706 S F St · Lake Worth Beach, FL 33460

$730,000

5 bd · 4.0 ba · 2,567 sqft · MultiFamily public records · 59 Days on market

Built 1957

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.2/10.0
• Schools +4.3/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Triplex opportunity in Lake Worth featuring three separate units, currently tenant-occupied, providing immediate rental income. Ideal for investors looking for a value-add property with potential to improve and increase returns over time. Conveniently located near major roadways, shopping, and local amenities. Do not disturb tenants. Showings by appointment only. Video available upon request. Current rents: 2/2 ($2150.00) 2/1 ($1900.00) 1/1 ($1700)

Key facts

• Value add property
• Tenant occupied
• Triplex opportunity

Tags

• TRIPLEX OPPORTUNITY
• THREE SEPARATE UNITS
• TENANT OCCUPIED
• VALUE ADD PROPERTY
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Operating as a multi-unit rental with three leased units and listed rents of $2,150, $1,900 and $1,700 respectively

Exterior

• Parking: Three parking spaces
• Utilities: Cable not available
• Home design: Single-story building; Multifamily property (zoned MF-30)
• Construction: Block construction; Resale property
• Exterior features: Less than a quarter acre lot

Interior

• Kitchen: Kitchens in all units; At least one unit includes a refrigerator
• Bedrooms: Three units: two 2-bedroom units and one 1-bedroom unit (units described with family room, kitchen; some include laundry)
• Flooring: Vinyl
• Bathrooms: Two units with 2 full bathrooms, two units with 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl flooring
• Laundry & utility: Unit-level laundry room in at least one unit

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/4.0-bath units multifamily listed at $730k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $373/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $730k).
• Recommended offer: $708k (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 (+3.5%/yr); 249 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $8,156/mo this rent would consume 158% of the median local household income ($62k/yr) (locally 2429% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 59 days — a 3% lower offer ($708k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $708,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.53% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-42,429
• Equity at exit: $108,845

10-year hold

• IRR: 4.8%
• Equity multiple: 1.36×
• Total profit: $74,065
• Equity at exit: $63,117

Cash invested: $204,400 (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 33460

• Rents YoY: 3.5%
• Active inventory: 249
• Price-to-rent: 22.4×

Monthly cashflow live

• Estimated rent: $8,156 medium
• Mortgage (P&I): −$3,828
• Tax from tax record: −$1,193 /mo · $14,317/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,713
• Net cashflow: $1,118

Break-even live

Break-even rent $6,741

Max offer price $730,000

Occupancy floor 81%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	5	4	$8,157
Total (3 units)			$8,156

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: $182,500
• Closing costs: $21,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 S Ocean Breeze Lake Worth Beach, FL	4.0	3.5	2480	$6,500	$2.62	24d	1	0.69mi
5574 Lake Osborne Dr Lake Worth Beach, FL	4.0	3.0	1872	$10,000	$5.34	24d	1	1.35mi

Listing history 25 events

1. 2026-06-18
   days on market $730,000 Active 59 DOM
2. 2026-06-17
   days on market $730,000 Active 58 DOM
3. 2026-06-16
   days on market $730,000 Active 57 DOM
4. 2026-06-15
   days on market $730,000 Active 56 DOM
5. 2026-06-13
   days on market $730,000 Active 54 DOM
6. 2026-06-09
   days on market $730,000 Active 50 DOM
7. 2026-06-08
   days on market $730,000 Active 49 DOM
8. 2026-06-07
   days on market $730,000 Active 48 DOM
9. 2026-06-04
   days on market $730,000 Active 45 DOM
10. 2026-06-03
    days on market $730,000 Active 44 DOM
11. 2026-06-02
    days on market $730,000 Active 43 DOM
12. 2026-06-01
    days on market $730,000 Active 42 DOM
13. 2026-05-31
    days on market $730,000 Active 41 DOM
14. 2026-05-04
    price $730,000
15. 2026-04-20
    listed $745,000 Active
16. 2025-05-14
    historical $1,700
17. 2025-05-05
    listed $1,700
18. 2024-10-24
    soldstatus $730,000
19. 2024-04-18
    historical
20. 2024-02-26
    listed $820,000 Active
21. 2024-02-21
    listed $820,000 Active
22. 2023-04-26
    soldstatus $500,000
23. 2023-01-09
    soldstatus $100,000
24. 2002-06-05
    soldstatus $105,000
25. 1993-04-05
    soldstatus $40,000

ⓘ 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: $14,317 · $1,193/mo
• Projected year-2 tax: $14,317 · $1,193/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: $97,872
• − Mortgage interest: −$40,891
• − Property taxes: −$14,317
• − Insurance: −$3,650
• − Repairs & maintenance: −$7,830
• − Management: −$7,830
• − Depreciation: −$21,236
• Taxable income: $2,118
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $12,906/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): 37,795
• Household income: $62,090
• Rent vs Own: 55.6% rent · 44.4% own
• Severe rent burden: 2429.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 49% White 30% Two or more races 21% Black 17%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 8% Lithuanian 2% Slovak 1%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 44% English-only · Spanish 42% French/Haitian/Cajun 9% 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: ▼ -345.65%
• Current HPI: 484.2793
• Rent YoY: ▲ 3.53%
• 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

+1725.0% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $730,000 MARMLS
• 2026-04-20 Listed $745,000 MARMLS
• 2025-05-14 Rental Removed $1,700 MARMLS
• 2025-05-05 Listed for Rent $1,700 MARMLS
• 2024-10-24 Sold (Public Records) $730,000 Public Records
• 2024-04-18 Listing Removed — Beaches MLS
• 2024-02-26 Listed $820,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-21 Listed $820,000 Beaches MLS
• 2023-04-26 Sold (Public Records) $500,000 Public Records
• 2023-01-09 Sold (Public Records) $100,000 Public Records
• 2002-06-05 Sold (Public Records) $105,000 Public Records
• 1993-04-05 Sold (Public Records) $40,000 Public Records

Property tax history

+15.6%/yr

Latest (2025): $14,317 · +43.4% YoY. Source: county tax records.