927 S G St #5 · Lake Worth Beach, FL 33460

$125,000

1 bd · 1.0 ba · 594 sqft · Condo public records · 177 Days on market

Built 1977 $250/mo HOA

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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 +21.8/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 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

Listing remarks

Completely redone in 2010! Easy building with no board approval needed, rentals ok.

Key facts

• $250 HOA
• Built 1977
• Listed 176 days

Property features AI

Finance

• Other: Building area reported as 594 (source: public records)
• Financial info: Pets allowed (restrictions possible)
• HOA & community: Monthly association fee of $250; HOA covers water, sewer and trash; Association has no listed amenities

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Condominium; Single-story (1 story); Multi/Split levels; East-facing
• Construction: CBS construction; Built as resale property
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: One full bathroom
• Heating & cooling: Individual central heating; Central air conditioning
• Interior features: No interior features listed
• Laundry & utility: Electric water heater

🏢 Co-op / cooperative unit. The $125,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% 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); 250 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 32% of the median local income ($62k/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 $864 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 177 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $125k implies a 1150% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.34% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 6.2

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: $-6,720
• Equity at exit: $18,638

10-year hold

• IRR: 5.5%
• Equity multiple: 1.42×
• Total profit: $14,652
• Equity at exit: $10,808

Cash invested: $35,000 (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: 250
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$656
• Tax from tax record: −$167 /mo · $1,999/yr
• Insurance: −$52
• HOA: −$250
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $196

Break-even live

Break-even rent $1,423

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $266	-5% $231	+0% $196	+5% $160	+10% $125
Rent	-10% $64	-5% $130	+0% $196	+5% $262	+10% $328
Rate	-1.0pp $258	-0.5pp $227	base $196	+0.5pp $163	+1.0pp $130

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 S D St Lake Worth Beach, FL	1.0	1.0	550	$1,715	$3.12	25d	1	0.20mi
1029 S D St Apt 2 Lake Worth Beach, FL	1.0	1.0	560	$1,675	$2.99	25d	1	0.21mi
1101 S K St Unit 16 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	25d	1	0.24mi
1001 S M St Unit 5 Lake Worth Beach, FL	1.0	1.0	600	$1,395	$2.33	23d	1	0.34mi
717 S B St Unit 715 Lake Worth Beach, FL	2.0	1.0	561	$2,295	$4.09	25d	1	0.36mi
517 S F St Unit 1 Lake Worth Beach, FL	1.0	1.0	700	$1,750	$2.50	12d	1	0.37mi
606 S C St #103 Lake Worth Beach, FL	1.0	1.0	608	$1,500	$2.47	16d	1	0.37mi
1001 S Federal Hwy #1 Lake Worth Beach, FL	1.0	1.0	650	$1,995	$3.07	9d	1	0.46mi
512 S K St Unit 2 Lake Worth Beach, FL	1.0	1.0	400	$1,600	$4.00	25d	1	0.46mi
514 S K St Lake Worth Beach, FL	1.0	1.0	600	$1,700	$2.83	5d	1	0.47mi
1115 S Federal Hwy Unit 3 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	25d	1	0.48mi
928 S Federal Hwy Lake Worth, FL	1.0	1.0	700	$1,475	$2.11	0d	1	0.50mi
405 6th Ave S #1 Lake Worth Beach, FL	1.0	1.0	700	$1,425	$2.04	14d	1	0.50mi
519 S M St #2 Lake Worth Beach, FL	1.0	1.0	373	$1,650	$4.42	25d	1	0.52mi
519 S M St #2 Lake Worth Beach, FL	1.0	1.0	373	$1,575	$4.22	4d	1	0.52mi
611 S Pine St Unit B Lake Worth Beach, FL	2.0	1.0	500	$1,650	$3.30	23d	1	0.53mi
431 S M St #1 Lake Worth, FL	2.0	1.0	480	$1,500	$3.12	16d	1	0.55mi
318 S K St Unit 4 Lake Worth Beach, FL	1.0	1.0	750	$1,450	$1.93	18d	1	0.60mi
201 S J St Lake Worth, FL	1.0–2.0	1.0	570	$1,450	$2.54	20d	2	0.67mi
201 S J St #6 Lake Worth Beach, FL	2.0	1.0	680	$1,950	$2.87	16d	1	0.67mi
717 2nd Ave S Unit 5 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	25d	1	0.68mi
715 2nd Ave S Unit 1 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	25d	1	0.69mi
715 2nd Ave S Unit 3 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	16d	1	0.69mi
305 S Federal Hwy Apt 1 Lake Worth Beach, FL	1.0	1.0	720	$1,775	$2.47	0d	1	0.70mi
601 Latona Ave Lake Worth Beach, FL	1.0	1.0	500	$1,895	$3.79	25d	1	0.71mi
1609 S Federal Hwy Apt 102 Lake Worth Beach, FL	1.0	1.0	672	$1,459	$2.17	25d	1	0.71mi
225 Ocean Breeze Unit 2 Lake Worth Beach, FL	1.0	1.0	625	$1,525	$2.44	25d	1	0.76mi
110 S K St Unit 2 Lake Worth, FL	—	1.0	400	$1,350	$3.38	9d	1	0.76mi
35 S J St Lake Worth Beach, FL	1.0	1.0	500	$2,095	$4.19	25d	1	0.77mi
405 2nd Ave S Unit 405 B Lake Worth Beach, FL	1.0	1.0	680	$1,350	$1.99	25d	1	0.77mi
401 S Lakeside Dr Apt 4 Lake Worth Beach, FL	1.0	1.0	700	$1,625	$2.32	14d	1	0.77mi
1502 S Lakeside Dr #302 Lake Worth Beach, FL	1.0	1.0	700	$1,200	$1.71	20d	1	0.79mi
30 S J St #14 Lake Worth Beach, FL	1.0	1.0	620	$1,500	$2.42	25d	1	0.79mi
231 S Palmway #4 Lake Worth, FL	1.0	1.0	660	$1,750	$2.65	0d	1	0.80mi
223 S Palmway Lake Worth Beach, FL	1.0	1.0	660	$1,750	$2.65	0d	1	0.81mi
223 S Palmway Lake Worth Beach, FL	1.0	1.0	660	$1,750	$2.65	25d	1	0.81mi
313 S Lakeside Dr Unit 2 Lake Worth Beach, FL	1.0	1.0	600	$1,695	$2.83	25d	1	0.81mi
313 S Lakeside Dr Unit 2 Lake Worth Beach, FL	1.0	1.0	600	$1,695	$2.83	18d	1	0.81mi
210 S Ocean Breeze Lake Worth Beach, FL	1.0	1.0	700	$2,100	$3.00	25d	1	0.82mi
17 S L St #4 Lake Worth Beach, FL	—	1.0	400	$1,700	$4.25	25d	1	0.83mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-03
   days on market $125,000 Active 177 DOM
2. 2026-06-01
   days on market $125,000 Active 175 DOM
3. 2026-05-31
   days on market $125,000 Active 174 DOM
4. 2026-02-24
   price $125,000
5. 2025-12-06
   listed $135,000 Active
6. 1992-03-16
   soldstatus $10,000

ⓘ 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: $1,999 · $167/mo
• Projected year-2 tax: $1,999 · $167/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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: $20,046
• − Mortgage interest: −$7,002
• − Property taxes: −$1,999
• − Insurance: −$625
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − HOA: −$3,000
• − Depreciation: −$3,636
• Taxable income: $577
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $2,208/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

+1150.0% since first listed

3 events — show timeline

• 2026-02-24 Price Changed $125,000 Beaches MLS
• 2025-12-06 Listed $135,000 Beaches MLS
• 1992-03-16 Sold (Public Records) $10,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,999 · +1.4% YoY. Source: county tax records.