890 N Federal Hwy #302 · Lantana, FL 33462

$149,900

2 bd · 2.0 ba · 1,133 sqft · Condo public records · 67 Days on market

Built 1981 $711/mo HOA · 28% 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 +20.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 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

Investor opportunity in the gated Intracoastal community of Hidden Harbour. Updated 2BR/2BA condo with tenant in place paying $1,800/month through Feb 28, 2027—immediate income from day one. Features include a modern kitchen with newer appliances and raised ceiling, updated bathrooms, wood parquet flooring in living areas/bedrooms, and tile in kitchen and baths. Newer 2017 A/C. Enjoy a large screened north-facing balcony with views of the historic South Palm Park neighborhood and view of the Intracoastal at a distance. Unit also offers in-unit washer/dryer and upgraded exterior primary bedroom door. Community amenities include pool, clubhouse, sauna, fitness center, library, and game

Key facts

• Gated community
• Raised ceiling
• Modern kitchen

Tags

• GATED COMMUNITY
• MODERN KITCHEN
• RAISED CEILING
• WOOD PARQUET FLOORING
• LARGE SCREENED BALCONY
• VIEWS OF SOUTH PALM PARK

Property features AI

Finance

• Other: Pets allowed with restrictions/limits possible; 112 units in the community
• Financial info: Association fee paid monthly (fee listed by seller/agent)
• HOA & community: Community association (monthly fee applies); Association amenities include clubhouse, pool, fitness center, sauna, tennis courts, elevator(s), billiard room, game room, community room, library, bike storage, storage, parking, trash chute

Exterior

• Parking: Assigned parking; Guest parking; One parking space
• Security: Security fence; Entry phone/intercom; Security gate (gated community, no guard)
• Utilities: Public water; Public sewer; Circuit breaker electric service; Cable available; Electricity connected; Water available; Sewer available
• Home design: Condominium; One level; South-facing
• Construction: CBS construction; Rolled/hot mop roof; Four-story building
• Exterior features: Intracoastal waterfront; Sidewalks

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Two bedrooms on the main level
• Flooring: Ceramic tile; Tile; Parquet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closets; Furnished; Sliding windows
• Laundry & utility: In-unit laundry with washer hookup; Laundry closet; Electric dryer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $141k (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: schools C-, employment D+, amenities 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.
• 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 42% 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 67 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 28% 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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: 1.72% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 4.8

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-11,853
• Equity at exit: $22,351

10-year hold

• IRR: 4.6%
• Equity multiple: 1.37×
• Total profit: $15,592
• Equity at exit: $12,961

Cash invested: $41,972 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,581 high
• Mortgage (P&I): −$786
• Tax from tax record: −$272 /mo · $3,261/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$711
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $141

Break-even live

Break-even rent $2,402

Max offer price $149,900

Occupancy floor 90%

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: $37,475
• Closing costs: $4,497
• 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	12d	1	0.03mi
896 N Federal Hwy Lantana, FL	2.0	2.0	1027	$2,925	$2.85	8d	2	0.06mi
896 N Federal Hwy Lantana, FL	2.0	2.0	1027	$2,700	$2.63	24d	2	0.06mi
200 Waterway Dr S #202 Lantana, FL	1.0	1.5	806	$1,850	$2.30	24d	1	0.06mi
107 18th Ave S Lake Worth Beach, FL	3.0	2.0	1286	$3,000	$2.33	24d	1	0.08mi
107 Waterway Dr S Lantana, FL	1.0	1.5	806	$1,750	$2.17	8d	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
804 E Windward Way #120 Lantana, FL	2.0	2.0	1265	$2,500	$1.98	19d	1	0.18mi
804 E Windward Way #103 Lantana, FL	2.0	2.0	1254	$2,750	$2.19	3d	1	0.18mi
804 E Windward Way #211 Lantana, FL	2.0	2.0	1265	$2,600	$2.06	15d	1	0.18mi
804 E Windward Way #316 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	21d	1	0.18mi
804 E Windward Way #618 Lantana, FL	2.0	2.0	1265	$3,700	$2.92	15d	1	0.18mi
1516 S Lakeside Dr Lake Worth, FL	1.0	1.5	767	$1,650	$2.15	14d	2	0.18mi
806 E Windward Way #111 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	24d	1	0.19mi
806 E Windward Way #323 Lantana, FL	2.0	2.0	1265	$5,000	$3.95	24d	1	0.19mi
1502 S Lakeside Dr #302 Lake Worth Beach, FL	1.0	1.0	700	$1,200	$1.71	19d	1	0.20mi
804 E Windward Way Ph -15 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	24d	1	0.21mi
804 E Windward Way Ph -15 Lantana, FL	2.0	2.0	1265	$2,390	$1.89	13d	1	0.21mi
802 W Windward Way #304 Lantana, FL	1.0	1.0	839	$2,700	$3.22	24d	1	0.22mi
802 W Windward Way #216 Lantana, FL	2.0	2.0	1350	$3,000	$2.22	24d	1	0.22mi
802 W Windward Way Unit 1545847P Lantana, FL	2.0	2.0	1259	$3,122	$2.48	17d	1	0.22mi
802 W Windward Way #311 Lantana, FL	2.0	2.0	1265	$2,600	$2.06	24d	1	0.22mi
720 N Dixie Hwy #601 Lantana, FL	2.0	2.5	1160	$2,300	$1.98	20d	1	0.30mi
720 N Dixie Hwy #202 Lantana, FL	2.0	2.5	1125	$2,000	$1.78	4d	1	0.30mi
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	$1,850	$2.66	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	8d	1	0.48mi
231 E Lantana Rd #203 Lantana, FL	2.0	2.0	950	$2,400	$2.53	4d	1	0.49mi
611 N Broadway Unit A Lantana, FL	1.0	1.0	1184	$1,550	$1.31	15d	1	0.53mi
614 N 7th St Lantana, FL	2.0	1.0	960	$2,400	$2.50	24d	1	0.54mi
703 Dawn Pl Unit C Lantana, FL	2.0	2.0	935	$2,500	$2.67	8d	1	0.61mi
1021 S N St Lake Worth Beach, FL	3.0	3.0	1244	$3,800	$3.05	21d	1	0.65mi
410 W Palm St Unit B28 Lantana, FL	2.0	1.5	894	$1,800	$2.01	24d	1	0.68mi
3520 S Ocean Blvd Unit H404 Palm Beach, FL	2.0	2.0	1176	$5,900	$5.02	24d	1	0.71mi
622 Minnesota St Lantana, FL	2.0	2.0	1006	$3,000	$2.98	24d	1	0.71mi

HOA detail condo

• Monthly dues: $711 · $8,532/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-05-23
   status Pending
2. 2026-05-13
   historical Active Under Contract
3. 2026-04-04
   price $149,900
4. 2026-03-17
   listed $159,900 Active
5. 2026-01-20
   historical $1,800
6. 2026-01-10
   price $1,800
7. 2026-01-05
   listed $1,900
8. 2026-01-04
   historical $1,900
9. 2026-01-04
   listed $1,900
10. 2019-07-02
    historical
11. 2019-05-21
    price $145,000
12. 2019-04-18
    price $147,000
13. 2019-02-01
    listed $149,000 Active
14. 2013-09-21
    historical
15. 2006-01-26
    listed $245,000
16. 2005-02-28
    soldstatus $190,000
17. 2005-02-18
    soldstatus $190,000
18. 2005-01-11
    historical
19. 2005-01-07
    listed $199,000
20. 1988-04-27
    soldstatus $57,500

ⓘ 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: $3,261 · $272/mo
• Projected year-2 tax: $3,261 · $272/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: $30,975
• − Mortgage interest: −$8,397
• − Property taxes: −$3,261
• − Insurance: −$1,547
• − Repairs & maintenance: −$2,478
• − Management: −$2,478
• − HOA: −$8,532
• − Depreciation: −$4,361
• Taxable loss: −$79
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $1,716/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

+160.7% since first listed

20 events — show timeline

• 2026-05-23 Pending — Beaches MLS
• 2026-05-13 Contingent — Beaches MLS
• 2026-04-04 Price Changed $149,900 Beaches MLS
• 2026-03-17 Listed $159,900 Beaches MLS
• 2026-01-20 Rental Removed $1,800 GFLMLS
• 2026-01-10 Price Changed $1,800 GFLMLS
• 2026-01-05 Listed for Rent $1,900 GFLMLS
• 2026-01-04 Rental Removed $1,900 RMLSFL
• 2026-01-04 Listed for Rent $1,900 RMLSFL
• 2019-07-02 Listing Removed — Beaches MLS
• 2019-05-21 Price Changed $145,000 Beaches MLS
• 2019-04-18 Price Changed $147,000 Beaches MLS
• 2019-02-01 Listed $149,000 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2006-01-26 Listed $245,000 Beaches MLS
• 2005-02-28 Sold (Public Records) $190,000 Public Records
• 2005-02-18 Sold (MLS) $190,000 Beaches MLS
• 2005-01-11 Listing Removed — Beaches MLS
• 2005-01-07 Listed $199,000 Beaches MLS
• 1988-04-27 Sold (Public Records) $57,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,261 · -4.2% YoY. Source: county tax records.