1829 N A St #70 · Lake Worth Beach, FL 33470

$119,999

2 bd · 1.0 ba · 733 sqft · Condo public records · 33 Days on market

Built 1971 $620/mo HOA · 28% of rent ↓ 7% since listing

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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 +24.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Schools +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Incredible turnkey investment opportunity in the heart of Lake Worth Beach! This charming 2-bedroom/1-bathroom property features a spacious kitchen and an unbeatable location. Perfect for investors, there are no leasing restrictions—it is OK to lease immediately. The property is currently generating income with month-to-month tenants at $1,450/month who would love to stay longer. Enjoy the best of South Florida living with close proximity to Lake Worth Beach Park, Snook Islands, John Prince Park, and premier golf courses. Commuting and travel are a breeze with quick access to I-95, U. S. 1, and Palm Beach International Airport. Don’t miss your chance to invest in one of South Fl

Key facts

• Spacious kitchen
• Generating income
• Unbeatable location

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• SPACIOUS KITCHEN
• UNBEATABLE LOCATION
• NO LEASING RESTRICTIONS
• GENERATING INCOME
• QUICK ACCESS TO I-95

Property features AI

Finance

• Financial info: Pets allowed with conditions; restrictions may apply
• HOA & community: Monthly association fee of $620; HOA covers laundry, grounds maintenance, trash, and water; Community laundry amenity

Exterior

• Parking: 1 covered garage space; One parking space
• Security: Closed-circuit cameras
• Home design: Attached property; 2 stories; Entry on level 2
• Exterior features: Courtyard

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fans; Wall/window air conditioning units
• Interior features: Unfurnished; Laminate flooring
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/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 rising fast (+7.7%/yr); 594 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $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.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 12 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.
• Current owner paid $79k; list at $120k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $116,399 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1971 — 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: 1.83% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.68% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.23×
• Total profit: $7,824
• Equity at exit: $17,892

10-year hold

• IRR: 20.5%
• Equity multiple: 3.33×
• Total profit: $78,242
• Equity at exit: $10,375

Cash invested: $33,600 (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 33470

• Home prices YoY: -23.3%
• Rents YoY: 7.7%
• Active inventory: 594
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$629
• Tax from tax record: −$189 /mo · $2,270/yr
• Insurance: −$50
• HOA: −$620
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $251

Break-even live

Break-even rent $1,884

Max offer price $119,999

Occupancy floor 84%

Sensitivity live

Price	-10% $319	-5% $285	+0% $251	+5% $217	+10% $183
Rent	-10% $77	-5% $164	+0% $251	+5% $338	+10% $425
Rate	-1.0pp $311	-0.5pp $281	base $251	+0.5pp $220	+1.0pp $188

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1715 N Dixie Hwy Lake Worth Beach, FL	1.0–3.0	1.0–2.0	1014	$2,570	$2.53	25d	11	0.48mi
1601 N Dixie Hwy Lake Worth Beach, FL	1.0–2.0	1.0–2.0	831	$2,385	$2.87	0d	6	0.48mi
1201 N E St Unit 2 Lake Worth Beach, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.59mi
1502 N J St Unit 2 Lake Worth Beach, FL	1.0	1.0	500	$1,850	$3.70	15d	1	0.65mi
1118 N H St Unit 15 Lake Worth Beach, FL	1.0	1.0	483	$1,550	$3.21	14d	1	0.74mi
920 11th Ave N Unit 912 Lake Worth Beach, FL	1.0	1.0	600	$1,100	$1.83	21d	1	0.77mi
912 11th Ave N Lake Worth Beach, FL	1.0	1.0	600	$1,100	$1.83	21d	1	0.78mi
1755 Forest Hill Blvd Lake Clarke Shores, FL	1.0	1.0	662	$1,595	$2.41	8d	1	0.84mi
801 N H St #1 Lake Worth Beach, FL	1.0	1.0	600	$1,550	$2.58	25d	1	0.96mi
1111 N Federal Hwy #5 Lake Worth Beach, FL	1.0	1.0	494	$1,450	$2.94	18d	1	1.00mi
1111 N Federal Hwy #6 Lake Worth Beach, FL	1.0	1.0	494	$1,550	$3.14	25d	1	1.00mi
817 N J St Lake Worth, FL	2.0	1.0	652	$2,000	$3.07	25d	1	1.01mi
3300 Boutwell Rd Lake Worth Beach, FL	1.0–2.0	1.0–2.0	765	$2,720	$3.56	25d	1	1.03mi
504 9th Ave N Unit 508 Lake Worth Beach, FL	1.0	1.0	625	$1,650	$2.64	21d	1	1.08mi
2566 Garden Dr S Lake Worth Beach, FL	1.0	1.0	744	$1,395	$1.88	25d	1	1.08mi
3045 Springfield Ln Unit 3043 Lake Worth Beach, FL	1.0	1.0	500	$1,625	$3.25	0d	1	1.13mi
914 N Federal Hwy Unit 3 Lake Worth Beach, FL	1.0	1.0	609	$1,800	$2.96	25d	1	1.13mi
721 N M St Lake Worth Beach, FL	1.0	1.0	450	$1,800	$4.00	25d	1	1.17mi
702 N L St Lake Worth, FL	1.0	1.0	643	$1,474	$2.29	6d	2	1.18mi
417 N E St Unit 39 Lake Worth Beach, FL	1.0	1.0	700	$1,550	$2.21	25d	1	1.19mi
417 N E St Unit 36 Lake Worth Beach, FL	1.0	1.0	650	$1,550	$2.38	12d	1	1.19mi
413 N E St Lake Worth Beach, FL	2.0	1.0	646	$2,000	$3.10	25d	1	1.20mi
625 N M St #1 Lake Worth Beach, FL	1.0	1.0	640	$1,600	$2.50	25d	1	1.22mi
526 6th Ave N Unit 519 Lake Worth Beach, FL	1.0	1.0	700	$1,395	$1.99	22d	1	1.26mi
509 6th Ave N Unit 3B Lake Worth, FL	1.0	1.0	540	$1,595	$2.95	25d	1	1.28mi
626 N Federal Hwy Unit 3 Lake Worth Beach, FL	1.0	1.0	640	$1,600	$2.50	25d	1	1.29mi
417 N K St Unit 1A Lake Worth Beach, FL	1.0	1.0	620	$1,550	$2.50	6d	1	1.32mi
317 N H St Unit B Lake Worth Beach, FL	1.0	1.0	420	$1,200	$2.86	25d	1	1.32mi
430 N L St Lake Worth Beach, FL	1.0	1.0	523	$2,475	$4.73	25d	1	1.34mi
430 N L St Lake Worth Beach, FL	1.0	1.0	523	$2,190	$4.19	19d	1	1.34mi
223 N E St Unit 4 Lake Worth Beach, FL	1.0	1.0	650	$1,695	$2.61	25d	1	1.34mi
312 N H St Unit A Lake Worth Beach, FL	2.0	2.0	594	$2,200	$3.70	25d	1	1.35mi
325 N L St Lake Worth Beach, FL	2.0	1.0	500	$1,600	$3.20	25d	1	1.41mi
3260 Hi St Unit B Lake Worth Beach, FL	1.0	1.0	400	$1,700	$4.25	25d	1	1.45mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,325	$2.51	6d	1	1.49mi
1307 Lucerne Ave Unit 1 Lake Worth Beach, FL	1.0	1.0	528	$1,400	$2.65	25d	1	1.49mi

HOA detail condo

• Monthly dues: $620 · $7,440/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-18
   days on market $119,999 Active 33 DOM
2. 2026-06-17
   days on market $119,999 Active 32 DOM
3. 2026-06-16
   days on market $119,999 Active 31 DOM
4. 2026-06-15
   days on market $119,999 Active 30 DOM
5. 2026-06-13
   days on market $119,999 Active 28 DOM
6. 2026-06-09
   days on market $119,999 Active 24 DOM
7. 2026-06-08
   days on market $119,999 Active 23 DOM
8. 2026-06-07
   days on market $119,999 Active 22 DOM
9. 2026-06-04
   days on market $119,999 Active 19 DOM
10. 2026-06-03
    days on market $119,999 Active 18 DOM
11. 2026-06-02
    days on market $119,999 Active 17 DOM
12. 2026-06-01
    days on market $119,999 Active 16 DOM
13. 2026-05-31
    days on market $119,999 Active 15 DOM
14. 2026-05-16
    listed $119,999 Active
15. 2018-07-22
    historical
16. 2017-12-18
    listed $89,000 Active
17. 2017-04-12
    historical
18. 2016-07-13
    listed $89,000 Active
19. 2014-12-12
    soldstatus $79,000
20. 2014-03-24
    soldstatus $14,000 Closed
21. 2014-02-28
    status Pending
22. 2014-02-11
    price $19,900
23. 2014-01-28
    listed $24,900 Active
24. 2013-12-24
    historical
25. 2013-09-30
    price $32,900
26. 2013-08-13
    price $33,900 Active
27. 2013-08-13
    status Active
28. 2013-05-25
    historical Contingent
29. 2013-03-23
    listed $30,000 Back On Market
30. 2013-02-28
    historical
31. 2012-12-08
    listed $29,990
32. 2012-09-21
    soldstatus $26,000
33. 2012-09-11
    historical
34. 2012-08-24
    listed $26,900
35. 2012-05-02
    soldstatus $29,000
36. 2012-04-25
    historical
37. 2012-03-13
    listed $29,000
38. 2011-12-23
    soldstatus $13,000
39. 2011-10-10
    historical
40. 2011-08-25
    listed $13,000
41. 2011-01-20
    historical
42. 2010-12-02
    listed $14,500
43. 2005-12-14
    historical
44. 2005-12-06
    listed $165,500
45. 2005-12-05
    soldstatus $129,000

ⓘ 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: $2,270 · $189/mo
• Projected year-2 tax: $2,270 · $189/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 · 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: $26,419
• − Mortgage interest: −$6,722
• − Property taxes: −$2,270
• − Insurance: −$600
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − HOA: −$7,440
• − Depreciation: −$3,491
• Taxable income: $1,670
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $2,609/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): 35,610
• Household income: $122,163
• Rent vs Own: 5.4% rent · 94.6% own
• Severe rent burden: 43.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 24% Two or more races 16% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 6% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 18% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -124.68%
• Current HPI: 410.2689
• Rent YoY: ▲ 7.68%
• 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

-7.0% since first listed

32 events — show timeline

• 2026-05-16 Listed $119,999 MARMLS
• 2018-07-22 Listing Removed — MARMLS
• 2017-12-18 Listed $89,000 MARMLS
• 2017-04-12 Listing Removed — MARMLS
• 2016-07-13 Listed $89,000 MARMLS
• 2014-12-12 Sold (Public Records) $79,000 Public Records
• 2014-03-24 Sold (MLS) $14,000 Beaches MLS
• 2014-02-28 Pending — Beaches MLS
• 2014-02-11 Price Changed $19,900 Beaches MLS
• 2014-01-28 Listed $24,900 Beaches MLS
• 2013-12-24 Listing Removed — Beaches MLS
• 2013-09-30 Price Changed $32,900 Beaches MLS
• 2013-08-13 Relisted — Beaches MLS
• 2013-08-13 Price Changed $33,900 Beaches MLS
• 2013-05-25 Contingent — Beaches MLS
• 2013-03-23 Listed $30,000 Beaches MLS
• 2013-02-28 Listing Removed — Beaches MLS
• 2012-12-08 Listed $29,990 Beaches MLS
• 2012-09-21 Sold (MLS) $26,000 Beaches MLS
• 2012-09-11 Listing Removed — Beaches MLS
• 2012-08-24 Listed $26,900 Beaches MLS
• 2012-05-02 Sold (MLS) $29,000 Beaches MLS
• 2012-04-25 Listing Removed — Beaches MLS
• 2012-03-13 Listed $29,000 Beaches MLS
• 2011-12-23 Sold (MLS) $13,000 Beaches MLS
• 2011-10-10 Listing Removed — Beaches MLS
• 2011-08-25 Listed $13,000 Beaches MLS
• 2011-01-20 Listing Removed — Beaches MLS
• 2010-12-02 Listed $14,500 Beaches MLS
• 2005-12-14 Listing Removed — Beaches MLS
• 2005-12-06 Listed $165,500 Beaches MLS
• 2005-12-05 Sold (Public Records) $129,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,270 · +2.8% YoY. Source: county tax records.