2180 Lake Osborne Dr #2 · Lake Worth Beach, FL 33461

$119,900

2 bd · 2.0 ba · 952 sqft · Condo public records · 50 Days on market

Built 1966 $419/mo HOA · 24% of rent

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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 +18.6/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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

Welcome to Lakeside Point, a wonderful Senior community! There are no pets allowed, and no leasing for the first 2 years. This 2-bedroom, 2-bath furnished condo offers effortless, turn-key living along the scenic shores of Lake Osborne. Ideally located just steps from the lake's miles-long walking and biking path, this home is perfect for enjoying South Florida's outdoor lifestyle. This home features a bright and inviting layout with a spacious primary suite complete with an en-suite bathroom. Sliding glass doors lead to a glass-enclosed Florida room where you can relax and take in serene lake views. Residents of the highly sought-after Lakeside Point community enjoy an array of amenities,

Key facts

• Serene lake views
• Community room
• Library

Tags

• GLASS-ENCLOSED PORCH
• SERENE LAKE VIEWS
• HEATED POOL
• LIBRARY
• COMMUNITY ROOM
• SHUFFLEBOARD

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association: Lakeside Point Apartment #5 A Condominium; Monthly HOA fee; Association amenities include heated pool, community room, billiard room, game room, library, shuffleboard court, jogging path, laundry, parking; HOA fee covers insurance, grounds maintenance, trash, common areas, common real estate tax, reserve funds, roof repairs, and pool service; Senior community

Exterior

• Parking: Assigned parking (asphalt); 1 open parking space
• Utilities: Public water; Public sewer; 200+ amp electric service; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; One level (entry level 1); Faces northeast
• Construction: Concrete/Stucco/CBS construction; Shingle roof; 2 total stories
• Exterior features: Screened patio and screened porch; Patio; Porch; Glass-enclosed porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Split bedroom layout; Furnished
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents soft (-2.5%/yr); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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 $829 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

• It's been on market 50 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $86k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.48% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 5.6

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: -14.7%
• Equity multiple: 0.50×
• Total profit: $-16,938
• Equity at exit: $17,877

10-year hold

• IRR: -16.1%
• Equity multiple: 0.28×
• Total profit: $-24,062
• Equity at exit: $10,367

Cash invested: $33,572 (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: 276
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$629
• Tax from tax record: −$185 /mo · $2,219/yr
• Insurance: −$50
• HOA: −$419
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $116

Break-even live

Break-even rent $1,624

Max offer price $119,900

Occupancy floor 88%

Sensitivity live

Price	-10% $184	-5% $150	+0% $116	+5% $82	+10% $48
Rent	-10% $-24	-5% $46	+0% $116	+5% $186	+10% $256
Rate	-1.0pp $176	-0.5pp $146	base $116	+0.5pp $85	+1.0pp $53

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 Lake Osborne Dr #11 Lake Worth Beach, FL	2.0	2.0	894	$1,850	$2.07	25d	1	0.08mi
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	3d	1	0.10mi
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	0d	1	0.10mi
136 Akron St Unit A1 Lake Worth Beach, FL	1.0	1.0	599	$2,075	$3.46	25d	1	0.39mi
136 Akron St Apt B2 Lake Worth Beach, FL	1.0	1.0	599	$2,175	$3.63	25d	1	0.39mi
2840 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	720	$1,190	$1.65	0d	1	0.41mi
3362 Cynthia Ln #107 Lake Worth, FL	1.0	1.0	612	$3,500	$5.72	0d	1	0.42mi
3362 Cynthia Ln Lake Worth Beach, FL	1.0	1.0	612	$2,388	$3.90	23d	2	0.42mi
123 Erie St Apt 10 Lake Worth, FL	1.0	1.0	600	$1,325	$2.21	25d	1	0.42mi
2840 Lake Osborne Dr Lake Worth Beach, FL	2.0	1.0–2.0	819	$1,338	$1.63	18d	2	0.43mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,400	$1.91	18d	1	0.43mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,350	$1.84	3d	1	0.43mi
3322 Cynthia Ln #207 Lake Worth, FL	1.0	1.0	612	$1,400	$2.29	3d	1	0.43mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,150	$1.88	9d	1	0.45mi
2880 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,299	$2.12	18d	1	0.45mi
2220 Lake Worth Rd Lake Worth, FL	1.0	1.0	700	$1,779	$2.54	23d	1	0.48mi
2960 Lake Osborne Dr #209 Lake Worth Beach, FL	1.0	1.0	612	$1,395	$2.28	15d	1	0.48mi
2960 Lake Osborne Dr Lake Worth Beach, FL	1.0	1.0	612	$1,342	$2.19	25d	2	0.49mi
3000 Lake Osborne Dr #107 Lake Worth Beach, FL	1.0	1.0	612	$1,350	$2.21	25d	1	0.51mi
644 S Ridge St Lake Worth Beach, FL	2.0	1.0	1000	$2,500	$2.50	25d	1	0.52mi
2571 Lake Worth Rd Lake Worth, FL	1.0–2.0	1.0–2.0	750	$1,657	$2.21	3d	2	0.67mi
717 S B St Unit 715 Lake Worth Beach, FL	2.0	1.0	561	$2,295	$4.09	25d	1	0.69mi
606 S C St #103 Lake Worth Beach, FL	1.0	1.0	608	$1,500	$2.47	16d	1	0.75mi
1741 3rd Ave N #6 Lake Worth Beach, FL	2.0	2.0	775	$1,550	$2.00	20d	1	0.75mi
206 S C St Lake Worth Beach, FL	3.0	1.0	1000	$2,500	$2.50	25d	1	0.75mi
507 S D St Bldg 2 Lake Worth Beach, FL	3.0	2.0	1012	$2,200	$2.17	25d	1	0.77mi
12 N B St Lake Worth Beach, FL	1.0	1.0	800	$1,700	$2.12	15d	1	0.78mi
1409 Lake Ave Lake Worth Beach, FL	2.0	2.0	799	$1,800	$2.25	18d	1	0.83mi
1716 3rd Ave N Lake Worth Beach, FL	2.0–3.0	2.0	1000	$1,600	$1.60	25d	1	0.85mi
911 S D St Lake Worth Beach, FL	2.0	2.0	1023	$2,300	$2.25	20d	1	0.87mi
517 S F St Unit 1 Lake Worth Beach, FL	1.0	1.0	700	$1,750	$2.50	12d	1	0.88mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,400	$2.65	25d	1	0.91mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,325	$2.51	6d	1	0.91mi
1029 S D St Apt 2 Lake Worth Beach, FL	1.0	1.0	560	$1,675	$2.99	25d	1	0.93mi
1029 S D St Lake Worth Beach, FL	1.0	1.0	550	$1,715	$3.12	25d	1	0.94mi
4611 S Congress Ave Palm Springs, FL	1.0	1.0	601	$1,399	$2.33	4d	6	0.96mi
701 S G St Unit 5 Lake Worth Beach, FL	3.0	1.0	1000	$2,495	$2.50	25d	1	0.97mi
701 S G St Unit 7 Lake Worth Beach, FL	3.0	1.0	1000	$2,680	$2.68	25d	1	0.97mi
701 S G St Lake Worth, FL	3.0	1.0	1000	$2,995	$3.00	25d	1	0.97mi
223 N E St Unit 4 Lake Worth Beach, FL	1.0	1.0	650	$1,695	$2.61	25d	1	1.00mi

HOA detail condo

• Monthly dues: $419 · $5,028/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-04-06
   listed $119,900 Active
2. 2005-02-18
   soldstatus $86,000
3. 2003-10-20
   soldstatus $59,000
4. 1994-06-07
   soldstatus $46,000

ⓘ 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: $2,219 · $185/mo
• Projected year-2 tax: $2,219 · $185/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: $21,241
• − Mortgage interest: −$6,716
• − Property taxes: −$2,219
• − Insurance: −$600
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − HOA: −$5,028
• − Depreciation: −$3,488
• Taxable loss: −$208
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $1,439/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: 49,443
• 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

+160.7% since first listed

4 events — show timeline

• 2026-04-06 Listed $119,900 Beaches MLS
• 2005-02-18 Sold (Public Records) $86,000 Public Records
• 2003-10-20 Sold (Public Records) $59,000 Public Records
• 1994-06-07 Sold (Public Records) $46,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,219 · +4.3% YoY. Source: county tax records.