115 S C St #101 · Lake Worth Beach, FL 33460

$175,000

2 bd · 1.0 ba · 900 sqft · Condo public records · 65 Days on market

Built 1961 $300/mo HOA · 15% 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 +20.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.5/10.0
• 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

Listing remarks

A Hidden Gem walking distance to downtown Lake worth and close to beaches. Enjoy what Lake worth Beach has to offer with fabulous restaurants and bars, quaint shops, walking distance to Publix, Walgreens and more. This unit has been renovated with new flooring, kitchen, and bathroom. It also has one outdoor parking spot. The ambiance of this building is like no other of its kind offering fantastic lighting, outdoor sitting and barbecue areas and new fencing around. Low HOA!! 55+ Community

Key facts

• Outdoor parking spot
• New fencing
• Close to beaches

Tags

• WALKING DISTANCE TO DOWNTOWN
• CLOSE TO BEACHES
• RENOVATED WITH NEW FLOORING
• OUTDOOR PARKING SPOT
• NEW FENCING

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $300; Association covers common areas, cable TV, laundry, structure maintenance, parking, reserve fund, trash, and water; Community amenities include barbecue, picnic area, and storage

Exterior

• Parking: One assigned parking space
• Security: Complex fenced; Smoke detectors
• Utilities: Cable available
• Home design: Attached property; 2-story building; Entry on level 1
• Construction: Block construction; Effective year built
• Exterior features: Private courtyard; Fenced property; Fruit trees; Open porch; Storm/security shutters; Porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom located on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fans; Electric cooling
• Interior features: Blinds on windows; Breakfast bar; Kitchen/dining combo; First floor entry; Main level primary bedroom; Bedroom on main level
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% 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 39% 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 $1k of loan paydown is wiped out by about $5k 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 65 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 7 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 $22k; list at $175k implies a 695% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 1.17% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 7.2

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-12,463
• Equity at exit: $26,093

10-year hold

• IRR: 3.6%
• Equity multiple: 1.27×
• Total profit: $13,119
• Equity at exit: $15,131

Cash invested: $49,000 (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 33460

• Rents YoY: 3.5%
• Active inventory: 250
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$918
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$73
• HOA: −$300
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $230

Break-even live

Break-even rent $1,748

Max offer price $175,000

Occupancy floor 84%

Sensitivity live

Price	-10% $329	-5% $280	+0% $230	+5% $181	+10% $131
Rent	-10% $69	-5% $150	+0% $230	+5% $311	+10% $391
Rate	-1.0pp $318	-0.5pp $275	base $230	+0.5pp $185	+1.0pp $139

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Lake Ave Lake Worth Beach, FL	2.0	2.0	799	$1,800	$2.25	18d	1	0.10mi
12 N B St Lake Worth Beach, FL	1.0	1.0	800	$1,700	$2.12	15d	1	0.10mi
206 S C St Lake Worth Beach, FL	3.0	1.0	1000	$2,500	$2.50	25d	1	0.12mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,400	$2.65	25d	1	0.18mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,325	$2.51	6d	1	0.18mi
101 S East Coast St Lake Worth Beach, FL	2.0	2.0	1029	$2,500	$2.43	18d	1	0.31mi
223 N E St Unit 4 Lake Worth Beach, FL	1.0	1.0	650	$1,695	$2.61	25d	1	0.31mi
1741 3rd Ave N #6 Lake Worth Beach, FL	2.0	2.0	775	$1,550	$2.00	19d	1	0.33mi
1716 3rd Ave N Lake Worth Beach, FL	2.0–3.0	2.0	1000	$1,600	$1.60	25d	1	0.33mi
507 S D St Bldg 2 Lake Worth Beach, FL	3.0	2.0	1012	$2,200	$2.17	25d	1	0.38mi
123 Erie St Apt 10 Lake Worth, FL	1.0	1.0	600	$1,325	$2.21	25d	1	0.42mi
136 Akron St Apt B2 Lake Worth Beach, FL	1.0	1.0	599	$2,175	$3.63	25d	1	0.44mi
136 Akron St Unit A1 Lake Worth Beach, FL	1.0	1.0	599	$2,075	$3.46	25d	1	0.44mi
413 N E St Lake Worth Beach, FL	2.0	1.0	646	$2,000	$3.10	25d	1	0.44mi
517 S F St Unit 1 Lake Worth Beach, FL	1.0	1.0	700	$1,750	$2.50	12d	1	0.44mi
417 N E St Unit 39 Lake Worth Beach, FL	1.0	1.0	700	$1,550	$2.21	25d	1	0.44mi
417 N E St Unit 36 Lake Worth Beach, FL	1.0	1.0	650	$1,550	$2.38	13d	1	0.44mi
606 S C St #103 Lake Worth Beach, FL	1.0	1.0	608	$1,500	$2.47	16d	1	0.45mi
201 S J St Lake Worth, FL	1.0–2.0	1.0	570	$1,950	$3.42	19d	2	0.46mi
201 S J St #6 Lake Worth Beach, FL	2.0	1.0	680	$1,950	$2.87	16d	1	0.47mi
417 N F St Lake Worth Beach, FL	1.0	1.0	972	$2,300	$2.37	25d	1	0.47mi
112 S J St Lake Worth Beach, FL	1.0	2.0	988	$3,000	$3.04	19d	1	0.49mi
30 S J St #14 Lake Worth Beach, FL	1.0	1.0	620	$1,500	$2.42	25d	1	0.49mi
312 N H St Unit A Lake Worth Beach, FL	2.0	2.0	594	$2,200	$3.70	25d	1	0.49mi
717 2nd Ave S Unit 5 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	25d	1	0.49mi
715 2nd Ave S Unit 3 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	16d	1	0.51mi
715 2nd Ave S Unit 1 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	25d	1	0.51mi
717 S B St Unit 715 Lake Worth Beach, FL	2.0	1.0	561	$2,295	$4.09	25d	1	0.56mi
602 N D St Lake Worth Beach, FL	2.0	1.0	784	$2,500	$3.19	25d	1	0.56mi
644 S Ridge St Lake Worth Beach, FL	2.0	1.0	1000	$2,500	$2.50	25d	1	0.58mi
318 S K St Unit 4 Lake Worth Beach, FL	1.0	1.0	750	$1,450	$1.93	18d	1	0.59mi
701 S G St Unit 7 Lake Worth Beach, FL	3.0	1.0	1000	$2,680	$2.68	25d	1	0.61mi
701 S G St Unit 5 Lake Worth Beach, FL	3.0	1.0	1000	$2,495	$2.50	25d	1	0.61mi
701 S G St Lake Worth, FL	3.0	1.0	1000	$2,995	$3.00	25d	1	0.61mi
511 Lucerne Ave Lake Worth, FL	1.0–2.0	1.0–2.0	1029	$4,900	$4.76	15d	1	0.62mi
408 N J St Lake Worth Beach, FL	2.0	1.0	1000	$3,200	$3.20	25d	1	0.63mi
327 S L St Lake Worth Beach, FL	3.0	2.0	936	$3,000	$3.21	25d	1	0.63mi
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	0d	1	0.64mi
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	3d	1	0.64mi
314 S L St Lake Worth Beach, FL	3.0	1.0	1094	$3,000	$2.74	13d	1	0.64mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $175,000 Active 65 DOM
2. 2026-06-18
   days on market $175,000 Active 62 DOM
3. 2026-06-17
   days on market $175,000 Active 61 DOM
4. 2026-06-16
   days on market $175,000 Active 60 DOM
5. 2026-06-15
   days on market $175,000 Active 59 DOM
6. 2026-06-13
   days on market $175,000 Active 57 DOM
7. 2026-06-09
   days on market $175,000 Active 53 DOM
8. 2026-06-08
   days on market $175,000 Active 52 DOM
9. 2026-06-07
   days on market $175,000 Active 51 DOM
10. 2026-06-04
    days on market $175,000 Active 48 DOM
11. 2026-06-03
    days on market $175,000 Active 47 DOM
12. 2026-06-02
    days on market $175,000 Active 46 DOM
13. 2026-06-01
    days on market $175,000 Active 45 DOM
14. 2026-05-31
    days on market $175,000 Active 44 DOM
15. 2026-04-17
    listed $175,000 Active
16. 2025-09-04
    historical
17. 2025-06-25
    listed $165,000 Active
18. 2025-05-04
    historical
19. 2025-03-08
    price $165,000
20. 2025-03-04
    price $159,000
21. 2025-03-04
    status Active
22. 2025-03-04
    historical
23. 2025-01-02
    listed $199,000 Active
24. 2024-11-30
    historical
25. 2024-09-18
    historical
26. 2024-08-25
    listed $229,000 Active
27. 2024-08-25
    listed $229,000 Active
28. 2000-02-22
    soldstatus $22,000
29. 2000-01-24
    historical
30. 2000-01-04
    listed $29,500

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$373/yr (+$31/mo · 34.5%)

ⓘ 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 · 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: $24,469
• − Mortgage interest: −$9,803
• − Property taxes: −$1,080
• − Insurance: −$875
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$3,600
• − Depreciation: −$5,091
• Taxable income: $106
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $2,738/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

+493.2% since first listed

16 events — show timeline

• 2026-04-17 Listed $175,000 MARMLS
• 2025-09-04 Listing Removed — Beaches MLS
• 2025-06-25 Listed $165,000 Beaches MLS
• 2025-05-04 Listing Removed — Beaches MLS
• 2025-03-08 Price Changed $165,000 Beaches MLS
• 2025-03-04 Price Changed $159,000 Beaches MLS
• 2025-03-04 Relisted — Beaches MLS
• 2025-03-04 Listing Removed — Beaches MLS
• 2025-01-02 Listed $199,000 Beaches MLS
• 2024-11-30 Listing Removed — MARMLS
• 2024-09-18 Listing Removed — Beaches MLS
• 2024-08-25 Listed $229,000 Beaches MLS
• 2024-08-25 Listed $229,000 MARMLS
• 2000-02-22 Sold (MLS) $22,000 Beaches MLS
• 2000-01-24 Listing Removed — Beaches MLS
• 2000-01-04 Listed $29,500 Beaches MLS

Property tax history

+3.5%/yr

Latest (2025): $1,080 · +3.2% YoY. Source: county tax records.