,800 GFLMLS
• 2026-04-16 Rental Removed $1,800 RMLSFL
• 2026-04-16 Listed for Rent $1,800 RMLSFL
• 2026-04-13 Price Changed $144,900 Beaches MLS
• 2026-03-16 Listed $159,900 Beaches MLS
• 2025-03-12 Sold (Public Records) $170,000 Public Records
• 2023-06-20 Listing Removed — Beaches MLS
• 2023-01-17 Price Changed $215,000 Beaches MLS
• 2023-01-17 Price Changed $205,000 Beaches MLS
• 2022-10-25 Listed $235,000 Beaches MLS
• 2022-02-18 Sold (Public Records) $205,000 Public Records
• 2022-02-10 Sold (MLS) $205,000 Beaches MLS
• 2022-01-17 Pending — Beaches MLS
• 2022-01-03 Listed $200,000 Beaches MLS
• 2021-10-25 Sold (Public Records) $127,000 Public Records
• 2021-10-12 Sold (MLS) $127,000 Beaches MLS
• 2021-09-03 Pending — Beaches MLS
• 2021-08-27 Listed $117,000 Beaches MLS

Property tax history

+12.1%/yr

Latest (2025): $3,047 · +7.2% YoY. Source: county tax records.