1829 N A St #32 · Lake Worth Beach, FL 33460

$94,000

1 bd · 1.0 ba · 525 sqft · Condo public records · 241 Days on market

Built 1971 $444/mo HOA · 27% of rent ↓ 13% since listing

---

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 +24.1/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Completely remodel 1st floor unit granite counter tops, stainless steel appliances all new electrical panel , water heater unit was rented for $950.00 is currently vacant community is located next to new homes development

Key facts

• 1st floor
• Close to schools
• Close to shopping

Tags

• 1ST FLOOR
• TENANT-OCCUPIED
• INVESTMENT OPPORTUNITY
• CONVENIENTLY LOCATED
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS

Property features AI

Finance

• Other: Resale property; Living area approximately 525 (source: public records)
• Financial info: Pets allowed with number limits
• HOA & community: Homeowners association with monthly fee; Monthly HOA fee (amount not displayed here); Association amenities include parking and pool; HOA covers grounds maintenance, sewer, trash, water and common areas

Exterior

• Parking: Assigned parking; Community parking available
• Security: No security features listed
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Condominium; Multi/split levels; Two-story building; Faces east; Road frontage west of US-1
• Construction: CBS construction; Built as part of a multi-story building
• Exterior features: Not waterfront; No waterfront features listed

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: One full bathroom
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: No built-in interior features listed
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $94k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising (+3.5%/yr); 250 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% of the median local income ($62k/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 $650 of loan paydown is wiped out by about $3k 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 241 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $19k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• 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 $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.78% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 4.7

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,190
• Equity at exit: $14,016

10-year hold

• IRR: 8.7%
• Equity multiple: 1.70×
• Total profit: $18,353
• Equity at exit: $8,127

Cash invested: $26,320 (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: 250
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$493
• Tax from tax record: −$161 /mo · $1,929/yr
• Insurance: −$39
• HOA: −$444
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $186

Break-even live

Break-even rent $1,439

Max offer price $94,000

Occupancy floor 84%

Sensitivity live

Price	-10% $239	-5% $212	+0% $186	+5% $159	+10% $132
Rent	-10% $53	-5% $119	+0% $186	+5% $252	+10% $318
Rate	-1.0pp $233	-0.5pp $209	base $186	+0.5pp $161	+1.0pp $136

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1765 16th Ct N Lake Worth Beach, FL	—	1.0	450	$1,700	$3.78	25d	1	0.22mi
1715 N Dixie Hwy Lake Worth Beach, FL	1.0–3.0	1.0–2.0	1014	$1,850	$1.82	25d	11	0.48mi
1601 N Dixie Hwy Lake Worth Beach, FL	1.0–2.0	1.0–2.0	831	$1,785	$2.15	0d	6	0.48mi
1201 N E St Unit 2 Lake Worth Beach, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.59mi
1502 N J St Unit 2 Lake Worth Beach, FL	1.0	1.0	500	$1,850	$3.70	16d	1	0.65mi
1118 N H St Unit 15 Lake Worth Beach, FL	1.0	1.0	483	$1,550	$3.21	15d	1	0.74mi
920 11th Ave N Unit 912 Lake Worth Beach, FL	1.0	1.0	600	$1,100	$1.83	22d	1	0.77mi
912 11th Ave N Lake Worth Beach, FL	1.0	1.0	600	$1,100	$1.83	22d	1	0.78mi
1755 Forest Hill Blvd Lake Clarke Shores, FL	1.0	1.0	662	$1,595	$2.41	9d	1	0.84mi
801 N H St #1 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	25d	1	0.96mi
1111 N Federal Hwy #5 Lake Worth Beach, FL	1.0	1.0	494	$1,450	$2.94	19d	1	1.00mi
1111 N Federal Hwy #6 Lake Worth Beach, FL	1.0	1.0	494	$1,550	$3.14	25d	1	1.00mi
817 N J St Lake Worth, FL	2.0	1.0	652	$2,000	$3.07	25d	1	1.01mi
3300 Boutwell Rd Lake Worth Beach, FL	1.0–2.0	1.0–2.0	765	$1,870	$2.44	25d	1	1.03mi
504 9th Ave N Unit 508 Lake Worth Beach, FL	1.0	1.0	625	$1,650	$2.64	22d	1	1.08mi
2566 Garden Dr S Lake Worth Beach, FL	1.0	1.0	744	$1,395	$1.88	25d	1	1.08mi
911 N Federal Hwy Unit 205 Lake Worth Beach, FL	—	1.0	500	$2,150	$4.30	25d	1	1.10mi
911 N Federal Hwy #106 Lake Worth Beach, FL	—	1.0	400	$2,200	$5.50	25d	1	1.10mi
3045 Springfield Ln Unit 3043 Lake Worth Beach, FL	1.0	1.0	500	$1,625	$3.25	0d	1	1.13mi
914 N Federal Hwy Unit 3 Lake Worth Beach, FL	1.0	1.0	609	$1,800	$2.96	25d	1	1.13mi
721 N M St Lake Worth Beach, FL	1.0	1.0	450	$1,800	$4.00	25d	1	1.17mi
702 N L St Lake Worth, FL	1.0	1.0	643	$1,474	$2.29	6d	2	1.18mi
417 N E St Unit 36 Lake Worth Beach, FL	1.0	1.0	650	$1,550	$2.38	13d	1	1.19mi
417 N E St Unit 39 Lake Worth Beach, FL	1.0	1.0	700	$1,550	$2.21	25d	1	1.19mi
413 N E St Lake Worth Beach, FL	2.0	1.0	646	$2,000	$3.10	25d	1	1.20mi
625 N M St #1 Lake Worth Beach, FL	1.0	1.0	640	$1,600	$2.50	25d	1	1.22mi
2724 Garden Dr S #207 Lake Worth, FL	1.0	1.0	744	$1,850	$2.49	0d	1	1.24mi
526 6th Ave N Unit 519 Lake Worth Beach, FL	1.0	1.0	700	$1,395	$1.99	23d	1	1.26mi
318 N E St Lake Worth Beach, FL	—	1.0	584	$1,800	$3.08	15d	1	1.28mi
509 6th Ave N Unit 3B Lake Worth, FL	1.0	1.0	540	$1,595	$2.95	25d	1	1.28mi
626 N Federal Hwy Unit 3 Lake Worth Beach, FL	1.0	1.0	640	$1,600	$2.50	25d	1	1.29mi
605 N Federal Hwy Unit 13 Lake Worth Beach, FL	—	1.0	500	$1,600	$3.20	16d	1	1.31mi
605 N Federal Hwy #9 Lake Worth Beach, FL	—	1.0	400	$1,650	$4.12	16d	1	1.31mi
417 N K St Unit 1A Lake Worth Beach, FL	1.0	1.0	620	$1,550	$2.50	6d	1	1.32mi
317 N H St Unit B Lake Worth Beach, FL	1.0	1.0	420	$1,200	$2.86	25d	1	1.32mi
430 N L St Lake Worth Beach, FL	1.0	1.0	523	$2,475	$4.73	25d	1	1.34mi
430 N L St Lake Worth Beach, FL	1.0	1.0	523	$2,190	$4.19	20d	1	1.34mi
223 N E St Unit 4 Lake Worth Beach, FL	1.0	1.0	650	$1,695	$2.61	25d	1	1.34mi
312 N H St Unit A Lake Worth Beach, FL	2.0	2.0	594	$2,200	$3.70	25d	1	1.35mi
325 N L St Lake Worth Beach, FL	2.0	1.0	500	$1,600	$3.20	25d	1	1.41mi

HOA detail condo

• Monthly dues: $444 · $5,328/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $94,000 Active 241 DOM
2. 2026-06-18
   days on market $94,000 Active 238 DOM
3. 2026-06-17
   days on market $94,000 Active 237 DOM
4. 2026-06-16
   days on market $94,000 Active 236 DOM
5. 2026-06-15
   days on market $94,000 Active 235 DOM
6. 2026-06-13
   days on market $94,000 Active 233 DOM
7. 2026-06-09
   days on market $94,000 Active 229 DOM
8. 2026-06-07
   days on market $94,000 Active 227 DOM
9. 2026-06-04
   days on market $94,000 Active 224 DOM
10. 2026-06-03
    days on market $94,000 Active 223 DOM
11. 2026-06-01
    days on market $94,000 Active 221 DOM
12. 2026-05-31
    days on market $94,000 Active 220 DOM
13. 2026-05-05
    price $94,000
14. 2026-03-19
    price $99,000
15. 2026-01-05
    price $104,000
16. 2025-11-27
    price $105,000
17. 2025-10-23
    listed $113,000 Active
18. 2019-12-26
    soldstatus $67,000
19. 2019-12-19
    soldstatus $67,000 Closed 228-char remark

    Show marketing remark (228 chars)

    Completely remodel 1st floor unit granite counter tops, stainless steel appliances all new electrical panel , water heater unit was rented for $950.00 is currently vacant community is located next to new homes development

20. 2019-12-01
    status Pending 228-char remark

    Show marketing remark (228 chars)

    Completely remodel 1st floor unit granite counter tops, stainless steel appliances all new electrical panel , water heater unit was rented for $950.00 is currently vacant community is located next to new homes development

21. 2019-06-22
    listed $70,000 Active 228-char remark

    Show marketing remark (228 chars)

    Completely remodel 1st floor unit granite counter tops, stainless steel appliances all new electrical panel , water heater unit was rented for $950.00 is currently vacant community is located next to new homes development

22. 2006-04-10
    soldstatus $103,325
23. 2006-03-31
    soldstatus $103,325 211-char remark

    Show marketing remark (211 chars)

    ''GREAT CONDO IN TRENDY LAKE WORTH. CONDO FEATURES 18'''' TILE THROUGHOUT, '' LARGE WALK-IN CLOSET, NEWER ONSITE LAUNDRY, LARGE COMMUNITY POOL, ALL AGES WELCOME. PETS OK, LEASES OK, GREAT 1ST HOME OR INVESTMENT.

24. 2006-03-24
    historical 211-char remark

    Show marketing remark (211 chars)

    ''GREAT CONDO IN TRENDY LAKE WORTH. CONDO FEATURES 18'''' TILE THROUGHOUT, '' LARGE WALK-IN CLOSET, NEWER ONSITE LAUNDRY, LARGE COMMUNITY POOL, ALL AGES WELCOME. PETS OK, LEASES OK, GREAT 1ST HOME OR INVESTMENT.

25. 2006-02-11
    listed $108,000 211-char remark

    Show marketing remark (211 chars)

    ''GREAT CONDO IN TRENDY LAKE WORTH. CONDO FEATURES 18'''' TILE THROUGHOUT, '' LARGE WALK-IN CLOSET, NEWER ONSITE LAUNDRY, LARGE COMMUNITY POOL, ALL AGES WELCOME. PETS OK, LEASES OK, GREAT 1ST HOME OR INVESTMENT.

ⓘ 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: $1,929 · $161/mo
• Projected year-2 tax: $1,929 · $161/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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,088
• − Mortgage interest: −$5,265
• − Property taxes: −$1,929
• − Insurance: −$470
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − HOA: −$5,328
• − Depreciation: −$2,735
• Taxable income: $1,147
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $1,952/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

-13.0% since first listed

13 events — show timeline

• 2026-05-05 Price Changed $94,000 Beaches MLS
• 2026-03-19 Price Changed $99,000 Beaches MLS
• 2026-01-05 Price Changed $104,000 Beaches MLS
• 2025-11-27 Price Changed $105,000 Beaches MLS
• 2025-10-23 Listed $113,000 Beaches MLS
• 2019-12-26 Sold (Public Records) $67,000 Public Records
• 2019-12-19 Sold (MLS) $67,000 Beaches MLS
• 2019-12-01 Pending — Beaches MLS
• 2019-06-22 Listed $70,000 Beaches MLS
• 2006-04-10 Sold (Public Records) $103,325 Public Records
• 2006-03-31 Sold (MLS) $103,325 Beaches MLS
• 2006-03-24 Listing Removed — Beaches MLS
• 2006-02-11 Listed $108,000 Beaches MLS

Property tax history

+11.1%/yr

Latest (2025): $1,929 · +2.5% YoY. Source: county tax records.