1109 S E St · Lake Worth Beach, FL 33460

$345,000

2 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 120 Days on market

Built 1955

---

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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.3/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT STATER HOME OR RENTAL PROPERTY. HOME LOCATED CLOSE SHOPPING CENTER AND EASY ACCESS TO COMMUTE.

Key facts

• On site laundry
• No hoa
• Garage

Tags

• DETACHED UTILITY BUILDING
• OVERSIZED SPACIOUS LOT
• ON SITE LAUNDRY
• NO HOA

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: No association amenities

Exterior

• Parking: RV access/parking
• Utilities: Public water; Three-phase electric; Cable available
• Home design: Single-family home; One-story; Entry-level living area; South-facing
• Construction: Concrete/CBS construction; Composition/shingle roof
• Exterior features: Fenced yard; Outbuilding; Room for a pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Window/wall heating; Wall/window air conditioning units
• Interior features: Walk-in closets; Split bedroom layout
• Laundry & utility: Laundry closet inside the home; Laundry hookups in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (31.4% below list).
• Recommended offer: $237k (31.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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 20d 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 $2,368/mo this rent would consume 46% 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 $2k of loan paydown is wiped out by about $10k 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 120 days — a 9% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; list at $345k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $236,791 (31.4% 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 120 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.69% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 12.1

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: -26.1%
• Equity multiple: 0.11×
• Total profit: $-85,532
• Equity at exit: $51,441

10-year hold

• IRR: -21.3%
• Equity multiple: -0.13×
• Total profit: $-108,948
• Equity at exit: $29,829

Cash invested: $96,600 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,368 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$403 /mo · $4,837/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-485

Break-even live

Break-even rent $2,982

Max offer price $259,253

Occupancy floor —

Sensitivity live

Price	-10% $-290	-5% $-388	+0% $-485	+5% $-583	+10% $-681
Rent	-10% $-672	-5% $-579	+0% $-485	+5% $-392	+10% $-298
Rate	-1.0pp $-312	-0.5pp $-398	base $-485	+0.5pp $-575	+1.0pp $-666

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: $86,250
• Closing costs: $10,350
• 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	19d	1	0.19mi
911 S B St Lake Worth Beach, FL	3.0	1.5	1140	$2,800	$2.46	25d	1	0.26mi
1015 S K St #1 Lake Worth, FL	1.0	1.0	1160	$1,850	$1.59	19d	1	0.35mi
701 S G St Lake Worth, FL	3.0	1.0	1000	$2,995	$3.00	25d	1	0.36mi
701 S G St Unit 5 Lake Worth Beach, FL	3.0	1.0	1000	$2,495	$2.50	25d	1	0.36mi
701 S G St Unit 7 Lake Worth Beach, FL	3.0	1.0	1000	$2,680	$2.68	25d	1	0.36mi
1420 Barton Rd Unit 1420w Lake Worth Beach, FL	2.0	1.0	990	$2,000	$2.02	12d	1	0.38mi
905 S L St Lake Worth Beach, FL	2.0	1.0	893	$3,300	$3.70	4d	1	0.45mi
644 S Ridge St Lake Worth Beach, FL	2.0	1.0	1000	$2,500	$2.50	25d	1	0.50mi
517 S F St Unit 1 Lake Worth Beach, FL	1.0	1.0	700	$1,750	$2.50	12d	1	0.50mi
1021 S N St Lake Worth Beach, FL	3.0	3.0	1244	$3,800	$3.05	21d	1	0.53mi
507 S D St Bldg 2 Lake Worth Beach, FL	3.0	2.0	1012	$2,200	$2.17	25d	1	0.53mi
1331 S Federal Hwy Lake Worth, FL	2.0	2.0	1011	$2,099	$2.08	25d	1	0.61mi
1331 S Federal Hwy Lake Worth, FL	2.0	2.0	1011	$2,099	$2.08	12d	1	0.61mi
727 S N St Lake Worth Beach, FL	3.0	1.0	1017	$3,000	$2.95	25d	1	0.61mi
713 S N St Lake Worth Beach, FL	2.0	2.0	1116	$2,365	$2.12	0d	1	0.62mi
928 S Federal Hwy Lake Worth, FL	1.0	1.0	700	$1,475	$2.11	0d	1	0.64mi
419 S J St Unit C Lake Worth Beach, FL	2.0	1.0	1200	$1,295	$1.08	15d	1	0.66mi
419 S J St Unit C Lake Worth Beach, FL	2.0	1.0	1200	$1,295	$1.08	13d	1	0.66mi
405 6th Ave S #1 Lake Worth Beach, FL	1.0	1.0	700	$1,425	$2.04	13d	1	0.69mi
835 Andrew Redding Rd #1 Lantana, FL	2.0	2.0	875	$2,800	$3.20	25d	1	0.71mi
416 S L St Lake Worth, FL	2.0	1.0	950	$2,700	$2.84	25d	1	0.74mi
414 S L St Lake Worth Beach, FL	2.0	1.0	950	$2,350	$2.47	25d	1	0.75mi
327 S L St Lake Worth Beach, FL	3.0	2.0	936	$3,000	$3.21	25d	1	0.78mi
318 S K St Unit 4 Lake Worth Beach, FL	1.0	1.0	750	$1,450	$1.93	18d	1	0.78mi
206 S C St Lake Worth Beach, FL	3.0	1.0	1000	$2,500	$2.50	25d	1	0.79mi
322 S L St Lake Worth, FL	2.0	1.0	800	$2,500	$3.12	8d	1	0.80mi
314 S L St Lake Worth Beach, FL	3.0	1.0	1094	$3,000	$2.74	13d	1	0.82mi
1502 S Lakeside Dr #302 Lake Worth Beach, FL	1.0	1.0	700	$1,200	$1.71	19d	1	0.82mi
900 Water Tower Way Lantana, FL	1.0–2.0	1.0–2.0	1176	$3,541	$3.01	0d	20	0.83mi
1516 S Lakeside Dr Lake Worth, FL	1.0	1.5	767	$1,650	$2.15	15d	2	0.84mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$2,336	$2.38	25d	25	0.85mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$2,368	$2.41	0d	23	0.85mi
107 18th Ave S Lake Worth Beach, FL	3.0	2.0	1286	$3,000	$2.33	25d	1	0.86mi
105 S D St Lake Worth Beach, FL	3.0	2.0	1326	$3,300	$2.49	25d	1	0.87mi
105 S D St Lake Worth Beach, FL	3.0	2.0	1326	$3,150	$2.38	12d	1	0.87mi
2566 South Dr Unit 306 Lake Worth Beach, FL	1.0	1.0	744	$1,850	$2.49	8d	1	0.88mi
2640 South Dr Unit 301 Lake Worth Beach, FL	2.0	1.0	894	$1,500	$1.68	16d	1	0.88mi
2640 South Dr Unit 301 Lake Worth Beach, FL	2.0	1.0	894	$1,500	$1.68	19d	1	0.88mi
305 S Federal Hwy Apt 1 Lake Worth Beach, FL	1.0	1.0	720	$1,775	$2.47	0d	1	0.88mi

Listing history 36 events

1. 2026-06-21
   days on market $345,000 Active 120 DOM
2. 2026-06-18
   days on market $345,000 Active 117 DOM
3. 2026-06-17
   days on market $345,000 Active 116 DOM
4. 2026-06-16
   days on market $345,000 Active 115 DOM
5. 2026-06-15
   days on market $345,000 Active 114 DOM
6. 2026-06-13
   days on market $345,000 Active 112 DOM
7. 2026-06-09
   days on market $345,000 Active 108 DOM
8. 2026-06-07
   days on market $345,000 Active 106 DOM
9. 2026-06-04
   days on market $345,000 Active 103 DOM
10. 2026-06-03
    days on market $345,000 Active 102 DOM
11. 2026-06-01
    days on market $345,000 Active 100 DOM
12. 2026-05-31
    days on market $345,000 Active 99 DOM
13. 2026-03-06
    price $345,000
14. 2026-02-21
    listed $325,000 Active
15. 2018-01-04
    historical
16. 2017-11-22
    status Active
17. 2017-11-15
    historical Contingent
18. 2017-07-14
    listed $189,000 Active
19. 2016-10-17
    soldstatus $75,000 Closed 100-char remark

    Show marketing remark (100 chars)

    GREAT STATER HOME OR RENTAL PROPERTY. HOME LOCATED CLOSE SHOPPING CENTER AND EASY ACCESS TO COMMUTE.

20. 2016-09-19
    status Pending 100-char remark

    Show marketing remark (100 chars)

    GREAT STATER HOME OR RENTAL PROPERTY. HOME LOCATED CLOSE SHOPPING CENTER AND EASY ACCESS TO COMMUTE.

21. 2016-09-07
    price $79,900 100-char remark

    Show marketing remark (100 chars)

    GREAT STATER HOME OR RENTAL PROPERTY. HOME LOCATED CLOSE SHOPPING CENTER AND EASY ACCESS TO COMMUTE.

22. 2016-09-07
    status Active 100-char remark

    Show marketing remark (100 chars)

    GREAT STATER HOME OR RENTAL PROPERTY. HOME LOCATED CLOSE SHOPPING CENTER AND EASY ACCESS TO COMMUTE.

23. 2016-08-19
    status Pending 100-char remark

    Show marketing remark (100 chars)

    GREAT STATER HOME OR RENTAL PROPERTY. HOME LOCATED CLOSE SHOPPING CENTER AND EASY ACCESS TO COMMUTE.

24. 2016-06-23
    listed $99,900 Active 100-char remark

    Show marketing remark (100 chars)

    GREAT STATER HOME OR RENTAL PROPERTY. HOME LOCATED CLOSE SHOPPING CENTER AND EASY ACCESS TO COMMUTE.

25. 2016-06-08
    historical
26. 2015-12-08
    listed $109,900 Active
27. 2014-02-21
    soldstatus $50,000
28. 2014-02-18
    soldstatus $50,000 Closed
29. 2013-07-29
    status Pending
30. 2012-11-20
    listed $54,900 Active
31. 2001-10-22
    soldstatus $84,000
32. 2001-08-04
    soldstatus $55,500
33. 2001-07-16
    soldstatus $55,500
34. 2001-07-01
    historical
35. 2001-06-20
    listed $65,000
36. 1997-10-06
    soldstatus $30,000

ⓘ 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: $4,837 · $403/mo
• Projected year-2 tax: $4,837 · $403/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: $28,415
• − Mortgage interest: −$19,325
• − Property taxes: −$4,837
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − Depreciation: −$10,036
• Taxable loss: −$12,055
• Est. tax savings @ 24.0%: +$2,893
• After-tax cash flow: $-2,932/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

+1050.0% since first listed

24 events — show timeline

• 2026-03-06 Price Changed $345,000 Beaches MLS
• 2026-02-21 Listed $325,000 Beaches MLS
• 2018-01-04 Listing Removed — Beaches MLS
• 2017-11-22 Relisted — Beaches MLS
• 2017-11-15 Contingent — Beaches MLS
• 2017-07-14 Listed $189,000 Beaches MLS
• 2016-10-17 Sold (MLS) $75,000 Beaches MLS
• 2016-09-19 Pending — Beaches MLS
• 2016-09-07 Price Changed $79,900 Beaches MLS
• 2016-09-07 Relisted — Beaches MLS
• 2016-08-19 Pending — Beaches MLS
• 2016-06-23 Listed $99,900 Beaches MLS
• 2016-06-08 Listing Removed — Beaches MLS
• 2015-12-08 Listed $109,900 Beaches MLS
• 2014-02-21 Sold (Public Records) $50,000 Public Records
• 2014-02-18 Sold (MLS) $50,000 Beaches MLS
• 2013-07-29 Pending — Beaches MLS
• 2012-11-20 Listed $54,900 Beaches MLS
• 2001-10-22 Sold (Public Records) $84,000 Public Records
• 2001-08-04 Sold (Public Records) $55,500 Public Records
• 2001-07-16 Sold (MLS) $55,500 Beaches MLS
• 2001-07-01 Listing Removed — Beaches MLS
• 2001-06-20 Listed $65,000 Beaches MLS
• 1997-10-06 Sold (Public Records) $30,000 Public Records

Property tax history

+16.3%/yr

Latest (2025): $4,837 · +3.9% YoY. Source: county tax records.