2180 Lake Osborne Dr #7 · Lake Worth Beach, FL 33461

$89,500

1 bd · 1.0 ba · 712 sqft · Condo public records · 117 Days on market

Built 1966 $262/mo HOA · 16% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ECONOMICAL RETIREMENT OR VACATION HOME. CLEAN, FURNISHED, FIRST FLOOR APPARTMENT. LAKE SIDE LIVING AT IT'S BEST

Key facts

• Remodeled bathroom
• Community pool
• Garden view

Tags

• REMODELED BATHROOM
• SCREENED FLORIDA ROOM
• GARDEN VIEW
• WALKING DISTANCE TO CLUBHOUSE
• COMMUNITY POOL
• LARGE SIDEWALKS

Property features AI

Finance

• Other: Senior community
• Financial info: No pets allowed (association rule)
• HOA & community: Monthly HOA includes cable TV, insurance, grounds maintenance, sewer, trash, water, common areas and recreation facility; Association amenities: clubhouse, laundry, pool; Monthly HOA fee

Exterior

• Parking: Assigned parking; Guest parking; One open parking space
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; 2-story building; Resale property; Faces west
• Construction: CBS construction; Composition/shingle roof; Building has 2 stories
• Exterior features: Patio; Porch; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Custom mirrors; Furnished
• Laundry & utility: Laundry available in the association

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $81k (9.0% 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.
• Market conditions: Rents soft (-2.5%/yr); 274 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 32% 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 $619 of loan paydown is wiped out by about $3k 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 117 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $90k implies a 289% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,445 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.82% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.01%
• DSCR: 1.80
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.3%
• Equity multiple: 1.19×
• Total profit: $4,884
• Equity at exit: $13,345

10-year hold

• IRR: 10.8%
• Equity multiple: 1.70×
• Total profit: $17,489
• Equity at exit: $7,738

Cash invested: $25,060 (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 33461

• Rents YoY: -2.5%
• Active inventory: 274
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$469
• Tax from tax record: −$141 /mo · $1,693/yr
• Insurance: −$37
• HOA: −$262
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $376

Break-even live

Break-even rent $1,152

Max offer price $89,500

Occupancy floor 72%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Akron St Apt B2 Lake Worth Beach, FL	1.0	1.0	599	$2,175	$3.63	24d	1	0.39mi
136 Akron St Unit A1 Lake Worth Beach, FL	1.0	1.0	599	$2,075	$3.46	24d	1	0.39mi
2840 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	720	$1,220	$1.69	13d	1	0.41mi
3362 Cynthia Ln Lake Worth Beach, FL	1.0	1.0	612	$2,388	$3.90	22d	2	0.42mi
123 Erie St Apt 10 Lake Worth, FL	1.0	1.0	600	$1,325	$2.21	24d	1	0.42mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,400	$1.91	17d	1	0.43mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,350	$1.84	2d	1	0.43mi
3322 Cynthia Ln #207 Lake Worth, FL	1.0	1.0	612	$1,400	$2.29	2d	1	0.43mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,299	$2.12	17d	1	0.45mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,150	$1.88	8d	1	0.45mi
2220 Lake Worth Rd Lake Worth, FL	1.0	1.0	700	$1,779	$2.54	22d	1	0.48mi
2960 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,395	$2.28	14d	1	0.48mi
2960 Lake Osborne Dr Lake Worth Beach, FL	1.0	1.0	612	$1,342	$2.19	24d	2	0.49mi
3000 Lake Osborne Dr #107 Lake Worth Beach, FL	1.0	1.0	612	$1,350	$2.21	24d	1	0.51mi
611 S Pine St Unit B Lake Worth Beach, FL	2.0	1.0	500	$1,650	$3.30	22d	1	0.52mi
225 S B St Unit 3 Lake Worth Beach, FL	1.0	1.0	503	$1,449	$2.88	8d	1	0.65mi
2571 Lake Worth Rd Lake Worth, FL	1.0–2.0	1.0–2.0	750	$1,378	$1.84	2d	2	0.67mi
717 S B St Unit 715 Lake Worth Beach, FL	2.0	1.0	561	$2,295	$4.09	24d	1	0.69mi
606 S C St #103 Lake Worth Beach, FL	1.0	1.0	608	$1,500	$2.47	15d	1	0.75mi
517 S F St Unit 1 Lake Worth Beach, FL	1.0	1.0	700	$1,750	$2.50	11d	1	0.88mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,400	$2.65	24d	1	0.91mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,325	$2.51	5d	1	0.91mi
1029 S D St Apt 2 Lake Worth Beach, FL	1.0	1.0	560	$1,675	$2.99	24d	1	0.93mi
1029 S D St Lake Worth Beach, FL	1.0	1.0	550	$1,715	$3.12	24d	1	0.94mi
4611 S Congress Ave Palm Springs, FL	1.0	1.0	601	$1,399	$2.33	3d	6	0.96mi
223 N E St Unit 4 Lake Worth Beach, FL	1.0	1.0	650	$1,695	$2.61	24d	1	1.00mi
318 N E St Lake Worth Beach, FL	—	1.0	584	$1,800	$3.08	14d	1	1.06mi
3017 Buckley Ave Lake Worth, FL	2.0	1.0	720	$2,200	$3.06	24d	1	1.06mi
413 N E St Lake Worth Beach, FL	2.0	1.0	646	$2,000	$3.10	24d	1	1.09mi
417 N E St Unit 39 Lake Worth Beach, FL	1.0	1.0	700	$1,550	$2.21	24d	1	1.09mi
417 N E St Unit 36 Lake Worth Beach, FL	1.0	1.0	650	$1,550	$2.38	12d	1	1.09mi
3300 Boutwell Rd Lake Worth Beach, FL	1.0–2.0	1.0–2.0	765	$1,870	$2.44	24d	1	1.09mi
201 S J St Lake Worth, FL	1.0–2.0	1.0	570	$1,450	$2.54	19d	2	1.14mi
201 S J St #6 Lake Worth Beach, FL	2.0	1.0	680	$1,950	$2.87	15d	1	1.14mi
35 S J St Lake Worth Beach, FL	1.0	1.0	500	$2,095	$4.19	24d	1	1.17mi
717 2nd Ave S Unit 5 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	24d	1	1.17mi
715 2nd Ave S Unit 3 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	15d	1	1.18mi
715 2nd Ave S Unit 1 Lake Worth Beach, FL	1.0	1.0	550	$1,995	$3.63	24d	1	1.18mi
317 N H St Unit B Lake Worth Beach, FL	1.0	1.0	420	$1,200	$2.86	24d	1	1.19mi
30 S J St #14 Lake Worth Beach, FL	1.0	1.0	620	$1,500	$2.42	24d	1	1.20mi

HOA detail condo

• Monthly dues: $262 · $3,144/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $89,500 Active 117 DOM
2. 2026-06-17
   days on market $89,500 Active 116 DOM
3. 2026-06-16
   days on market $89,500 Active 115 DOM
4. 2026-06-15
   days on market $89,500 Active 114 DOM
5. 2026-06-13
   days on market $89,500 Active 112 DOM
6. 2026-06-09
   days on market $89,500 Active 108 DOM
7. 2026-06-07
   days on market $89,500 Active 106 DOM
8. 2026-06-04
   days on market $89,500 Active 103 DOM
9. 2026-06-03
   days on market $89,500 Active 102 DOM
10. 2026-06-02
    days on market $89,500 Active 101 DOM
11. 2026-06-01
    days on market $89,500 Active 100 DOM
12. 2026-05-31
    days on market $89,500 Active 99 DOM
13. 2026-02-21
    listed $95,000 Active
14. 2013-09-22
    historical
15. 2000-06-30
    soldstatus $23,000 111-char remark

    Show marketing remark (111 chars)

    ECONOMICAL RETIREMENT OR VACATION HOME. CLEAN, FURNISHED, FIRST FLOOR APPARTMENT. LAKE SIDE LIVING AT IT'S BEST

16. 2000-02-02
    listed $25,000 111-char remark

    Show marketing remark (111 chars)

    ECONOMICAL RETIREMENT OR VACATION HOME. CLEAN, FURNISHED, FIRST FLOOR APPARTMENT. LAKE SIDE LIVING AT IT'S BEST

17. 1999-08-02
    listed $26,500
18. 1998-11-04
    soldstatus $25,000
19. 1995-03-09
    soldstatus $25,000

ⓘ 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: $1,693 · $141/mo
• Projected year-2 tax: $1,693 · $141/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: $19,531
• − Mortgage interest: −$5,013
• − Property taxes: −$1,693
• − Insurance: −$448
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − HOA: −$3,144
• − Depreciation: −$2,604
• Taxable income: $3,505
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $3,672/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): 49,443
• Household income: $61,963
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2663.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 26% White 20% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 6% Cuban 16% Dominican 2%
• Common ancestry: Hispanic 9% Romanian 1% Lithuanian 1%
• Foreign-born: 52% · Canada, Jamaica
• Languages at home: 31% English-only · Spanish 54% French/Haitian/Cajun 10% 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: ▼ -269.03%
• Current HPI: 493.0041
• Rent YoY: ▼ -2.47%
• 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

+280.0% since first listed

7 events — show timeline

• 2026-02-21 Listed $95,000 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2000-06-30 Sold (MLS) $23,000 Beaches MLS
• 2000-02-02 Listed $25,000 Beaches MLS
• 1999-08-02 Listed $26,500 Beaches MLS
• 1998-11-04 Sold (Public Records) $25,000 Public Records
• 1995-03-09 Sold (Public Records) $25,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,693 · +4.1% YoY. Source: county tax records.