1200 W Broward St · Lantana, FL 33462

$387,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 17 Days on market

Built 1969 9,242 sqft lot Est $291k · 33% over

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Why this score? — see what drove the F 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 +13.0/30.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks just blocks from the Intracoastal and minutes to the beach! This 3-bedroom, 2-bath home sits on a large corner lot in a highly desirable Lantana neighborhood with NO HOA—a rare find this close to the water. Property requires repairs/updates and is being sold in as-is condition. Suitable for investors or buyers seeking to create their dream coastal retreat. This property offers potential for redesign, outdoor living upgrades, or future improvements like addition to increase square footage and maximize returns. Bring your vision and unlock the full potential of this property - and plenty of room for a pool if desired. Conveniently located near local restaurants, sho

Key facts

• 9,242 sq ft lot
• 3 parking spots
• Built 1969

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK)

Exterior

• Parking: Total 3 parking spaces; Attached carport (1 covered/carport space); Two open parking spaces; Concrete and covered parking; open access
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Sewer connected; Water connected
• Home design: Single family residence; One story; Entry at level 1; North-facing
• Construction: Built with CBS construction materials; Shingle roof; One-story structure
• Exterior features: Corner lot with room for a pool; Sidewalks; Oversized lot; Asphalt road (public maintained); Not waterfront

Interior

• Kitchen: Microwave; Refrigerator; Electric cooktop
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile; Other flooring
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No special interior features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $387k.

Deal economics

• At list price, monthly cash flow is $-22 ($-263/yr) — negative.
• To cash-flow at today's rent, offer at most $383k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (24.5% below list).
• Recommended offer: $292k (24.5% below list) — sets the bar for 1% rule.

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); Lake Worth High School (math 16% / reading 27%, grade F, #546 of 667 statewide, top 82%, 2,683 students, 71% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-23 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; 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).
• At $2,920/mo this rent would consume 47% of the median local household income ($74k/yr) (locally 1852% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 17 days — a 2% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $72k; list at $387k implies a 438% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $292,032 (24.5% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $290,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 N Broadway	0.54mi	3/2.0	1,320 (+3%)	19mo	$300,000	$227	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-61,037
• Equity at exit: $57,703

10-year hold

• IRR: -5.8%
• Equity multiple: 0.61×
• Total profit: $-42,048
• Equity at exit: $33,461

Cash invested: $108,360 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,920 high
• Mortgage (P&I): −$2,029
• Tax from tax record: −$138 /mo · $1,659/yr
• Insurance: −$161
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-22

Break-even live

Break-even rent $2,948

Max offer price $383,128

Occupancy floor 96%

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: $96,750
• Closing costs: $11,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 W Bloxham St Lantana, FL	3.0	1.0	925	$2,141	$2.31	22d	1	0.24mi
917 W Drew St Lantana, FL	3.0	2.0	1427	$3,800	$2.66	24d	1	0.25mi
422 S Arnold Ave Lantana, FL	2.0	1.0	948	$2,400	$2.53	21d	1	0.30mi
609 S Arnold Ave Lantana, FL	2.0	2.0	1076	$2,900	$2.70	17d	1	0.31mi
887 Duval St Lantana, FL	3.0	1.0	1261	$3,100	$2.46	17d	1	0.35mi
887 Duval St Lantana, FL	3.0	1.0	1261	$3,100	$2.46	8d	1	0.35mi
887 W Perry St Lantana, FL	3.0	1.0	1055	$3,000	$2.84	24d	1	0.38mi
622 Minnesota St Lantana, FL	2.0	2.0	1006	$3,000	$2.98	24d	1	0.45mi
1036 S 14th St Lantana, FL	3.0	2.0	1362	$3,500	$2.57	24d	1	0.47mi
531 W Perry St Lantana, FL	2.0	1.0	1000	$2,400	$2.40	19d	1	0.50mi
511 W Palm St Lantana, FL	3.0	2.0	1725	$2,950	$1.71	24d	1	0.51mi
511 W Palm St Lantana, FL	3.0	2.0	1750	$3,200	$1.83	8d	1	0.51mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$2,827	$2.88	3d	25	0.53mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$2,774	$2.83	24d	25	0.53mi
195 S 4th St Lantana, FL	2.0	2.0	1164	$2,400	$2.06	19d	1	0.54mi
611 E Coast Ave Unit 2 Lantana, FL	2.0	2.0	1125	$2,050	$1.82	5d	1	0.55mi
611 E Coast Ave Unit B Lantana, FL	2.0	2.0	1125	$2,100	$1.87	21d	1	0.55mi
703 Dawn Pl Unit C Lantana, FL	2.0	2.0	935	$2,500	$2.67	8d	1	0.55mi
900 Water Tower Way Lantana, FL	1.0–2.0	1.0–2.0	1176	$3,571	$3.04	3d	20	0.56mi
410 W Palm St Unit B28 Lantana, FL	2.0	1.5	894	$1,800	$2.01	24d	1	0.56mi
614 N 7th St Lantana, FL	2.0	1.0	960	$2,400	$2.50	24d	1	0.63mi
112 Prospect Rd Lantana, FL	2.0	2.0	1377	$2,500	$1.82	17d	1	0.69mi
112 Milton St Unit 114 Lantana, FL	2.0	1.0	1245	$2,500	$2.01	24d	1	0.72mi
112 Milton St Unit 114 Lantana, FL	2.0	1.0	1245	$2,500	$2.01	8d	1	0.72mi
129 Euclid Blvd Lantana, FL	3.0	3.0	1280	$3,300	$2.58	24d	1	0.72mi
835 Andrew Redding Rd #1 Lantana, FL	2.0	2.0	875	$2,800	$3.20	24d	1	0.73mi
814 S Lake Dr Lantana, FL	3.0	2.0	1020	$2,500	$2.45	14d	1	0.78mi
129 E Hart St Lantana, FL	4.0	2.0	1480	$6,000	$4.05	24d	1	0.80mi
2640 South Dr Unit 301 Lake Worth Beach, FL	2.0	1.0	894	$1,500	$1.68	19d	1	0.81mi
2640 South Dr Unit 301 Lake Worth Beach, FL	2.0	1.0	894	$1,500	$1.68	15d	1	0.81mi
1400 S Dixie Hwy Lantana, FL	1.0–3.0	1.0–2.0	1166	$4,827	$4.14	3d	16	0.83mi
316 N Lake Dr Lantana, FL	2.0	2.5	1708	$5,000	$2.93	24d	1	0.85mi
328 N Lake Dr Lantana, FL	3.0	3.0	1788	$3,900	$2.18	24d	1	0.85mi
231 E Lantana Rd #203 Lantana, FL	2.0	2.0	950	$2,400	$2.53	4d	1	0.90mi
1202 S Lake Dr #501 Lantana, FL	2.0	2.0	1351	$2,800	$2.07	24d	1	0.90mi
720 N Dixie Hwy #601 Lantana, FL	2.0	2.5	1160	$2,300	$1.98	20d	1	0.92mi
720 N Dixie Hwy #202 Lantana, FL	2.0	2.5	1125	$2,000	$1.78	4d	1	0.92mi
300 Croton Ave Lantana, FL	2.0	2.0	1039	$3,000	$2.89	24d	1	0.92mi
300 Croton Ave #102 Lantana, FL	2.0	2.0	1039	$3,250	$3.13	24d	1	0.92mi
802 W Windward Way #311 Lantana, FL	2.0	2.0	1265	$2,600	$2.06	24d	1	0.94mi

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-05-01
   status Active
3. 2026-04-26
   historical Active Under Contract
4. 2026-04-18
   listed $387,000 Active
5. 1989-06-01
   soldstatus $72,000
6. 1981-11-01
   soldstatus $60,000

ⓘ 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: $1,659 · $138/mo
• Projected year-2 tax: $3,212 · $268/mo
• Expected delta: +$1,553/yr (+$129/mo · 93.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,044
• − Mortgage interest: −$21,678
• − Property taxes: −$1,659
• − Insurance: −$1,935
• − Repairs & maintenance: −$2,804
• − Management: −$2,804
• − Depreciation: −$11,258
• Taxable loss: −$7,093
• Est. tax savings @ 24.0%: +$1,702
• After-tax cash flow: $1,439/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

+545.0% since first listed

6 events — show timeline

• 2026-05-05 Pending — Beaches MLS
• 2026-05-01 Relisted — Beaches MLS
• 2026-04-26 Contingent — Beaches MLS
• 2026-04-18 Listed $387,000 Beaches MLS
• 1989-06-01 Sold (Public Records) $72,000 Public Records
• 1981-11-01 Sold (Public Records) $60,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,659 · +3.8% YoY. Source: county tax records.