6289 Lear Dr #302 · Atlantis, FL 33462

$145,000

2 bd · 2.0 ba · 756 sqft · Condo public records · 41 Days on market

Built 1973 $814/mo HOA · 39% 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 +9.5/10.0
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful and spacious 2 Bed 2 Bath apartment in the limit of Lakeworth and Boynton beach. @ minutes from I-95 and 6 minutes from the turnpike. Quiet and familiar area, supermarkets, restaurants, and Boynton Beach mall is only few minutes from there. The apt is complete remodeled. Tile floors and very good quality woods laminates. New appliances on the kitchen, all apt is just painted, new fans ceilings, new air conditioning, big screen balcony, hurricane shutters, elevator, lot of parking, pool, clubhouse, low maintenance, ready to move in, no restricions, all ages, good for first time buyer and great for investors that need to lease immediately. easy showing.

Key facts

• Inviting living area
• Private balcony
• $814 HOA

Tags

• PRIVATE BALCONY
• WELL-APPOINTED KITCHEN
• INVITING LIVING AREA
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO BEACHES

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• Financial info: Association fee collected monthly
• HOA & community: Part of Mariner 4 association; Monthly HOA fee; HOA amenities include parking and a pool; HOA covers common areas

Exterior

• Parking: Open parking; One parking space
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Electricity connected; Water available
• Home design: Condominium; Three or more levels; Four total stories; East-facing
• Construction: Concrete block (CBS) construction; Other roof type
• Exterior features: Non-waterfront property; Third-floor entry

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedrooms are on upper levels (no main-level bedrooms)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric, individual); Central air conditioning (individual); Ceiling fan(s)
• Interior features: No notable interior built-ins or special features; Unfurnished unit; Windows with non-standard/other feature
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (19.1% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $117k (19.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#390 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Starlight Cove Elementary School (math 40% / reading 31%, grade F, #1,684 of 2,144 statewide, top 79%, 737 students, 77% FRL); Santaluces Community High (math 22% / reading 39%, grade F, #434 of 667 statewide, top 66%, 2,675 students, 61% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 50% district-wide (-16 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 34% 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 41 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $94k; list at $145k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: major 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 $117,243 (19.1% 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 41 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.45% ✓
• Cap rate: 4.99%
• Cash-on-cash: -4.64%
• DSCR: 0.79
• GRM: 5.7

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: -21.3%
• Equity multiple: 0.25×
• Total profit: $-30,633
• Equity at exit: $21,620

10-year hold

• IRR: -10.1%
• Equity multiple: 0.32×
• Total profit: $-27,589
• Equity at exit: $12,537

Cash invested: $40,600 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,107 high
• Mortgage (P&I): −$760
• Tax from tax record: −$186 /mo · $2,237/yr
• Insurance: −$60
• HOA: −$814
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-157

Break-even live

Break-even rent $2,305

Max offer price $117,243

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-116	+0% $-157	+5% $-198	+10% $-239
Rent	-10% $-324	-5% $-240	+0% $-157	+5% $-74	+10% $9
Rate	-1.0pp $-84	-0.5pp $-120	base $-157	+0.5pp $-195	+1.0pp $-233

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6289 Lear Dr Lake Worth, FL	1.0–3.0	1.0–2.0	792	$1,975	$2.49	16d	2	0.02mi
6289 Lear Dr #203 Lake Worth, FL	3.0	2.0	1044	$2,200	$2.11	25d	1	0.03mi
6175 Reflections Blvd Lake Worth, FL	1.0–2.0	1.0–2.0	814	$2,307	$2.83	0d	16	0.24mi
712 Meadows Cir Boynton Beach, FL	2.0	2.0	921	$2,400	$2.61	25d	1	0.81mi
6511 Seminole Dr Unit 2 Atlantis, FL	2.0	1.0	845	$2,150	$2.54	6d	1	0.84mi
1106 Meadows Cir Boynton Beach, FL	2.0	2.0	900	$1,850	$2.06	4d	1	0.93mi
1106 Meadows Cir Boynton Beach, FL	2.0	2.0	900	$1,895	$2.11	23d	1	0.93mi
580 Tallulah Rd Lake Worth, FL	2.0	1.0	750	$2,500	$3.33	23d	1	0.99mi
1120 Meadows Cir Unit 1120 Boynton Beach, FL	2.0	2.0	900	$1,980	$2.20	25d	1	0.99mi
1205 Meadows Cir Boynton Beach, FL	2.0	2.0	909	$1,900	$2.09	25d	1	0.99mi
1707 Meadows Cir W Unit W Boynton Beach, FL	1.0	1.0	704	$1,650	$2.34	4d	1	0.99mi
316 Meadows Cir #316 Boynton Beach, FL	2.0	2.0	921	$1,995	$2.17	0d	1	0.99mi
1617 Meadows Cir W Boynton Beach, FL	1.0	1.0	704	$1,700	$2.41	12d	1	0.99mi
1722 Meadows Cir #1722 Boynton Beach, FL	1.0	1.0	704	$1,700	$2.41	18d	1	1.10mi
1722 Meadows Cir #1722 Boynton Beach, FL	1.0	1.0	704	$1,700	$2.41	16d	1	1.10mi
2566 South Dr Unit 306 Lake Worth Beach, FL	1.0	1.0	744	$1,850	$2.49	9d	1	1.28mi
2640 South Dr Unit 301 Lake Worth Beach, FL	2.0	1.0	894	$1,500	$1.68	20d	1	1.28mi
2640 South Dr Unit 301 Lake Worth Beach, FL	2.0	1.0	894	$1,500	$1.68	16d	1	1.28mi

HOA detail condo

• Monthly dues: $814 · $9,768/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   days on market $145,000 Active 41 DOM
2. 2026-06-18
   days on market $145,000 Active 38 DOM
3. 2026-06-17
   days on market $145,000 Active 37 DOM
4. 2026-06-16
   days on market $145,000 Active 36 DOM
5. 2026-06-15
   days on market $145,000 Active 35 DOM
6. 2026-06-13
   days on market $145,000 Active 33 DOM
7. 2026-06-09
   days on market $145,000 Active 29 DOM
8. 2026-06-08
   days on market $145,000 Active 28 DOM
9. 2026-06-07
   days on market $145,000 Active 27 DOM
10. 2026-06-04
    days on market $145,000 Active 24 DOM
11. 2026-06-03
    days on market $145,000 Active 23 DOM
12. 2026-06-02
    days on market $145,000 Active 22 DOM
13. 2026-06-01
    days on market $145,000 Active 21 DOM
14. 2026-05-31
    days on market $145,000 Active 20 DOM
15. 2026-05-08
    listed $145,000 Active
16. 2024-10-28
    historical $1,700
17. 2024-10-19
    price $1,700
18. 2024-10-12
    price $1,750
19. 2024-07-19
    price $1,800
20. 2024-07-03
    listed $1,900
21. 2018-05-09
    soldstatus $94,000
22. 2018-05-02
    soldstatus $94,000 Sold 669-char remark

    Show marketing remark (669 chars)

    Beautiful and spacious 2 Bed 2 Bath apartment in the limit of Lakeworth and Boynton beach. @ minutes from I-95 and 6 minutes from the turnpike. Quiet and familiar area, supermarkets, restaurants, and Boynton Beach mall is only few minutes from there. The apt is complete remodeled. Tile floors and very good quality woods laminates. New appliances on the kitchen, all apt is just painted, new fans ceilings, new air conditioning, big screen balcony, hurricane shutters, elevator, lot of parking, pool, clubhouse, low maintenance, ready to move in, no restricions, all ages, good for first time buyer and great for investors that need to lease immediately. easy showing.

23. 2018-04-09
    status Backup Contract 669-char remark

    Show marketing remark (669 chars)

    Beautiful and spacious 2 Bed 2 Bath apartment in the limit of Lakeworth and Boynton beach. @ minutes from I-95 and 6 minutes from the turnpike. Quiet and familiar area, supermarkets, restaurants, and Boynton Beach mall is only few minutes from there. The apt is complete remodeled. Tile floors and very good quality woods laminates. New appliances on the kitchen, all apt is just painted, new fans ceilings, new air conditioning, big screen balcony, hurricane shutters, elevator, lot of parking, pool, clubhouse, low maintenance, ready to move in, no restricions, all ages, good for first time buyer and great for investors that need to lease immediately. easy showing.

24. 2018-03-29
    price $99,999 669-char remark

    Show marketing remark (669 chars)

    Beautiful and spacious 2 Bed 2 Bath apartment in the limit of Lakeworth and Boynton beach. @ minutes from I-95 and 6 minutes from the turnpike. Quiet and familiar area, supermarkets, restaurants, and Boynton Beach mall is only few minutes from there. The apt is complete remodeled. Tile floors and very good quality woods laminates. New appliances on the kitchen, all apt is just painted, new fans ceilings, new air conditioning, big screen balcony, hurricane shutters, elevator, lot of parking, pool, clubhouse, low maintenance, ready to move in, no restricions, all ages, good for first time buyer and great for investors that need to lease immediately. easy showing.

25. 2018-01-04
    listed $105,000 Active 669-char remark

    Show marketing remark (669 chars)

    Beautiful and spacious 2 Bed 2 Bath apartment in the limit of Lakeworth and Boynton beach. @ minutes from I-95 and 6 minutes from the turnpike. Quiet and familiar area, supermarkets, restaurants, and Boynton Beach mall is only few minutes from there. The apt is complete remodeled. Tile floors and very good quality woods laminates. New appliances on the kitchen, all apt is just painted, new fans ceilings, new air conditioning, big screen balcony, hurricane shutters, elevator, lot of parking, pool, clubhouse, low maintenance, ready to move in, no restricions, all ages, good for first time buyer and great for investors that need to lease immediately. easy showing.

26. 2017-12-31
    historical
27. 2017-11-02
    price $103,000
28. 2017-07-31
    listed $107,000 Active
29. 2016-08-31
    soldstatus $61,700 Closed
30. 2016-08-01
    status Pending
31. 2016-07-15
    listed $54,100 Active
32. 1973-01-01
    soldstatus $22,100

ⓘ 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: $2,237 · $186/mo
• Projected year-2 tax: $2,237 · $186/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $25,278
• − Mortgage interest: −$8,122
• − Property taxes: −$2,237
• − Insurance: −$725
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − HOA: −$9,768
• − Depreciation: −$4,218
• Taxable loss: −$3,837
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $-965/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 — Atlantis

• Score: 71/100
• State rank: #390
• US rank: #6861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+556.1% since first listed

18 events — show timeline

• 2026-05-08 Listed $145,000 Beaches MLS
• 2024-10-28 Rental Removed $1,700 GFLMLS
• 2024-10-19 Price Changed $1,700 GFLMLS
• 2024-10-12 Price Changed $1,750 GFLMLS
• 2024-07-19 Price Changed $1,800 GFLMLS
• 2024-07-03 Listed for Rent $1,900 GFLMLS
• 2018-05-09 Sold (Public Records) $94,000 Public Records
• 2018-05-02 Sold (MLS) $94,000 MARMLS
• 2018-04-09 Pending — MARMLS
• 2018-03-29 Price Changed $99,999 MARMLS
• 2018-01-04 Listed $105,000 MARMLS
• 2017-12-31 Listing Removed — MARMLS
• 2017-11-02 Price Changed $103,000 MARMLS
• 2017-07-31 Listed $107,000 MARMLS
• 2016-08-31 Sold (MLS) $61,700 Beaches MLS
• 2016-08-01 Pending — Beaches MLS
• 2016-07-15 Listed $54,100 Beaches MLS
• 1973-01-01 Sold (Public Records) $22,100 Public Records

Property tax history

+13.6%/yr

Latest (2025): $2,237 · +4.9% YoY. Source: county tax records.