432 Bennington Ln #432 · Lake Worth Beach, FL 33467

$150,000

2 bd · 2.0 ba · 941 sqft · SingleFamily · 2 Days on market

55+ age-restricted Built 1983 Good condition $159/sqft · 19% below area Est $184k · 19% under $525/mo HOA · 25% of rent

---

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 +15.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained unit featuring an enclosed porch with glass sliding doors, light 16” ceramic tile flooring throughout, newer A/C, washer and dryer, accordion shutters and a 6-year-old roof. Property is in move-in condition. Please note this is a 55+ community.

Key facts

• Accordion shutters
• Newer a/c
• Move-in condition

Tags

• ENCLOSED PORCH
• CERAMIC TILE FLOORING
• NEWER A/C
• ACCORDION SHUTTERS
• 6-YEAR-OLD ROOF
• MOVE-IN CONDITION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $76 ($910/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 6.9% vs local median 3.7% in Lake Worth Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Liberty Park Elementary School (math 25% / reading 38%, grade F, #1,841 of 2,144 statewide, top 86%, 845 students, 76% FRL); Okeeheelee Middle School (math 34% / reading 40%, grade F, #399 of 571 statewide, top 71%, 1,377 students, 68% FRL); Palm Beach Central High School (math 42% / reading 55%, grade D, #198 of 667 statewide, top 30%, 2,980 students, 40% FRL).
• Market conditions: Rents soft (-0.4%/yr); 1023 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y 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 $55k; list at $150k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 6.0

CMA / ARV

• ARV (median comp): $184,100
• List price: $150,000
• Delta: -18.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
393 Bennington Ln #393	0.14mi	2/2.0	941 (0%)	3mo	$185,000	$197	91
123 Amherst Ln #123	0.11mi	2/1.0	960 (+2%)	4mo	$137,694	$143	85
647 Marlboro Oval	0.27mi	2/2.0	941 (0%)	3mo	$205,000	$218	84
290 Cape Cod Cir	0.29mi	2/2.0	941 (0%)	4mo	$100,000	$106	83
788 Nantucket Cir	0.31mi	2/2.0	941 (0%)	4mo	$125,000	$133	82
127 Amherst Ln #127	0.14mi	1/1.5 (-1)	1,024 (+9%)	3mo	$100,000	$98	69
3615 Crab Apple Trl Unit A	0.72mi	2/2.0	950 (+1%)	1mo	$210,000	$221	64
3616 Fern Brook Trl Unit A	0.75mi	2/2.0	950 (+1%)	7mo	$230,000	$242	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.40×
• Total profit: $-25,199
• Equity at exit: $22,365

10-year hold

• IRR: -22.1%
• Equity multiple: 0.10×
• Total profit: $-37,764
• Equity at exit: $12,969

Cash invested: $42,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 20 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $229,900 ($209/sqft)
• Median days on market: 68 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -6.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33467

• Rents YoY: -0.4%
• Active inventory: 1023
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$525
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $76

Break-even live

Break-even rent $1,977

Max offer price $150,000

Occupancy floor 91%

Sensitivity live

Price	-10% $179	-5% $128	+0% $76	+5% $24	+10% $-28
Rent	-10% $-88	-5% $-6	+0% $76	+5% $158	+10% $240
Rate	-1.0pp $151	-0.5pp $114	base $76	+0.5pp $37	+1.0pp $-3

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: $37,500
• Closing costs: $4,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	156d	1	0.11mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	165d	1	0.13mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	10d	1	0.13mi
3597 Birdie Dr #203 Lake Worth, FL	1.0	1.5	824	$2,150	$2.61	115d	1	0.14mi
214 Down East Ln Lake Worth, FL	1.0	1.0	790	$1,750	$2.22	96d	1	0.19mi
3593 Birdie Dr Lake Worth, FL	1.0–2.0	1.5–2.0	957	$2,500	$2.61	10d	2	0.20mi
3593 Birdie Dr #502 Lake Worth, FL	2.0	2.0	1090	$2,500	$2.29	13d	1	0.20mi
3871 Via Poinciana #402 Lake Worth, FL	2.0	2.0	1090	$1,850	$1.70	28d	1	0.22mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	165d	1	0.22mi
315 Cape Cod Cir Unit B Lake Worth, FL	1.0	1.5	1024	$1,600	$1.56	109d	1	0.22mi
772 Nantucket Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,100	$1.93	71d	1	0.23mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	165d	1	0.23mi
3951 Via Poinciana #114 Lake Worth, FL	2.0	2.0	1103	$1,750	$1.59	10d	1	0.25mi
3951 Via Poinciana #211 Lake Worth, FL	2.0	2.0	1090	$1,800	$1.65	14d	1	0.25mi
3951 Via Poinciana #114 Lake Worth, FL	2.0	2.0	1103	$1,750	$1.59	22d	1	0.25mi
3951 Via Poinciana #211 Lake Worth, FL	2.0	2.0	1090	$1,800	$1.65	10d	1	0.25mi
270 Cape Cod Cir Unit B Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	10d	1	0.26mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	163d	1	0.27mi
3661 Via Poinciana #113 Lake Worth, FL	1.0	1.5	986	$1,800	$1.83	45d	1	0.27mi
3661 Via Poinciana #513 Lake Worth, FL	1.0	1.5	969	$1,800	$1.86	38d	1	0.27mi
3661 Via Poinciana #407 Lake Worth, FL	1.0	1.5	986	$1,650	$1.67	10d	1	0.27mi
3661 Via Poinciana #407 Lake Worth, FL	1.0	1.5	986	$1,650	$1.67	92d	1	0.27mi
3661 Via Poinciana #113 Lake Worth, FL	1.0	1.5	986	$1,800	$1.83	10d	1	0.27mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	154d	1	0.27mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$1,950	$1.79	3d	1	0.29mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$1,950	$2.07	3d	1	0.31mi
630 Marlboro Oval Unit B Lake Worth, FL	2.0	2.0	941	$1,850	$1.97	37d	1	0.33mi
630 Marlboro Oval Unit B Lake Worth, FL	2.0	2.0	941	$1,775	$1.89	3d	1	0.33mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	10d	1	0.35mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	165d	1	0.35mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	148d	1	0.36mi
868 Worcester Ln Unit B Lake Worth, FL	2.0	2.0	1088	$2,100	$1.93	3d	1	0.37mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,600	$1.88	129d	1	0.38mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,650	$1.94	10d	1	0.38mi
3590 Via Poinciana #202 Lake Worth, FL	2.0	2.0	1114	$1,800	$1.62	73d	1	0.38mi
3590 Via Poinciana #510 Lake Worth, FL	1.0	1.5	849	$1,650	$1.94	108d	1	0.38mi
3425 Via Poinciana #201 Lake Worth, FL	2.0	2.0	1034	$2,300	$2.22	99d	1	0.42mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,675	$1.78	146d	1	0.45mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,750	$1.86	161d	1	0.45mi
4070 Tivoli Ct #307 Lake Worth, FL	2.0	2.0	939	$1,800	$1.92	38d	1	0.45mi

Property features AI

Finance

• HOA & community: Monthly association fee of $525Association amenities include a clubhouse and poolAssociation fee includes amenities, common areas, cable TV, pest control, pool, sewer, trash, and waterSenior community

Exterior

• Parking: Guest parkingOne parking space
• Utilities: Cable available
• Home design: One storyFirst-floor entryEast-facing
• Construction: Block construction
• Exterior features: Patio

Interior

• Kitchen: Dishwasher, electric range, microwave, disposal
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood, tile, wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heatingCentral air conditioning
• Laundry & utility: Washer and dryer

Listing history 50 events

1. 2026-11-08
   days on market $150,000 Active 2 DOM
2. 2026-11-07
   days on marketlisting id $150,000 Active 1 DOM
3. 2026-10-01
   days on market $150,000 Active 147 DOM
4. 2026-09-30
   days on market $150,000 Active 146 DOM
5. 2026-09-29
   days on market $150,000 Active 145 DOM
6. 2026-09-28
   days on market $150,000 Active 144 DOM
7. 2026-09-27
   days on market $150,000 Active 143 DOM
8. 2026-09-25
   days on market $150,000 Active 141 DOM
9. 2026-09-24
   days on market $150,000 Active 140 DOM
10. 2026-09-23
    days on market $150,000 Active 139 DOM
11. 2026-09-22
    days on market $150,000 Active 138 DOM
12. 2026-09-21
    days on market $150,000 Active 137 DOM
13. 2026-09-20
    days on market $150,000 Active 136 DOM
14. 2026-09-18
    days on market $150,000 Active 134 DOM
15. 2026-09-17
    days on market $150,000 Active 133 DOM
16. 2026-09-16
    days on market $150,000 Active 132 DOM
17. 2026-09-15
    days on market $150,000 Active 131 DOM
18. 2026-09-13
    days on market $150,000 Active 129 DOM
19. 2026-09-12
    days on market $150,000 Active 128 DOM
20. 2026-09-11
    days on market $150,000 Active 127 DOM
21. 2026-09-05
    days on market $150,000 Active 121 DOM
22. 2026-09-04
    days on market $150,000 Active 120 DOM
23. 2026-09-03
    days on market $150,000 Active 119 DOM
24. 2026-08-31
    days on market $150,000 Active 116 DOM
25. 2026-08-29
    days on market $150,000 Active 114 DOM
26. 2026-08-28
    days on market $150,000 Active 113 DOM
27. 2026-08-27
    days on market $150,000 Active 112 DOM
28. 2026-08-25
    days on market $150,000 Active 110 DOM
29. 2026-08-24
    days on market $150,000 Active 109 DOM
30. 2026-08-23
    days on market $150,000 Active 108 DOM
31. 2026-08-22
    days on market $150,000 Active 107 DOM
32. 2026-08-21
    days on market $150,000 Active 106 DOM
33. 2026-08-20
    days on market $150,000 Active 105 DOM
34. 2026-08-19
    days on market $150,000 Active 104 DOM
35. 2026-08-18
    days on market $150,000 Active 103 DOM
36. 2026-08-17
    days on market $150,000 Active 102 DOM
37. 2026-08-16
    days on market $150,000 Active 101 DOM
38. 2026-08-15
    days on market $150,000 Active 100 DOM
39. 2026-08-14
    days on market $150,000 Active 99 DOM
40. 2026-08-13
    days on market $150,000 Active 98 DOM
41. 2026-08-12
    days on market $150,000 Active 97 DOM
42. 2026-08-11
    days on market $150,000 Active 96 DOM
43. 2026-08-10
    days on market $150,000 Active 95 DOM
44. 2026-08-09
    days on market $150,000 Active 94 DOM
45. 2026-08-08
    days on market $150,000 Active 93 DOM
46. 2026-08-06
    days on market $150,000 Active 91 DOM
47. 2026-08-05
    days on market $150,000 Active 90 DOM
48. 2026-08-03
    days on market $150,000 Active 88 DOM
49. 2026-07-31
    days on market $150,000 Active 85 DOM
50. 2026-07-26
    days on market $150,000 Active 80 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 25 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: $24,872
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − HOA: −$6,300
• − Depreciation: −$4,364
• Taxable loss: −$1,173
• Est. tax savings @ 24.0%: +$282
• After-tax cash flow: $1,191/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $4,705–$14,115 screening

This well-maintained single-family home in a 55+ community is in move-in condition with minor repairs needed to ceiling fans and light bulbs. It has a good roof and exterior, and the interior is in average condition with some wear. The highest-ROI updates include painting the interior walls and replacing the ceiling fans and light bulbs.

Repairs flagged

• Minor ceiling fan in living room — Worn ceiling fan blades
• Minor ceiling fan in bedroom — Worn ceiling fan blades

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans — New ceiling fans improve functionality and aesthetics ↑
• Both Replace light bulbs — Fresh light bulbs improve functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Liberty Park Elementary School F FL #1,841/2,144 Nat'l #25,956/41,679 Middle Okeeheelee Middle School F FL #399/571 Nat'l #6,830/14,009 High Palm Beach Central High School D FL #198/667 Nat'l #6,127/17,239

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

• County: Palm Beach County · 1,637,487 people
• City population: 129,577
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 58,411
• Household income: $95,739
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 10% of renters

---

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 22% Two or more races 13% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4% Dominican 2%
• Languages at home: 71% English-only · Spanish 17% French/Haitian/Cajun 5% Other Indo-European 3%

---

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: ▼ -288.94%
• Current HPI: 343.7738
• Rent YoY: ▼ -0.40%
• 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

Property features AI

Finance

• HOA & community: Monthly association fee of $525Association amenities include a clubhouse and poolAssociation fee includes amenities, common areas, cable TV, pest control, pool, sewer, trash, and waterSenior community

Exterior

• Parking: Guest parkingOne parking space
• Utilities: Cable available
• Home design: One storyFirst-floor entryEast-facing
• Construction: Block construction
• Exterior features: Patio

Interior

• Kitchen: Dishwasher, electric range, microwave, disposal
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood, tile, wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heatingCentral air conditioning
• Laundry & utility: Washer and dryer

Price history

+163.2% since first listed

12 events — show timeline

• 2026-11-06 Listed $150,000 MARMLS
• 2026-10-01 Listing Removed — MARMLS
• 2026-07-01 Price Changed $150,000 MARMLS
• 2026-05-07 Listed $170,000 MARMLS
• 2023-02-13 Listing Removed — MARMLS
• 2022-11-08 Price Changed $220,000 MARMLS
• 2022-10-20 Listed $239,000 MARMLS
• 2014-10-29 Listing Removed — Beaches MLS
• 2002-02-20 Listed $59,900 Beaches MLS
• 2001-10-04 Sold (MLS) $55,000 Beaches MLS
• 2001-09-12 Listing Removed — Beaches MLS
• 2001-06-13 Listed $57,000 Beaches MLS