901 S F St · Lake Worth Beach, FL 33460

$390,000

2 bd · 2.0 ba · 1,252 sqft · MultiFamily public records · 33 Days on market

Built 1958 6,759 sqft lot

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• Schools +4.3/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Prime Lake Worth duplex offering amazing potential for investors or owner-occupants! This versatile property features a 3-Bedroom, 1 bath unit and a separate 1 Bedroom, 1 Bath Unit each with its own meters. With no rental restrictions, it's perfect for long-term tenants or short-term rentals. Located just 10 minutes from I-95 and downtown Lake Worth, and only 15 minutes from the iconic Lake Worth Pier. this property is nestled in a high-demand area. Enjoy the flexibility, convenience and income potential in one of South Florida's most vibrant communities!

Key facts

• Income potential
• Lake worth duplex
• High-demand area

Tags

• LAKE WORTH DUPLEX
• SEPARATE METERS
• NO RENTAL RESTRICTIONS
• HIGH-DEMAND AREA
• INCOME POTENTIAL

Property features AI

Finance

• Financial info: Two total units; Gross income reported as $3,500; Net operating income reported as $6,000; Tenants pay cable TV, electricity and water; Pets allowed with no restrictions

Exterior

• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Electricity available; Sewer available; Water available; Two separate electric meters
• Home design: Duplex; Single-story; Resale property
• Construction: Frame, wood siding and CBS construction; Built-up and tar/gravel roof; Total building area about 1,721; Living area about 1,252
• Exterior features: Shed(s); Fenced lot; Not waterfront

Interior

• Flooring: Carpet; Vinyl
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 1×1bd/1ba units multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive. Per door: $318/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $390k).
• Recommended offer: $378k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: Barton Elementary School (math 25% / reading 20%, grade F, #2,073 of 2,144 statewide, top 97%, 1,064 students, 80% 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 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 50% district-wide (-28 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); 249 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $3,900/mo this rent would consume 75% of the median local household income ($62k/yr) (locally 2429% 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 33 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 3 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 $45k; list at $390k implies a 767% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $378,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 8.3

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-20,670
• Equity at exit: $58,150

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $42,476
• Equity at exit: $33,720

Cash invested: $109,200 (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: 249
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $3,900 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$237 /mo · $2,843/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $636

Break-even live

Break-even rent $3,094

Max offer price $390,000

Occupancy floor 79%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$2,218
1× unit	1	1	$1,682
Total (2 units)			$3,900

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 S D St Lake Worth Beach, FL	2.0	2.0	1023	$2,300	$2.25	18d	1	0.12mi
701 S G St Lake Worth, FL	3.0	1.0	1000	$2,995	$3.00	24d	1	0.15mi
701 S G St Unit 5 Lake Worth Beach, FL	3.0	1.0	1000	$2,495	$2.50	24d	1	0.15mi
701 S G St Unit 7 Lake Worth Beach, FL	3.0	1.0	1000	$2,680	$2.68	24d	1	0.15mi
911 S B St Lake Worth Beach, FL	3.0	1.5	1140	$2,800	$2.46	24d	1	0.24mi
1029 S C St Lake Worth Beach, FL	3.0	3.0	1502	$3,000	$2.00	24d	1	0.24mi
1015 S K St #1 Lake Worth, FL	1.0	1.0	1160	$1,850	$1.59	18d	1	0.31mi
507 S D St Bldg 2 Lake Worth Beach, FL	3.0	2.0	1012	$2,200	$2.17	24d	1	0.34mi
905 S L St Lake Worth Beach, FL	2.0	1.0	893	$3,300	$3.70	2d	1	0.35mi
644 S Ridge St Lake Worth Beach, FL	2.0	1.0	1000	$2,500	$2.50	24d	1	0.44mi
419 S J St Unit C Lake Worth Beach, FL	2.0	1.0	1200	$1,295	$1.08	13d	1	0.45mi
419 S J St Unit C Lake Worth Beach, FL	2.0	1.0	1200	$1,295	$1.08	12d	1	0.45mi
727 S N St Lake Worth Beach, FL	3.0	1.0	1017	$3,000	$2.95	24d	1	0.48mi
1021 S N St Lake Worth Beach, FL	3.0	3.0	1244	$3,800	$3.05	20d	1	0.48mi
713 S N St Lake Worth Beach, FL	2.0	2.0	1116	$2,390	$2.14	24d	1	0.48mi
1122 S N St Lake Worth Beach, FL	3.0	3.0	1845	$11,500	$6.23	13d	1	0.54mi
416 S L St Lake Worth, FL	2.0	1.0	950	$2,700	$2.84	24d	1	0.55mi
414 S L St Lake Worth Beach, FL	2.0	1.0	950	$2,350	$2.47	24d	1	0.56mi
531 S Federal Hwy #14 Lake Worth Beach, FL	3.0	3.5	1727	$3,099	$1.79	24d	1	0.56mi
327 S L St Lake Worth Beach, FL	3.0	2.0	936	$3,000	$3.21	24d	1	0.58mi
1420 Barton Rd Unit 1420w Lake Worth Beach, FL	2.0	1.0	990	$2,000	$2.02	10d	1	0.59mi
206 S C St Lake Worth Beach, FL	3.0	1.0	1000	$2,500	$2.50	24d	1	0.59mi
1301 S Federal Hwy #4 Lake Worth Beach, FL	3.0	2.5	1823	$2,800	$1.54	13d	1	0.62mi
1301 S Federal Hwy #4 Lake Worth Beach, FL	3.0	2.5	1823	$3,300	$1.81	16d	1	0.62mi
314 S L St Lake Worth Beach, FL	3.0	1.0	1094	$3,000	$2.74	12d	1	0.62mi
1331 S Federal Hwy Lake Worth, FL	2.0	2.0	1011	$2,099	$2.08	10d	1	0.65mi
1331 S Federal Hwy Lake Worth, FL	2.0	2.0	1011	$2,099	$2.08	24d	1	0.65mi
1512 Barton Rd Unit A Lake Worth Beach, FL	2.0	1.0	1710	$1,800	$1.05	3d	1	0.67mi
105 S D St Lake Worth Beach, FL	3.0	2.0	1326	$3,150	$2.38	11d	1	0.67mi
105 S D St Lake Worth Beach, FL	3.0	2.0	1326	$3,300	$2.49	24d	1	0.67mi
221 S M St Lake Worth Beach, FL	3.0	2.0	1164	$3,450	$2.96	14d	1	0.69mi
112 S J St Lake Worth Beach, FL	1.0	2.0	988	$3,000	$3.04	18d	1	0.70mi
204 S M St Unit Upstairs Unit Lake Worth Beach, FL	3.0	1.0	1386	$3,500	$2.53	15d	1	0.74mi
224 S Federal Hwy #4 Lake Worth Beach, FL	3.0	2.5	1640	$3,200	$1.95	10d	1	0.75mi
647 Latona Ave Lake Worth Beach, FL	3.0	2.0	1609	$2,800	$1.74	24d	1	0.75mi
101 S East Coast St Lake Worth Beach, FL	2.0	2.0	1029	$2,500	$2.43	16d	1	0.75mi
215 S Ocean Breeze Lake Worth Beach, FL	2.0	2.0	1000	$2,385	$2.38	4d	1	0.78mi
702 Grove St Lake Worth Beach, FL	3.0	2.0	1812	$5,500	$3.04	24d	1	0.78mi
216 Ocean Breeze Unit Upstairs Lake Worth Beach, FL	2.0	1.0	958	$2,250	$2.35	2d	1	0.80mi
2022 Collier Ave Lake Worth, FL	3.0	2.0	1512	$3,500	$2.31	10d	1	0.83mi

Listing history 21 events

1. 2026-06-17
   status $390,000 Pending 33 DOM
2. 2026-06-16
   days on market $390,000 Active 33 DOM
3. 2026-06-15
   days on market $390,000 Active 32 DOM
4. 2026-06-13
   days on market $390,000 Active 30 DOM
5. 2026-06-09
   days on market $390,000 Active 26 DOM
6. 2026-06-08
   days on market $390,000 Active 25 DOM
7. 2026-06-07
   days on market $390,000 Active 24 DOM
8. 2026-06-04
   days on market $390,000 Active 21 DOM
9. 2026-06-03
   days on market $390,000 Active 20 DOM
10. 2026-06-02
    days on market $390,000 Active 19 DOM
11. 2026-06-01
    days on market $390,000 Active 18 DOM
12. 2026-05-31
    days on market $390,000 Active 17 DOM
13. 2026-05-14
    listed $410,000 Active
14. 2025-08-19
    historical
15. 2025-07-30
    price $405,000
16. 2025-06-20
    status Active
17. 2025-06-13
    status Pending
18. 2025-06-06
    price $450,000
19. 2025-04-23
    listed $490,000 Active
20. 1986-12-01
    soldstatus $45,000
21. 1982-12-01
    soldstatus $52,500

ⓘ 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: $2,843 · $237/mo
• Projected year-2 tax: $3,237 · $270/mo
• Expected delta: +$394/yr (+$33/mo · 13.9%)

ⓘ 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) · 22% 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: $46,800
• − Mortgage interest: −$21,846
• − Property taxes: −$2,843
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,744
• − Management: −$3,744
• − Depreciation: −$11,345
• Taxable income: $1,327
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $7,318/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

+681.0% since first listed

9 events — show timeline

• 2026-05-14 Listed $410,000 Beaches MLS
• 2025-08-19 Listing Removed — Beaches MLS
• 2025-07-30 Price Changed $405,000 Beaches MLS
• 2025-06-20 Relisted — Beaches MLS
• 2025-06-13 Pending — Beaches MLS
• 2025-06-06 Price Changed $450,000 Beaches MLS
• 2025-04-23 Listed $490,000 Beaches MLS
• 1986-12-01 Sold (Public Records) $45,000 Public Records
• 1982-12-01 Sold (Public Records) $52,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,843 · +7.3% YoY. Source: county tax records.