896 N Federal Hwy #225 · Lantana, FL 33462

$189,900

2 bd · 2.0 ba · 1,133 sqft · Condo public records · 145 Days on market

Built 1985 $711/mo HOA · 28% 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).

• Cash flow +12.0/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to move in furnished (minus dining set) 2br 2 bth end unit with balcony overlooking canal leading to the intracoastal. Gated community with tennis, pool, clubhouse, assigned parking plus tons of guest spaced. Up to 2 pets, leasing allowed with some restrictions.

Key facts

• Gated community
• Private balcony
• Canal views

Tags

• PRIVATE BALCONY
• CANAL VIEWS
• INTRACOASTAL WATERWAY
• IN-UNIT WASHER AND DRYER
• GATED COMMUNITY
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Financial info: Pets allowed (restrictions and limits may apply)
• HOA & community: Monthly association fee; Association amenities include billiard room, clubhouse, elevators, fitness center, game room, tennis courts, community room, and library; Association fee covers insurance, grounds maintenance, sewer, trash, water, and common areas

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space
• Security: Gated (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Sewer available; Water available
• Home design: Condominium; Resale property; North-facing; 5-story building
• Construction: CBS construction
• Exterior features: Intracoastal waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Furnished
• Laundry & utility: Laundry closet inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (10.3% below list).
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $167k (12.0% 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: employment D+, amenities F, commute 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: Lantana Elementary School (math 30% / reading 33%, grade F, #1,841 of 2,144 statewide, top 86%, 484 students, 79% FRL); Lantana Middle School (math 21% / reading 36%, grade F, #482 of 571 statewide, top 85%, 801 students, 78% 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 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% 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 fast (+4.1%/yr); 384 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $6k 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 145 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $167,112 (12.0% 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 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.36% ✓
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 6.1

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: -18.0%
• Equity multiple: 0.35×
• Total profit: $-34,398
• Equity at exit: $28,315

10-year hold

• IRR: -6.7%
• Equity multiple: 0.53×
• Total profit: $-24,799
• Equity at exit: $16,419

Cash invested: $53,172 (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: 384
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,574 high
• Mortgage (P&I): −$996
• Tax from tax record: −$291 /mo · $3,495/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$711
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-110

Break-even live

Break-even rent $2,713

Max offer price $170,405

Occupancy floor 99%

Sensitivity live

Price	-10% $-3	-5% $-57	+0% $-110	+5% $-164	+10% $-218
Rent	-10% $-314	-5% $-212	+0% $-110	+5% $-9	+10% $93
Rate	-1.0pp $-15	-0.5pp $-62	base $-110	+0.5pp $-160	+1.0pp $-210

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: $47,475
• Closing costs: $5,697
• 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	13d	1	0.03mi
896 N Federal Hwy Lantana, FL	2.0	2.0	1027	$2,700	$2.63	26d	2	0.06mi
896 N Federal Hwy Lantana, FL	2.0	2.0	1027	$2,925	$2.85	9d	2	0.06mi
200 Waterway Dr S #202 Lantana, FL	1.0	1.5	806	$1,850	$2.30	26d	1	0.06mi
107 18th Ave S Lake Worth Beach, FL	3.0	2.0	1286	$3,000	$2.33	26d	1	0.08mi
107 Waterway Dr S Lantana, FL	1.0	1.5	806	$1,750	$2.17	9d	1	0.08mi
300 Waterway Dr S #308 Lantana, FL	2.0	1.5	806	$2,200	$2.73	26d	1	0.08mi
303 Waterway Dr S #303 Lantana, FL	2.0	1.5	900	$2,100	$2.33	26d	1	0.10mi
804 E Windward Way #211 Lantana, FL	2.0	2.0	1265	$2,600	$2.06	17d	1	0.18mi
804 E Windward Way #120 Lantana, FL	2.0	2.0	1265	$2,500	$1.98	20d	1	0.18mi
804 E Windward Way #103 Lantana, FL	2.0	2.0	1254	$2,750	$2.19	4d	1	0.18mi
804 E Windward Way #316 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	22d	1	0.18mi
804 E Windward Way #618 Lantana, FL	2.0	2.0	1265	$3,700	$2.92	17d	1	0.18mi
1516 S Lakeside Dr Lake Worth, FL	1.0	1.5	767	$1,650	$2.15	16d	2	0.18mi
806 E Windward Way #323 Lantana, FL	2.0	2.0	1265	$5,000	$3.95	26d	1	0.19mi
806 E Windward Way #111 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	26d	1	0.19mi
1502 S Lakeside Dr #302 Lake Worth Beach, FL	1.0	1.0	700	$1,200	$1.71	20d	1	0.20mi
804 E Windward Way Ph -15 Lantana, FL	2.0	2.0	1265	$2,390	$1.89	14d	1	0.21mi
804 E Windward Way Ph -15 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	26d	1	0.21mi
802 W Windward Way #216 Lantana, FL	2.0	2.0	1350	$3,000	$2.22	26d	1	0.22mi
802 W Windward Way Unit 1545847P Lantana, FL	2.0	2.0	1259	$3,122	$2.48	18d	1	0.22mi
802 W Windward Way #311 Lantana, FL	2.0	2.0	1265	$2,600	$2.06	26d	1	0.22mi
802 W Windward Way #304 Lantana, FL	1.0	1.0	839	$2,700	$3.22	26d	1	0.22mi
720 N Dixie Hwy #601 Lantana, FL	2.0	2.5	1160	$2,300	$1.98	22d	1	0.30mi
720 N Dixie Hwy #202 Lantana, FL	2.0	2.5	1125	$2,000	$1.78	6d	1	0.30mi
1331 S Federal Hwy Lake Worth, FL	2.0	2.0	1011	$2,099	$2.08	26d	1	0.39mi
1331 S Federal Hwy Lake Worth, FL	2.0	2.0	1011	$2,099	$2.08	13d	1	0.39mi
301 Croton Ave #302 Lantana, FL	1.0	1.0	702	$1,900	$2.71	26d	1	0.43mi
300 Croton Ave #102 Lantana, FL	2.0	2.0	1039	$3,250	$3.13	26d	1	0.46mi
200 Croton Ave Lantana, FL	1.0–2.0	1.0	695	$1,850	$2.66	17d	2	0.46mi
300 Croton Ave Lantana, FL	2.0	2.0	1039	$3,000	$2.89	26d	1	0.46mi
329 Melody Ln Unit 331 Lantana, FL	2.0	2.0	842	$1,849	$2.20	9d	1	0.48mi
231 E Lantana Rd #203 Lantana, FL	2.0	2.0	950	$2,400	$2.53	5d	1	0.49mi
611 N Broadway Unit A Lantana, FL	1.0	1.0	1184	$1,550	$1.31	17d	1	0.53mi
614 N 7th St Lantana, FL	2.0	1.0	960	$2,400	$2.50	26d	1	0.54mi
703 Dawn Pl Unit C Lantana, FL	2.0	2.0	935	$2,500	$2.67	9d	1	0.61mi
1021 S N St Lake Worth Beach, FL	3.0	3.0	1244	$3,800	$3.05	22d	1	0.65mi
410 W Palm St Unit B28 Lantana, FL	2.0	1.5	894	$1,800	$2.01	26d	1	0.68mi
928 S Federal Hwy Lake Worth, FL	1.0	1.0	700	$1,475	$2.11	1d	1	0.70mi
3520 S Ocean Blvd Unit H404 Palm Beach, FL	2.0	2.0	1176	$5,900	$5.02	26d	1	0.71mi

HOA detail condo

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

Listing history 34 events

1. 2026-06-21
   days on market $189,900 Active 145 DOM
2. 2026-06-18
   days on market $189,900 Active 142 DOM
3. 2026-06-17
   pricedays on market $189,900 Active 141 DOM
4. 2026-06-16
   days on market $193,000 Active 140 DOM
5. 2026-06-15
   days on market $193,000 Active 139 DOM
6. 2026-06-13
   days on market $193,000 Active 137 DOM
7. 2026-06-09
   days on market $193,000 Active 133 DOM
8. 2026-06-07
   days on market $193,000 Active 131 DOM
9. 2026-06-04
   days on market $193,000 Active 128 DOM
10. 2026-06-03
    days on market $193,000 Active 127 DOM
11. 2026-06-01
    days on market $193,000 Active 125 DOM
12. 2026-05-31
    days on market $193,000 Active 124 DOM
13. 2026-04-15
    status Active
14. 2026-04-15
    price $193,000
15. 2026-03-31
    historical
16. 2026-03-18
    price $199,000
17. 2026-03-02
    price $205,000
18. 2026-01-12
    listed $210,000 Active
19. 2025-12-03
    historical
20. 2025-10-08
    price $213,000
21. 2025-09-16
    price $215,000
22. 2025-08-12
    price $218,999
23. 2025-07-22
    price $219,500
24. 2025-06-05
    price $220,000
25. 2025-05-21
    price $227,000
26. 2025-04-27
    price $235,000
27. 2025-04-04
    price $240,000
28. 2025-03-07
    price $259,000
29. 2025-02-11
    price $269,500
30. 2025-01-19
    listed $275,000 Active
31. 2019-05-17
    soldstatus $140,000
32. 2019-05-15
    soldstatus $140,000 Closed 268-char remark

    Show marketing remark (268 chars)

    Ready to move in furnished (minus dining set) 2br 2 bth end unit with balcony overlooking canal leading to the intracoastal. Gated community with tennis, pool, clubhouse, assigned parking plus tons of guest spaced. Up to 2 pets, leasing allowed with some restrictions.

33. 2019-04-12
    status Pending 268-char remark

    Show marketing remark (268 chars)

    Ready to move in furnished (minus dining set) 2br 2 bth end unit with balcony overlooking canal leading to the intracoastal. Gated community with tennis, pool, clubhouse, assigned parking plus tons of guest spaced. Up to 2 pets, leasing allowed with some restrictions.

34. 2019-03-25
    listed $168,000 Active 268-char remark

    Show marketing remark (268 chars)

    Ready to move in furnished (minus dining set) 2br 2 bth end unit with balcony overlooking canal leading to the intracoastal. Gated community with tennis, pool, clubhouse, assigned parking plus tons of guest spaced. Up to 2 pets, leasing allowed with some restrictions.

ⓘ 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: $3,495 · $291/mo
• Projected year-2 tax: $3,495 · $291/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: $30,886
• − Mortgage interest: −$10,637
• − Property taxes: −$3,495
• − Insurance: −$1,747
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − HOA: −$8,532
• − Depreciation: −$5,524
• Taxable loss: −$3,991
• Est. tax savings @ 24.0%: +$958
• After-tax cash flow: $-366/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

+14.9% since first listed

22 events — show timeline

• 2026-04-15 Relisted — Beaches MLS
• 2026-04-15 Price Changed $193,000 Beaches MLS
• 2026-03-31 Listing Removed — Beaches MLS
• 2026-03-18 Price Changed $199,000 Beaches MLS
• 2026-03-02 Price Changed $205,000 Beaches MLS
• 2026-01-12 Listed $210,000 Beaches MLS
• 2025-12-03 Listing Removed — Beaches MLS
• 2025-10-08 Price Changed $213,000 Beaches MLS
• 2025-09-16 Price Changed $215,000 Beaches MLS
• 2025-08-12 Price Changed $218,999 Beaches MLS
• 2025-07-22 Price Changed $219,500 Beaches MLS
• 2025-06-05 Price Changed $220,000 Beaches MLS
• 2025-05-21 Price Changed $227,000 Beaches MLS
• 2025-04-27 Price Changed $235,000 Beaches MLS
• 2025-04-04 Price Changed $240,000 Beaches MLS
• 2025-03-07 Price Changed $259,000 Beaches MLS
• 2025-02-11 Price Changed $269,500 Beaches MLS
• 2025-01-19 Listed $275,000 Beaches MLS
• 2019-05-17 Sold (Public Records) $140,000 Public Records
• 2019-05-15 Sold (MLS) $140,000 Beaches MLS
• 2019-04-12 Pending — Beaches MLS
• 2019-03-25 Listed $168,000 Beaches MLS

Property tax history

+4.8%/yr

Latest (2025): $3,495 · -2.6% YoY. Source: county tax records.