1740 2nd Ave #202 · Lake Worth Beach, FL 33460

$145,000

2 bd · 2.0 ba · 908 sqft · Condo public records · 261 Days on market

Built 1981

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Why this score? — see what drove the B- 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

NICE CONDO CLOSE DOWNTOWN LAKE WORTH BEACH

Key facts

• 3 parking spots
• Built 1981
• Listed 261 days

Property features AI

Finance

• Other: Single-unit community
• HOA & community: Association present (no listed association amenities); Pets allowed with no restrictions

Exterior

• Parking: Attached carport (covered) with 1 carport space; 2 open parking spaces; RV access/parking
• Utilities: Public water; Public sewer; Sewer and water available; Utilities available
• Home design: Condominium; Resale; 2 stories; Faces north
• Construction: CBS construction
• Exterior features: Fenced; Sidewalks; Paved road frontage (west of US-1); Not waterfront

Interior

• Kitchen: Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Window/wall heating; Central individual cooling; Wall/window units; Ceiling fans
• Interior features: Stacked bedroom layout; Unfurnished
• Laundry & utility: Laundry closet inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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: Highland Elementary School (math 28% / reading 26%, grade F, #1,969 of 2,144 statewide, top 94%, 937 students, 85% 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 77% FRL vs 52% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 50% district-wide (-27 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 26d 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 36% 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 $1k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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.
• Current owner paid $30k; list at $145k implies a 383% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. 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?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.30% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 6.4

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $6,554
• Equity at exit: $21,620

10-year hold

• IRR: 14.2%
• Equity multiple: 2.17×
• Total profit: $47,405
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$760
• Tax from tax record: −$207 /mo · $2,489/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $455

Break-even live

Break-even rent $1,302

Max offer price $145,000

Occupancy floor 71%

Sensitivity live

Price	-10% $537	-5% $496	+0% $455	+5% $414	+10% $373
Rent	-10% $307	-5% $381	+0% $455	+5% $529	+10% $604
Rate	-1.0pp $528	-0.5pp $492	base $455	+0.5pp $418	+1.0pp $380

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1741 3rd Ave N #6 Lake Worth Beach, FL	2.0	2.0	775	$1,550	$2.00	20d	1	0.07mi
1716 3rd Ave N Lake Worth Beach, FL	2.0–3.0	2.0	1000	$1,600	$1.60	26d	1	0.16mi
12 N B St Lake Worth Beach, FL	1.0	1.0	800	$1,700	$2.12	16d	1	0.21mi
123 Erie St Apt 10 Lake Worth, FL	1.0	1.0	600	$1,325	$2.21	26d	1	0.28mi
1409 Lake Ave Lake Worth Beach, FL	2.0	2.0	799	$1,800	$2.25	19d	1	0.31mi
136 Akron St Apt B2 Lake Worth Beach, FL	1.0	1.0	599	$2,175	$3.63	26d	1	0.31mi
136 Akron St Unit A1 Lake Worth Beach, FL	1.0	1.0	599	$2,075	$3.46	26d	1	0.31mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,400	$2.65	26d	1	0.34mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,325	$2.51	7d	1	0.34mi
223 N E St Unit 4 Lake Worth Beach, FL	1.0	1.0	650	$1,695	$2.61	26d	1	0.35mi
206 S C St Lake Worth Beach, FL	3.0	1.0	1000	$2,500	$2.50	26d	1	0.40mi
417 N E St Unit 36 Lake Worth Beach, FL	1.0	1.0	650	$1,550	$2.38	14d	1	0.40mi
417 N E St Unit 39 Lake Worth Beach, FL	1.0	1.0	700	$1,550	$2.21	26d	1	0.40mi
413 N E St Lake Worth Beach, FL	2.0	1.0	646	$2,000	$3.10	26d	1	0.40mi
417 N F St Lake Worth Beach, FL	1.0	1.0	972	$2,300	$2.37	26d	1	0.46mi
602 N D St Lake Worth Beach, FL	2.0	1.0	784	$2,500	$3.19	26d	1	0.47mi
101 S East Coast St Lake Worth Beach, FL	2.0	2.0	1029	$2,500	$2.43	18d	1	0.51mi
2220 Lake Worth Rd Lake Worth, FL	1.0	1.0	700	$1,779	$2.54	24d	1	0.56mi
312 N H St Unit A Lake Worth Beach, FL	2.0	2.0	594	$2,200	$3.70	26d	1	0.58mi
411 S E St Lake Worth Beach, FL	1.0	1.0	600	$1,150	$1.92	0d	1	0.60mi
411 S E St Lake Worth Beach, FL	1.0	1.0	600	$1,150	$1.92	0d	1	0.60mi
2020 Lake Osborne Dr #11 Lake Worth Beach, FL	2.0	2.0	894	$1,850	$2.07	26d	1	0.61mi
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	1d	1	0.62mi
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	4d	1	0.62mi
507 S D St Bldg 2 Lake Worth Beach, FL	3.0	2.0	1012	$2,200	$2.17	26d	1	0.63mi
606 S C St #103 Lake Worth Beach, FL	1.0	1.0	608	$1,500	$2.47	17d	1	0.70mi
408 N J St Lake Worth Beach, FL	2.0	1.0	1000	$3,200	$3.20	26d	1	0.70mi
30 S J St #14 Lake Worth Beach, FL	1.0	1.0	620	$1,500	$2.42	26d	1	0.71mi
517 S F St Unit 1 Lake Worth Beach, FL	1.0	1.0	700	$1,750	$2.50	12d	1	0.71mi
201 S J St #6 Lake Worth Beach, FL	2.0	1.0	680	$1,950	$2.87	17d	1	0.71mi
201 S J St Lake Worth, FL	1.0–2.0	1.0	570	$1,950	$3.42	20d	2	0.71mi
112 S J St Lake Worth Beach, FL	1.0	2.0	988	$3,000	$3.04	20d	1	0.72mi
531 N J St #5 Lake Worth Beach, FL	2.0	2.0	992	$2,000	$2.02	7d	1	0.72mi
801 N H St #1 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	26d	1	0.74mi
644 S Ridge St Lake Worth Beach, FL	2.0	1.0	1000	$2,500	$2.50	26d	1	0.74mi
717 2nd Ave S Unit 5 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	26d	1	0.74mi
417 N K St Unit 1A Lake Worth Beach, FL	1.0	1.0	620	$1,550	$2.50	7d	1	0.74mi
715 2nd Ave S Unit 1 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	26d	1	0.75mi
715 2nd Ave S Unit 3 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	17d	1	0.75mi
412 N K St Lake Worth, FL	2.0	1.0	915	$2,500	$2.73	22d	1	0.76mi

HOA detail condo

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

Listing history 38 events

1. 2026-06-21
   days on market $145,000 Active 261 DOM
2. 2026-06-18
   days on market $145,000 Active 258 DOM
3. 2026-06-17
   days on market $145,000 Active 257 DOM
4. 2026-06-16
   days on market $145,000 Active 256 DOM
5. 2026-06-15
   days on market $145,000 Active 255 DOM
6. 2026-06-13
   days on market $145,000 Active 253 DOM
7. 2026-06-09
   days on market $145,000 Active 249 DOM
8. 2026-06-07
   days on market $145,000 Active 247 DOM
9. 2026-06-04
   days on market $145,000 Active 244 DOM
10. 2026-06-03
    days on market $145,000 Active 243 DOM
11. 2026-06-01
    days on market $145,000 Active 241 DOM
12. 2026-05-31
    days on market $145,000 Active 240 DOM
13. 2026-01-23
    status Active
14. 2026-01-14
    status Pending
15. 2025-09-24
    listed $145,000 Active
16. 2025-03-20
    historical $1,600
17. 2025-03-05
    listed $1,600
18. 2025-03-05
    historical $1,600
19. 2025-02-18
    listed $1,600
20. 2025-02-18
    historical $1,600
21. 2025-01-24
    listed $1,600
22. 2024-08-11
    historical
23. 2024-06-14
    price $239,999
24. 2024-05-07
    price $245,000
25. 2024-04-26
    price $250,000
26. 2024-04-08
    listed $275,000 Active
27. 2011-11-28
    soldstatus $30,000
28. 2011-10-26
    soldstatus $17,000
29. 2011-10-21
    soldstatus $17,000 42-char remark

    Show marketing remark (42 chars)

    NICE CONDO CLOSE DOWNTOWN LAKE WORTH BEACH

30. 2010-11-15
    listed $25,000 42-char remark

    Show marketing remark (42 chars)

    NICE CONDO CLOSE DOWNTOWN LAKE WORTH BEACH

31. 2008-12-20
    historical
32. 2007-07-20
    listed $85,000
33. 2007-04-11
    historical
34. 2006-08-02
    listed $135,000
35. 2005-04-05
    soldstatus $61,500
36. 1995-01-11
    soldstatus $16,000
37. 1992-02-20
    soldstatus $15,600
38. 1985-05-01
    soldstatus $44,500

ⓘ 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: $2,489 · $207/mo
• Projected year-2 tax: $2,489 · $207/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 24 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: $22,535
• − Mortgage interest: −$8,122
• − Property taxes: −$2,489
• − Insurance: −$725
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$4,218
• Taxable income: $3,375
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $4,654/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

+225.8% since first listed

26 events — show timeline

• 2026-01-23 Relisted — Beaches MLS
• 2026-01-14 Pending — Beaches MLS
• 2025-09-24 Listed $145,000 Beaches MLS
• 2025-03-20 Rental Removed $1,600 APPFOLIO
• 2025-03-05 Listed for Rent $1,600 APPFOLIO
• 2025-03-05 Rental Removed $1,600 GFLMLS
• 2025-02-18 Listed for Rent $1,600 GFLMLS
• 2025-02-18 Rental Removed $1,600 APPFOLIO
• 2025-01-24 Listed for Rent $1,600 APPFOLIO
• 2024-08-11 Listing Removed — Beaches MLS
• 2024-06-14 Price Changed $239,999 Beaches MLS
• 2024-05-07 Price Changed $245,000 Beaches MLS
• 2024-04-26 Price Changed $250,000 Beaches MLS
• 2024-04-08 Listed $275,000 Beaches MLS
• 2011-11-28 Sold (Public Records) $30,000 Public Records
• 2011-10-26 Sold (Public Records) $17,000 Public Records
• 2011-10-21 Sold (MLS) $17,000 Beaches MLS
• 2010-11-15 Listed $25,000 Beaches MLS
• 2008-12-20 Listing Removed — Beaches MLS
• 2007-07-20 Listed $85,000 Beaches MLS
• 2007-04-11 Listing Removed — Beaches MLS
• 2006-08-02 Listed $135,000 Beaches MLS
• 2005-04-05 Sold (Public Records) $61,500 Public Records
• 1995-01-11 Sold (Public Records) $16,000 Public Records
• 1992-02-20 Sold (Public Records) $15,600 Public Records
• 1985-05-01 Sold (Public Records) $44,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,489 · +6.8% YoY. Source: county tax records.