890 N Federal Hwy · Lantana, FL 33462

$160,000

2 bd · 2.0 ba · 1,029 sqft · Condo · 31 Days on market

Built 1981 Good condition

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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 +20.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Hidden gem in Lantana ?? Beautiful 2 bed, 2 bath condo located in the desirable Hidden Harbour community. This charming waterfront community offers a pool and relaxing coastal atmosphere just minutes from beaches, restaurants, and shopping. The unit features a bright and cozy layout, a brand new A/C unit installed in 2025, and plenty of potential for both homeowners and investors alike. While the unit does not have direct water views, the community sits right on the water, giving you access to the lifestyle without the premium price tag. ? 2 Bedrooms / 2 Bathrooms ? New A/C (2025) ? Investor-friendly condo ? Waterfront community ? Community pool ? Great location in Lantana ? Pe

Key facts

• Community pool
• Waterfront community
• Built 1981

Tags

• WATERFRONT COMMUNITY
• COMMUNITY POOL
• GREAT LOCATION IN LANTANA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $155k (3.0% 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: schools C-, employment D+, amenities 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.
• 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 22d 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 41% 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 $5k 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 31 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago 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.

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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.59% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 5.2

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: -8.5%
• Equity multiple: 0.68×
• Total profit: $-14,208
• Equity at exit: $23,857

10-year hold

• IRR: 3.5%
• Equity multiple: 1.28×
• Total profit: $12,371
• Equity at exit: $13,834

Cash invested: $44,800 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,550 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 14 same-building comps: −$711
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $131

Break-even live

Break-even rent $2,384

Max offer price $160,000

Occupancy floor 90%

Sensitivity live

Price	-10% $242	-5% $187	+0% $131	+5% $76	+10% $21
Rent	-10% $-70	-5% $31	+0% $131	+5% $232	+10% $333
Rate	-1.0pp $212	-0.5pp $172	base $131	+0.5pp $90	+1.0pp $48

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: $40,000
• Closing costs: $4,800
• 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	12d	1	0.03mi
896 N Federal Hwy Lantana, FL	2.0	2.0	1027	$2,700	$2.63	25d	2	0.06mi
896 N Federal Hwy Lantana, FL	2.0	2.0	1027	$2,925	$2.85	8d	2	0.06mi
200 Waterway Dr S #202 Lantana, FL	1.0	1.5	806	$1,850	$2.30	25d	1	0.06mi
107 18th Ave S Lake Worth Beach, FL	3.0	2.0	1286	$3,000	$2.33	25d	1	0.08mi
107 Waterway Dr S Lantana, FL	1.0	1.5	806	$1,750	$2.17	8d	1	0.08mi
300 Waterway Dr S #308 Lantana, FL	2.0	1.5	806	$2,200	$2.73	25d	1	0.08mi
303 Waterway Dr S #303 Lantana, FL	2.0	1.5	900	$2,100	$2.33	25d	1	0.10mi
804 E Windward Way #211 Lantana, FL	2.0	2.0	1265	$2,600	$2.06	15d	1	0.18mi
804 E Windward Way #120 Lantana, FL	2.0	2.0	1265	$2,500	$1.98	19d	1	0.18mi
804 E Windward Way #103 Lantana, FL	2.0	2.0	1254	$2,750	$2.19	3d	1	0.18mi
804 E Windward Way #316 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	21d	1	0.18mi
804 E Windward Way #618 Lantana, FL	2.0	2.0	1265	$3,700	$2.92	15d	1	0.18mi
1516 S Lakeside Dr Lake Worth, FL	1.0	1.5	767	$1,650	$2.15	14d	2	0.18mi
806 E Windward Way #323 Lantana, FL	2.0	2.0	1265	$5,000	$3.95	25d	1	0.19mi
806 E Windward Way #111 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	25d	1	0.19mi
1502 S Lakeside Dr #302 Lake Worth Beach, FL	1.0	1.0	700	$1,200	$1.71	19d	1	0.20mi
804 E Windward Way Ph -15 Lantana, FL	2.0	2.0	1265	$2,390	$1.89	13d	1	0.21mi
804 E Windward Way Ph -15 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	25d	1	0.21mi
802 W Windward Way #216 Lantana, FL	2.0	2.0	1350	$3,000	$2.22	25d	1	0.22mi
802 W Windward Way Unit 1545847P Lantana, FL	2.0	2.0	1259	$3,122	$2.48	17d	1	0.22mi
802 W Windward Way #311 Lantana, FL	2.0	2.0	1265	$2,600	$2.06	25d	1	0.22mi
802 W Windward Way #304 Lantana, FL	1.0	1.0	839	$2,700	$3.22	25d	1	0.22mi
720 N Dixie Hwy #601 Lantana, FL	2.0	2.5	1160	$2,300	$1.98	20d	1	0.30mi
720 N Dixie Hwy #202 Lantana, FL	2.0	2.5	1125	$2,000	$1.78	5d	1	0.30mi
1331 S Federal Hwy Lake Worth, FL	2.0	2.0	1011	$2,099	$2.08	25d	1	0.39mi
1331 S Federal Hwy Lake Worth, FL	2.0	2.0	1011	$2,099	$2.08	11d	1	0.39mi
301 Croton Ave #302 Lantana, FL	1.0	1.0	702	$1,900	$2.71	25d	1	0.43mi
300 Croton Ave #102 Lantana, FL	2.0	2.0	1039	$3,250	$3.13	25d	1	0.46mi
200 Croton Ave Lantana, FL	1.0–2.0	1.0	695	$1,850	$2.66	15d	2	0.46mi
300 Croton Ave Lantana, FL	2.0	2.0	1039	$3,000	$2.89	25d	1	0.46mi
329 Melody Ln Unit 331 Lantana, FL	2.0	2.0	842	$1,849	$2.20	8d	1	0.48mi
231 E Lantana Rd #203 Lantana, FL	2.0	2.0	950	$2,400	$2.53	4d	1	0.49mi
611 N Broadway Unit A Lantana, FL	1.0	1.0	1184	$1,550	$1.31	15d	1	0.53mi
614 N 7th St Lantana, FL	2.0	1.0	960	$2,400	$2.50	25d	1	0.54mi
703 Dawn Pl Unit C Lantana, FL	2.0	2.0	935	$2,500	$2.67	8d	1	0.61mi
1021 S N St Lake Worth Beach, FL	3.0	3.0	1244	$3,800	$3.05	21d	1	0.65mi
410 W Palm St Unit B28 Lantana, FL	2.0	1.5	894	$1,800	$2.01	25d	1	0.68mi
928 S Federal Hwy Lake Worth, FL	1.0	1.0	700	$1,475	$2.11	0d	1	0.70mi
3520 S Ocean Blvd Unit H404 Palm Beach, FL	2.0	2.0	1176	$5,900	$5.02	25d	1	0.71mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $160,000 Active 31 DOM
2. 2026-06-17
   days on market $160,000 Active 30 DOM
3. 2026-06-16
   days on market $160,000 Active 29 DOM
4. 2026-06-15
   days on market $160,000 Active 28 DOM
5. 2026-06-13
   days on market $160,000 Active 26 DOM
6. 2026-06-09
   days on market $160,000 Active 22 DOM
7. 2026-06-07
   days on market $160,000 Active 20 DOM
8. 2026-06-04
   days on market $160,000 Active 17 DOM
9. 2026-06-03
   days on market $160,000 Active 16 DOM
10. 2026-06-01
    days on market $160,000 Active 14 DOM
11. 2026-05-31
    days on market $160,000 Active 13 DOM
12. 2026-05-19
    listed $160,000 Active
13. 2025-08-07
    historical $1,700
14. 2025-07-30
    listed $1,700
15. 2024-10-22
    historical $2,000
16. 2024-08-03
    listed $2,000
17. 2024-08-02
    historical $2,000
18. 2024-07-18
    listed $2,000
19. 2024-03-19
    historical $2,400
20. 2024-03-11
    listed $2,400
21. 2024-03-11
    historical $2,000
22. 2024-02-29
    listed $2,000
23. 2024-02-29
    historical $2,000
24. 2024-02-18
    price $2,000
25. 2024-02-06
    historical $2,100
26. 2024-02-01
    price $2,100
27. 2023-12-16
    listed $2,150
28. 2023-12-11
    listed $1,900
29. 2023-11-22
    historical $2,200
30. 2023-11-17
    listed $2,200

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $30,603
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$1,598
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − HOA: −$8,532
• − Depreciation: −$4,655
• Taxable loss: −$440
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $1,684/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab

This multi-family unit in Lantana is in good condition with modern updates and a good location. It's ready for a fresh coat of paint and some trimming to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Trim hedges — Improves landscaping and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Trim hedges — Improves landscaping and enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+7172.7% since first listed

19 events — show timeline

• 2026-05-19 Listed $160,000 FSBO.com
• 2025-08-07 Rental Removed $1,700 SHOWMOJO
• 2025-07-30 Listed for Rent $1,700 SHOWMOJO
• 2024-10-22 Rental Removed $2,000 GFLMLS
• 2024-08-03 Listed for Rent $2,000 GFLMLS
• 2024-08-02 Rental Removed $2,000 RMLSFL
• 2024-07-18 Listed for Rent $2,000 RMLSFL
• 2024-03-19 Rental Removed $2,400 RMLSFL
• 2024-03-11 Listed for Rent $2,400 RMLSFL
• 2024-03-11 Rental Removed $2,000 APPFOLIO
• 2024-02-29 Listed for Rent $2,000 APPFOLIO
• 2024-02-29 Rental Removed $2,000 RMLSFL
• 2024-02-18 Price Changed $2,000 RMLSFL
• 2024-02-06 Rental Removed $2,100 RMLSFL
• 2024-02-01 Price Changed $2,100 RMLSFL
• 2023-12-16 Listed for Rent $2,150 RMLSFL
• 2023-12-11 Listed for Rent $1,900 RMLSFL
• 2023-11-22 Rental Removed $2,200 APPFOLIO
• 2023-11-17 Listed for Rent $2,200 APPFOLIO