1709 S Federal Hwy #6 · Lake Worth Beach, FL 33460

$160,000

2 bd · 2.0 ba · 1,031 sqft · Condo public records · 255 Days on market

Built 1981 $300/mo HOA · 12% of rent

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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 +28.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

COMPLETLY RENOWATED CONDO CONVERSION, LIKE NEW, ALL 2/2'S PRICES FROM $194,500 AND UP FOR OTHER UNITS. CONTRACTS ARE SUBJECT TO FULL APPROVAL HAVE FINANCING ARRANGED WITH LOCAL LENDER FOR CONVERSION.

Key facts

• $300 HOA
• 2 parking spots
• Built 1981

Property features AI

Finance

• Financial info: Pets allowed (limits on number and size)
• HOA & community: HOA with $300 monthly fee; HOA covers insurance, pest control, trash, and common areas; Association has no listed amenities

Exterior

• Parking: Guest parking and on-street parking; 2 open parking spaces
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Condominium; Multi/split levels; 2 total stories; Entry level living area present; Faces north; Located east of US-1 on a public road
• Construction: Concrete construction
• Exterior features: Sidewalks; Paved road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on main level)
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central individual heating; Central air conditioning (individual)
• Interior features: Electric water heater; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (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: Barton Elementary School (math 25% / reading 20%, grade F, #2,073 of 2,144 statewide, top 97%, 1,064 students, 80% 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 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% 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 $2,466/mo this rent would consume 48% 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 $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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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

• 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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: 1.54% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.75%
• DSCR: 1.61
• GRM: 5.4

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $8,319
• Equity at exit: $23,857

10-year hold

• IRR: 14.9%
• Equity multiple: 2.25×
• Total profit: $55,787
• 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 33460

• Rents YoY: 3.5%
• Active inventory: 249
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,466 high
• Mortgage (P&I): −$839
• Tax from tax record: −$229 /mo · $2,753/yr
• Insurance: −$67
• HOA: −$300
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $513

Break-even live

Break-even rent $1,817

Max offer price $160,000

Occupancy floor 74%

Sensitivity live

Price	-10% $604	-5% $558	+0% $513	+5% $468	+10% $423
Rent	-10% $318	-5% $416	+0% $513	+5% $611	+10% $708
Rate	-1.0pp $594	-0.5pp $554	base $513	+0.5pp $472	+1.0pp $430

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
107 18th Ave S Lake Worth Beach, FL	3.0	2.0	1286	$3,000	$2.33	24d	1	0.13mi
300 Waterway Dr S #308 Lantana, FL	2.0	1.5	806	$2,200	$2.73	24d	1	0.17mi
303 Waterway Dr S #303 Lantana, FL	2.0	1.5	900	$2,100	$2.33	24d	1	0.19mi
896 N Federal Hwy #128 Lantana, FL	2.0	2.0	1025	$3,200	$3.12	12d	1	0.19mi
200 Waterway Dr S #202 Lantana, FL	1.0	1.5	806	$1,850	$2.30	24d	1	0.22mi
1502 S Lakeside Dr #302 Lake Worth Beach, FL	1.0	1.0	700	$1,200	$1.71	19d	1	0.23mi
1516 S Lakeside Dr Lake Worth, FL	1.0	1.5	767	$1,650	$2.15	14d	2	0.23mi
896 N Federal Hwy Lantana, FL	2.0	2.0	1027	$2,700	$2.63	24d	2	0.26mi
896 N Federal Hwy Lantana, FL	2.0	2.0	1027	$2,925	$2.85	8d	2	0.26mi
107 Waterway Dr S Lantana, FL	1.0	1.5	806	$1,750	$2.17	8d	1	0.27mi
802 W Windward Way #311 Lantana, FL	2.0	2.0	1265	$2,600	$2.06	24d	1	0.27mi
802 W Windward Way #216 Lantana, FL	2.0	2.0	1350	$3,000	$2.22	24d	1	0.27mi
802 W Windward Way Unit 1545847P Lantana, FL	2.0	2.0	1259	$3,122	$2.48	17d	1	0.27mi
802 W Windward Way #304 Lantana, FL	1.0	1.0	839	$2,700	$3.22	24d	1	0.27mi
1331 S Federal Hwy Lake Worth, FL	2.0	2.0	1011	$2,099	$2.08	11d	1	0.28mi
1331 S Federal Hwy Lake Worth, FL	2.0	2.0	1011	$2,099	$2.08	24d	1	0.28mi
804 E Windward Way #618 Lantana, FL	2.0	2.0	1265	$3,700	$2.92	15d	1	0.29mi
804 E Windward Way #316 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	21d	1	0.29mi
804 E Windward Way #211 Lantana, FL	2.0	2.0	1265	$2,600	$2.06	15d	1	0.29mi
804 E Windward Way #120 Lantana, FL	2.0	2.0	1265	$2,500	$1.98	19d	1	0.29mi
804 E Windward Way #103 Lantana, FL	2.0	2.0	1254	$2,750	$2.19	3d	1	0.29mi
804 E Windward Way Ph -15 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	24d	1	0.31mi
804 E Windward Way Ph -15 Lantana, FL	2.0	2.0	1265	$2,390	$1.89	13d	1	0.31mi
806 E Windward Way #111 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	24d	1	0.32mi
806 E Windward Way #323 Lantana, FL	2.0	2.0	1265	$5,000	$3.95	24d	1	0.32mi
720 N Dixie Hwy #601 Lantana, FL	2.0	2.5	1160	$2,300	$1.98	20d	1	0.39mi
720 N Dixie Hwy #202 Lantana, FL	2.0	2.5	1125	$2,000	$1.78	5d	1	0.39mi
611 N Broadway Unit A Lantana, FL	1.0	1.0	1184	$1,550	$1.31	15d	1	0.46mi
614 N 7th St Lantana, FL	2.0	1.0	960	$2,400	$2.50	24d	1	0.46mi
329 Melody Ln Unit 331 Lantana, FL	2.0	2.0	842	$1,849	$2.20	8d	1	0.49mi
703 Dawn Pl Unit C Lantana, FL	2.0	2.0	935	$2,500	$2.67	8d	1	0.54mi
1021 S N St Lake Worth Beach, FL	3.0	3.0	1244	$3,800	$3.05	21d	1	0.54mi
301 Croton Ave #302 Lantana, FL	1.0	1.0	702	$1,900	$2.71	24d	1	0.54mi
200 Croton Ave Lantana, FL	1.0–2.0	1.0	695	$1,850	$2.66	15d	2	0.54mi
300 Croton Ave #102 Lantana, FL	2.0	2.0	1039	$3,250	$3.13	24d	1	0.57mi
300 Croton Ave Lantana, FL	2.0	2.0	1039	$3,000	$2.89	24d	1	0.58mi
231 E Lantana Rd #203 Lantana, FL	2.0	2.0	950	$2,400	$2.53	4d	1	0.59mi
1015 S K St #1 Lake Worth, FL	1.0	1.0	1160	$1,850	$1.59	19d	1	0.61mi
900 Water Tower Way Lantana, FL	1.0–2.0	1.0–2.0	1176	$3,571	$3.04	3d	20	0.64mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$2,380	$2.43	3d	25	0.67mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $160,000 Active 255 DOM
2. 2026-06-17
   days on market $160,000 Active 254 DOM
3. 2026-06-16
   days on market $160,000 Active 253 DOM
4. 2026-06-15
   days on market $160,000 Active 252 DOM
5. 2026-06-13
   days on market $160,000 Active 250 DOM
6. 2026-06-09
   days on market $160,000 Active 246 DOM
7. 2026-06-07
   days on market $160,000 Active 244 DOM
8. 2026-06-04
   days on market $160,000 Active 241 DOM
9. 2026-06-03
   days on market $160,000 Active 240 DOM
10. 2026-06-01
    days on market $160,000 Active 238 DOM
11. 2026-05-31
    days on market $160,000 Active 237 DOM
12. 2025-10-06
    listed $160,000 Active
13. 2025-03-25
    historical
14. 2024-09-26
    historical $1,600
15. 2024-09-14
    listed $1,600
16. 2024-09-14
    historical $1,700
17. 2024-07-12
    listed $1,700
18. 2024-07-02
    price $174,000
19. 2024-06-14
    listed $175,000 Active
20. 2024-04-27
    historical $1,700
21. 2024-04-12
    listed $1,700
22. 2006-05-31
    soldstatus $150,000 199-char remark

    Show marketing remark (199 chars)

    COMPLETLY RENOWATED CONDO CONVERSION, LIKE NEW, ALL 2/2'S PRICES FROM $194,500 AND UP FOR OTHER UNITS. CONTRACTS ARE SUBJECT TO FULL APPROVAL HAVE FINANCING ARRANGED WITH LOCAL LENDER FOR CONVERSION.

23. 2006-02-21
    historical 199-char remark

    Show marketing remark (199 chars)

    COMPLETLY RENOWATED CONDO CONVERSION, LIKE NEW, ALL 2/2'S PRICES FROM $194,500 AND UP FOR OTHER UNITS. CONTRACTS ARE SUBJECT TO FULL APPROVAL HAVE FINANCING ARRANGED WITH LOCAL LENDER FOR CONVERSION.

24. 2005-11-29
    listed $159,500 199-char remark

    Show marketing remark (199 chars)

    COMPLETLY RENOWATED CONDO CONVERSION, LIKE NEW, ALL 2/2'S PRICES FROM $194,500 AND UP FOR OTHER UNITS. CONTRACTS ARE SUBJECT TO FULL APPROVAL HAVE FINANCING ARRANGED WITH LOCAL LENDER FOR CONVERSION.

ⓘ 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: $2,753 · $229/mo
• Projected year-2 tax: $2,753 · $229/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 6/10 Major FEMA zone X (unshaded) · 60% 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,594
• − Mortgage interest: −$8,962
• − Property taxes: −$2,753
• − Insurance: −$800
• − Repairs & maintenance: −$2,368
• − Management: −$2,368
• − HOA: −$3,600
• − Depreciation: −$4,655
• Taxable income: $4,089
• Est. tax owed @ 24.0%: −$981
• After-tax cash flow: $5,177/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

+0.3% since first listed

13 events — show timeline

• 2025-10-06 Listed $160,000 Beaches MLS
• 2025-03-25 Listing Removed — Beaches MLS
• 2024-09-26 Rental Removed $1,600 RMLSFL
• 2024-09-14 Listed for Rent $1,600 RMLSFL
• 2024-09-14 Rental Removed $1,700 APPFOLIO
• 2024-07-12 Listed for Rent $1,700 APPFOLIO
• 2024-07-02 Price Changed $174,000 Beaches MLS
• 2024-06-14 Listed $175,000 Beaches MLS
• 2024-04-27 Rental Removed $1,700 APPFOLIO
• 2024-04-12 Listed for Rent $1,700 APPFOLIO
• 2006-05-31 Sold (MLS) $150,000 Beaches MLS
• 2006-02-21 Listing Removed — Beaches MLS
• 2005-11-29 Listed $159,500 Beaches MLS

Property tax history

+10.8%/yr

Latest (2025): $2,753 · +8.0% YoY. Source: county tax records.