2381 Sunset Ave #216 · Lake Worth Beach, FL 33461

$129,900

2 bd · 2.0 ba · 1,012 sqft · Condo public records · 170 Days on market

Built 1968 $544/mo HOA · 27% 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 +18.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

Wow, wait no more. Enjoy life in this fully FURNISHED sought-after location with gorgeous sunset view on Lake Osborne. All renovated in 2023,2024 2nd floor unit, freshly painted 2br, 2 full baths, master bed with private full bathroom. The master bath has shower only. new kitchen, new floors, new AC, new hot water heater, new impact windows & balcony sliding door. New ceiling lights. Community pool with clubhouse & shuffleboard. HOA fees $544.00 includes trash, water, & cable TV. 55+ community building across from beautiful Lake Osborne Park with walking, jogging, biking, trails. Boating, fishing and much more. The unit has 1 assigned carport spot.

Key facts

• New floors
• New kitchen
• New hot water heater

Tags

• FULLY FURNISHED
• RENOVATED IN 2023
• NEW KITCHEN
• NEW FLOORS
• NEW AC
• NEW HOT WATER HEATER

Property features AI

Finance

• Other: Senior community
• Financial info: Monthly association fee: 544; Pets are not allowed (senior community)
• HOA & community: Homeowners association with amenities including a pool and shuffleboard court; HOA fee collected monthly

Exterior

• Parking: Assigned parking; Detached carport; Carport with 1 covered space (1 carport space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Condominium; Resale unit; Faces west; 5-story building; Living area reported as 880 (public records)
• Construction: CBS construction; Shingle roof not specified; Building constructed with concrete block system
• Exterior features: Not waterfront; No waterfront features

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; No notable built-in interior features listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% 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); 274 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).
• This rent runs 39% 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 $898 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 170 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $130k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.56% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 5.3

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: -15.6%
• Equity multiple: 0.47×
• Total profit: $-19,319
• Equity at exit: $19,369

10-year hold

• IRR: -19.0%
• Equity multiple: 0.21×
• Total profit: $-28,820
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$681
• Tax from tax record: −$208 /mo · $2,502/yr
• Insurance: −$54
• HOA: −$544
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $114

Break-even live

Break-even rent $1,883

Max offer price $129,900

Occupancy floor 89%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1980 Sunset Ave #12 Lake Worth Beach, FL	1.0	1.0	773	$1,500	$1.94	2d	1	0.13mi
2020 Lake Osborne Dr #11 Lake Worth Beach, FL	2.0	2.0	894	$1,850	$2.07	24d	1	0.13mi
2840 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	720	$1,220	$1.69	13d	1	0.34mi
2840 Lake Osborne Dr Lake Worth Beach, FL	2.0	1.0–2.0	819	$1,338	$1.63	17d	2	0.37mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,400	$1.91	17d	1	0.37mi
2920 Cynthia Ln #203 Lake Worth, FL	1.0	1.0	734	$1,350	$1.84	2d	1	0.37mi
644 S Ridge St Lake Worth Beach, FL	2.0	1.0	1000	$2,500	$2.50	24d	1	0.49mi
2220 Lake Worth Rd Lake Worth, FL	1.0	1.0	700	$1,779	$2.54	22d	1	0.55mi
2571 Lake Worth Rd Lake Worth, FL	1.0–2.0	1.0–2.0	750	$1,657	$2.21	2d	2	0.72mi
911 S B St Lake Worth Beach, FL	3.0	1.5	1140	$2,800	$2.46	24d	1	0.73mi
507 S D St Bldg 2 Lake Worth Beach, FL	3.0	2.0	1012	$2,200	$2.17	24d	1	0.76mi
206 S C St Lake Worth Beach, FL	3.0	1.0	1000	$2,500	$2.50	24d	1	0.77mi
1741 3rd Ave N #6 Lake Worth Beach, FL	2.0	2.0	775	$1,550	$2.00	19d	1	0.80mi
12 N B St Lake Worth Beach, FL	1.0	1.0	800	$1,700	$2.12	14d	1	0.82mi
105 S D St Lake Worth Beach, FL	3.0	2.0	1326	$3,300	$2.49	24d	1	0.83mi
105 S D St Lake Worth Beach, FL	3.0	2.0	1326	$3,150	$2.38	11d	1	0.83mi
911 S D St Lake Worth Beach, FL	2.0	2.0	1023	$2,300	$2.25	19d	1	0.84mi
1409 Lake Ave Lake Worth Beach, FL	2.0	2.0	799	$1,800	$2.25	17d	1	0.86mi
517 S F St Unit 1 Lake Worth Beach, FL	1.0	1.0	700	$1,750	$2.50	11d	1	0.87mi
1716 3rd Ave N Lake Worth Beach, FL	2.0–3.0	2.0	1000	$1,600	$1.60	24d	1	0.90mi
214 N C St Lake Worth Beach, FL	3.0	2.0	1260	$4,500	$3.57	24d	1	0.95mi
701 S G St Unit 5 Lake Worth Beach, FL	3.0	1.0	1000	$2,495	$2.50	24d	1	0.95mi
701 S G St Unit 7 Lake Worth Beach, FL	3.0	1.0	1000	$2,680	$2.68	24d	1	0.95mi
701 S G St Lake Worth, FL	3.0	1.0	1000	$2,995	$3.00	24d	1	0.95mi
1420 Barton Rd Unit 1420w Lake Worth Beach, FL	2.0	1.0	990	$2,000	$2.02	11d	1	1.01mi
227 N E St Lake Worth Beach, FL	3.0	2.0	1276	$3,500	$2.74	24d	1	1.04mi
101 S East Coast St Lake Worth Beach, FL	2.0	2.0	1029	$2,500	$2.43	17d	1	1.06mi
3017 Buckley Ave Lake Worth, FL	2.0	1.0	720	$2,200	$3.06	24d	1	1.12mi
419 S J St Unit C Lake Worth Beach, FL	2.0	1.0	1200	$1,295	$1.08	13d	1	1.13mi
419 S J St Unit C Lake Worth Beach, FL	2.0	1.0	1200	$1,295	$1.08	14d	1	1.13mi
417 N E St Unit 39 Lake Worth Beach, FL	1.0	1.0	700	$1,550	$2.21	24d	1	1.13mi
3481 Helena Dr Unit 11 Lake Worth Beach, FL	2.0	2.0	935	$2,050	$2.19	24d	1	1.15mi
3431 Helena Dr Lake Worth, FL	2.0	2.0	935	$2,075	$2.22	14d	2	1.15mi
3431 Helena Dr Unit 3481-11 Lake Worth Beach, FL	2.0	2.0	935	$2,050	$2.19	24d	1	1.15mi
3300 Boutwell Rd Lake Worth Beach, FL	1.0–2.0	1.0–2.0	765	$2,720	$3.56	24d	1	1.16mi
3195 Mcsherry Dr Unit 3195 Lake Worth Beach, FL	2.0	1.0	944	$2,300	$2.44	17d	1	1.17mi
3031 French Ave Lake Worth, FL	3.0	1.0	840	$2,400	$2.86	8d	1	1.18mi
417 N F St Lake Worth Beach, FL	1.0	1.0	972	$2,300	$2.37	24d	1	1.18mi
3440 Rudolph Rd Unit 3440-03 Lake Worth Beach, FL	2.0	2.0	935	$2,100	$2.25	19d	1	1.19mi
1731 Lavue Ave Lake Worth Beach, FL	3.0	2.0	1466	$2,900	$1.98	5d	1	1.20mi

HOA detail condo

• Monthly dues: $544 · $6,528/yr
• Likely covers: watertrashcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $129,900 Active 170 DOM
2. 2026-06-17
   days on market $129,900 Active 169 DOM
3. 2026-06-16
   days on market $129,900 Active 168 DOM
4. 2026-06-15
   days on market $129,900 Active 167 DOM
5. 2026-06-13
   days on market $129,900 Active 165 DOM
6. 2026-06-09
   days on market $129,900 Active 161 DOM
7. 2026-06-07
   days on market $129,900 Active 159 DOM
8. 2026-06-04
   days on market $129,900 Active 156 DOM
9. 2026-06-03
   days on market $129,900 Active 155 DOM
10. 2026-06-01
    days on market $129,900 Active 153 DOM
11. 2026-05-31
    days on market $129,900 Active 152 DOM
12. 2026-04-08
    price $139,000
13. 2026-02-06
    price $145,900
14. 2025-12-29
    listed $149,900 Active
15. 2019-08-02
    soldstatus $55,000

ⓘ 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: $2,502 · $208/mo
• Projected year-2 tax: $2,502 · $208/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: $24,336
• − Mortgage interest: −$7,276
• − Property taxes: −$2,502
• − Insurance: −$650
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − HOA: −$6,528
• − Depreciation: −$3,779
• Taxable loss: −$292
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,442/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

+152.7% since first listed

4 events — show timeline

• 2026-04-08 Price Changed $139,000 Beaches MLS
• 2026-02-06 Price Changed $145,900 Beaches MLS
• 2025-12-29 Listed $149,900 Beaches MLS
• 2019-08-02 Sold (Public Records) $55,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,502 · +9.9% YoY. Source: county tax records.