1829 N A St #79 · Lake Worth Beach, FL 33460

$125,000

2 bd · 1.0 ba · 734 sqft · Condo public records · 729 Days on market

Built 1971 $614/mo HOA · 34% 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).

• 1% rule +9.4/10.0
• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +3.4/5.0
• DSCR +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment property, tenant occupied. Central location, close to I-95. * Only Cash Buyers

Key facts

• Close to i-95
• Central location
• $614 HOA

Tags

• CENTRAL LOCATION
• CLOSE TO I-95

Property features AI

Finance

• HOA & community: Monthly association fee (includes water and sewer); Association amenities: Pool; Pets allowed (breed restrictions and possible pet restrictions)

Exterior

• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; 2-story building; Facing east; Resale property
• Construction: Concrete / CBS construction; Other roof
• Exterior features: No waterfront; Pool in the association

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Split bedroom layout; Blinds

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (14.2% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $107k (14.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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: North Grade K-8 (math 40% / reading 42%, grade F, #1,454 of 2,144 statewide, top 69%, 735 students, 63% 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 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-22 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); 250 active listings in the ZIP; 37 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 35% 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 $864 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 729 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $125k implies a 363% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $107,210 (14.2% 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 729 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.44% ✓
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 5.8

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: -20.5%
• Equity multiple: 0.28×
• Total profit: $-25,274
• Equity at exit: $18,638

10-year hold

• IRR: -11.0%
• Equity multiple: 0.30×
• Total profit: $-24,518
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$656
• Tax from tax record: −$200 /mo · $2,395/yr
• Insurance: −$52
• HOA: −$614
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-101

Break-even live

Break-even rent $1,926

Max offer price $107,210

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-65	+0% $-101	+5% $-136	+10% $-171
Rent	-10% $-243	-5% $-172	+0% $-101	+5% $-30	+10% $41
Rate	-1.0pp $-38	-0.5pp $-69	base $-101	+0.5pp $-133	+1.0pp $-166

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1715 N Dixie Hwy Lake Worth Beach, FL	1.0–3.0	1.0–2.0	1014	$2,570	$2.53	26d	11	0.48mi
1601 N Dixie Hwy Lake Worth Beach, FL	1.0–2.0	1.0–2.0	831	$2,385	$2.87	0d	6	0.48mi
1201 N E St Unit 2 Lake Worth Beach, FL	1.0	1.0	600	$1,500	$2.50	26d	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	26d	1	0.96mi
1111 N Federal Hwy #6 Lake Worth Beach, FL	1.0	1.0	494	$1,550	$3.14	26d	1	1.00mi
1111 N Federal Hwy #5 Lake Worth Beach, FL	1.0	1.0	494	$1,450	$2.94	19d	1	1.00mi
817 N J St Lake Worth, FL	2.0	1.0	652	$2,000	$3.07	26d	1	1.01mi
3300 Boutwell Rd Lake Worth Beach, FL	1.0–2.0	1.0–2.0	765	$2,720	$3.56	26d	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	26d	1	1.08mi
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	26d	1	1.13mi
721 N M St Lake Worth Beach, FL	1.0	1.0	450	$1,800	$4.00	26d	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 39 Lake Worth Beach, FL	1.0	1.0	700	$1,550	$2.21	26d	1	1.19mi
417 N E St Unit 36 Lake Worth Beach, FL	1.0	1.0	650	$1,550	$2.38	13d	1	1.19mi
413 N E St Lake Worth Beach, FL	2.0	1.0	646	$2,000	$3.10	26d	1	1.20mi
625 N M St #1 Lake Worth Beach, FL	1.0	1.0	640	$1,600	$2.50	26d	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
509 6th Ave N Unit 3B Lake Worth, FL	1.0	1.0	540	$1,595	$2.95	26d	1	1.28mi
626 N Federal Hwy Unit 3 Lake Worth Beach, FL	1.0	1.0	640	$1,600	$2.50	26d	1	1.29mi
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	26d	1	1.32mi
430 N L St Lake Worth Beach, FL	1.0	1.0	523	$2,475	$4.73	26d	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	26d	1	1.34mi
312 N H St Unit A Lake Worth Beach, FL	2.0	2.0	594	$2,200	$3.70	26d	1	1.35mi
325 N L St Lake Worth Beach, FL	2.0	1.0	500	$1,600	$3.20	26d	1	1.41mi
3260 Hi St Unit B Lake Worth Beach, FL	1.0	1.0	400	$1,700	$4.25	26d	1	1.45mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,325	$2.51	6d	1	1.49mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,400	$2.65	26d	1	1.49mi

HOA detail condo

• Monthly dues: $614 · $7,368/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2024-09-25
   price $125,000
2. 2024-05-31
   listed $135,000 Active
3. 2016-07-15
   soldstatus $27,000
4. 2016-05-12
   historical
5. 2016-05-02
   price $35,000
6. 2016-03-30
   listed $30,000 Active
7. 2014-02-21
   historical
8. 2013-11-14
   listed $30,000 Active
9. 2013-10-18
   historical
10. 2013-09-20
    price $30,000
11. 2011-07-05
    soldstatus $20,000
12. 2011-06-24
    soldstatus $20,000
13. 2011-06-01
    historical
14. 2011-04-26
    listed $17,000
15. 2009-08-24
    soldstatus $18,900
16. 2009-08-20
    historical
17. 2009-04-06
    listed $14,900

ⓘ 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: $2,395 · $200/mo
• Projected year-2 tax: $2,395 · $200/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: $21,577
• − Mortgage interest: −$7,002
• − Property taxes: −$2,395
• − Insurance: −$625
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − HOA: −$7,368
• − Depreciation: −$3,636
• Taxable loss: −$2,902
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $-512/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

+738.9% since first listed

17 events — show timeline

• 2024-09-25 Price Changed $125,000 Beaches MLS
• 2024-05-31 Listed $135,000 Beaches MLS
• 2016-07-15 Sold (Public Records) $27,000 Public Records
• 2016-05-12 Listing Removed — MARMLS
• 2016-05-02 Price Changed $35,000 MARMLS
• 2016-03-30 Listed $30,000 MARMLS
• 2014-02-21 Listing Removed — MARMLS
• 2013-11-14 Listed $30,000 MARMLS
• 2013-10-18 Listing Removed — MARMLS
• 2013-09-20 Price Changed $30,000 MARMLS
• 2011-07-05 Sold (Public Records) $20,000 Public Records
• 2011-06-24 Sold (MLS) $20,000 Beaches MLS
• 2011-06-01 Listing Removed — Beaches MLS
• 2011-04-26 Listed $17,000 Beaches MLS
• 2009-08-24 Sold (MLS) $18,900 Beaches MLS
• 2009-08-20 Listing Removed — Beaches MLS
• 2009-04-06 Listed $14,900 Beaches MLS

Property tax history

+11.2%/yr

Latest (2025): $2,395 · -0.0% YoY. Source: county tax records.