715 W Ocean Ave · Lantana, FL 33462

$195,000

2 bd · 1.5 ba · 1,520 sqft · Condo public records · 103 Days on market

Built 1979 $350/mo HOA · 12% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two bedroom, one and a half bath townhome offers crown molding though-out, neutral tile and neutral color carpet. The kitchen features floor to ceiling built-in cabinets that provide ample storage, newer appliances, a stainless steel refrigerator and an eat-in kitchen. The master bathroom features dual sinks. Conveniently located minutes away from the beach. The Air Conditioner is 4 years old and the roof is 9 years old.

Key facts

• Townhome style condo
• Generous living room
• Crown molding

Tags

• TOWNHOME STYLE CONDO
• WALKING DISTANCE TO PARKS
• SEPARATE DINING AREA
• GENEROUS LIVING ROOM
• DEDICATED LAUNDRY ROOM
• CROWN MOLDING

Property features AI

Finance

• HOA & community: Monthly association fee: $350; Association has amenities: none listed; Pets allowed with no restrictions

Exterior

• Parking: 2 open parking spaces
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water available; Sewer available
• Home design: Condominium; Resale; 2 stories; Faces south
• Construction: Built with stucco and CBS construction
• Exterior features: Entry-level living area; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: No main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#276 in FL, #4,432 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• 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.
• Zoned schools: Lantana Elementary School (math 30% / reading 33%, grade F, #1,841 of 2,144 statewide, top 86%, 484 students, 79% FRL); Lake Worth High School (math 16% / reading 27%, grade F, #546 of 667 statewide, top 82%, 2,683 students, 71% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-23 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.1%/yr); 383 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $2,909/mo this rent would consume 47% of the median local household income ($74k/yr) (locally 1852% 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 $1k of loan paydown is wiped out by about $6k 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 + 4.1% rent growth), your $55k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $195k implies a 155% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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 1979 — 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: 1.49% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.42%
• DSCR: 1.73
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $19,377
• Equity at exit: $29,075

10-year hold

• IRR: 19.1%
• Equity multiple: 2.69×
• Total profit: $92,360
• Equity at exit: $16,860

Cash invested: $54,600 (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 33462

• Rents YoY: 4.1%
• Active inventory: 383
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,909 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$81
• HOA: −$350
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $747

Break-even live

Break-even rent $1,964

Max offer price $195,000

Occupancy floor 69%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 W Palm St Lantana, FL	3.0	2.0	1750	$3,200	$1.83	8d	1	0.15mi
511 W Palm St Lantana, FL	3.0	2.0	1725	$2,950	$1.71	24d	1	0.15mi
195 S 4th St Lantana, FL	2.0	2.0	1164	$2,400	$2.06	19d	1	0.22mi
611 N Broadway Unit A Lantana, FL	1.0	1.0	1184	$1,550	$1.31	15d	1	0.30mi
609 S Arnold Ave Lantana, FL	2.0	2.0	1076	$2,900	$2.70	17d	1	0.36mi
917 W Drew St Lantana, FL	3.0	2.0	1427	$3,800	$2.66	24d	1	0.38mi
900 Water Tower Way Lantana, FL	1.0–2.0	1.0–2.0	1176	$3,571	$3.04	3d	20	0.41mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$2,380	$2.43	3d	25	0.41mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$2,336	$2.38	24d	25	0.41mi
611 E Coast Ave Unit 2 Lantana, FL	2.0	2.0	1125	$2,050	$1.82	5d	1	0.42mi
611 E Coast Ave Unit B Lantana, FL	2.0	2.0	1125	$2,100	$1.87	21d	1	0.42mi
887 Duval St Lantana, FL	3.0	1.0	1261	$3,100	$2.46	8d	1	0.42mi
887 Duval St Lantana, FL	3.0	1.0	1261	$3,100	$2.46	17d	1	0.42mi
137 S Oak St Lantana, FL	3.0	3.0	1970	$12,000	$6.09	24d	1	0.44mi
887 W Perry St Lantana, FL	3.0	1.0	1055	$3,000	$2.84	24d	1	0.47mi
316 N Lake Dr Lantana, FL	2.0	2.5	1708	$5,000	$2.93	24d	1	0.50mi
328 N Lake Dr Lantana, FL	3.0	3.0	1788	$3,900	$2.18	24d	1	0.50mi
720 N Dixie Hwy #601 Lantana, FL	2.0	2.5	1160	$2,300	$1.98	20d	1	0.54mi
720 N Dixie Hwy #202 Lantana, FL	2.0	2.5	1125	$2,000	$1.78	4d	1	0.54mi
129 Euclid Blvd Lantana, FL	3.0	3.0	1280	$3,300	$2.58	24d	1	0.56mi
802 W Windward Way #217 Lantana, FL	3.0	2.0	1515	$4,500	$2.97	15d	1	0.58mi
802 W Windward Way Unit 1545847P Lantana, FL	2.0	2.0	1259	$3,122	$2.48	17d	1	0.58mi
802 W Windward Way #216 Lantana, FL	2.0	2.0	1350	$3,000	$2.22	24d	1	0.58mi
802 W Windward Way #303 Lantana, FL	3.0	2.0	1515	$5,000	$3.30	24d	1	0.58mi
802 W Windward Way #311 Lantana, FL	2.0	2.0	1265	$2,600	$2.06	24d	1	0.58mi
112 Prospect Rd Lantana, FL	2.0	2.0	1377	$2,500	$1.82	17d	1	0.59mi
1032 W Jennings St Lantana, FL	3.0	2.0	2005	$3,900	$1.95	24d	1	0.59mi
356 Moorings Dr #356 Lantana, FL	3.0	2.5	1613	$3,100	$1.92	24d	1	0.60mi
804 E Windward Way Ph -15 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	24d	1	0.62mi
804 E Windward Way Ph -15 Lantana, FL	2.0	2.0	1265	$2,390	$1.89	13d	1	0.62mi
112 Milton St Unit 114 Lantana, FL	2.0	1.0	1245	$2,500	$2.01	24d	1	0.63mi
112 Milton St Unit 114 Lantana, FL	2.0	1.0	1245	$2,500	$2.01	8d	1	0.63mi
804 E Windward Way #316 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	21d	1	0.63mi
804 E Windward Way #618 Lantana, FL	2.0	2.0	1265	$3,700	$2.92	15d	1	0.63mi
804 E Windward Way #211 Lantana, FL	2.0	2.0	1265	$2,600	$2.06	15d	1	0.63mi
804 E Windward Way #120 Lantana, FL	2.0	2.0	1265	$2,500	$1.98	19d	1	0.63mi
804 E Windward Way #103 Lantana, FL	2.0	2.0	1254	$2,750	$2.19	3d	1	0.63mi
806 E Windward Way #301 Lantana, FL	3.0	2.0	1632	$3,500	$2.14	24d	1	0.66mi
806 E Windward Way #323 Lantana, FL	2.0	2.0	1265	$5,000	$3.95	24d	1	0.66mi
806 E Windward Way #111 Lantana, FL	2.0	2.0	1265	$3,000	$2.37	24d	1	0.66mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $195,000 Active 103 DOM
2. 2026-06-17
   days on market $195,000 Active 102 DOM
3. 2026-06-16
   days on market $195,000 Active 101 DOM
4. 2026-06-15
   days on market $195,000 Active 100 DOM
5. 2026-06-13
   days on market $195,000 Active 98 DOM
6. 2026-06-09
   days on market $195,000 Active 94 DOM
7. 2026-06-08
   days on market $195,000 Active 93 DOM
8. 2026-06-07
   days on market $195,000 Active 92 DOM
9. 2026-06-04
   days on market $195,000 Active 89 DOM
10. 2026-06-03
    days on market $195,000 Active 88 DOM
11. 2026-06-02
    days on market $195,000 Active 87 DOM
12. 2026-06-01
    days on market $195,000 Active 86 DOM
13. 2026-05-31
    days on market $195,000 Active 85 DOM
14. 2026-04-19
    price $195,000
15. 2026-04-02
    status Active
16. 2026-03-15
    historical Active Under Contract
17. 2026-03-06
    listed $235,000 Active
18. 2015-06-02
    soldstatus $76,500
19. 2015-05-28
    soldstatus $76,500 Closed 433-char remark

    Show marketing remark (433 chars)

    This two bedroom, one and a half bath townhome offers crown molding though-out, neutral tile and neutral color carpet. The kitchen features floor to ceiling built-in cabinets that provide ample storage, newer appliances, a stainless steel refrigerator and an eat-in kitchen. The master bathroom features dual sinks. Conveniently located minutes away from the beach. The Air Conditioner is 4 years old and the roof is 9 years old.

20. 2015-04-10
    historical Contingent 433-char remark

    Show marketing remark (433 chars)

    This two bedroom, one and a half bath townhome offers crown molding though-out, neutral tile and neutral color carpet. The kitchen features floor to ceiling built-in cabinets that provide ample storage, newer appliances, a stainless steel refrigerator and an eat-in kitchen. The master bathroom features dual sinks. Conveniently located minutes away from the beach. The Air Conditioner is 4 years old and the roof is 9 years old.

21. 2015-04-03
    price $79,900 433-char remark

    Show marketing remark (433 chars)

    This two bedroom, one and a half bath townhome offers crown molding though-out, neutral tile and neutral color carpet. The kitchen features floor to ceiling built-in cabinets that provide ample storage, newer appliances, a stainless steel refrigerator and an eat-in kitchen. The master bathroom features dual sinks. Conveniently located minutes away from the beach. The Air Conditioner is 4 years old and the roof is 9 years old.

22. 2015-04-03
    status Active 433-char remark

    Show marketing remark (433 chars)

    This two bedroom, one and a half bath townhome offers crown molding though-out, neutral tile and neutral color carpet. The kitchen features floor to ceiling built-in cabinets that provide ample storage, newer appliances, a stainless steel refrigerator and an eat-in kitchen. The master bathroom features dual sinks. Conveniently located minutes away from the beach. The Air Conditioner is 4 years old and the roof is 9 years old.

23. 2014-11-22
    historical 433-char remark

    Show marketing remark (433 chars)

    This two bedroom, one and a half bath townhome offers crown molding though-out, neutral tile and neutral color carpet. The kitchen features floor to ceiling built-in cabinets that provide ample storage, newer appliances, a stainless steel refrigerator and an eat-in kitchen. The master bathroom features dual sinks. Conveniently located minutes away from the beach. The Air Conditioner is 4 years old and the roof is 9 years old.

24. 2014-11-15
    price $75,000 433-char remark

    Show marketing remark (433 chars)

    This two bedroom, one and a half bath townhome offers crown molding though-out, neutral tile and neutral color carpet. The kitchen features floor to ceiling built-in cabinets that provide ample storage, newer appliances, a stainless steel refrigerator and an eat-in kitchen. The master bathroom features dual sinks. Conveniently located minutes away from the beach. The Air Conditioner is 4 years old and the roof is 9 years old.

25. 2014-11-14
    listed $73,900 Active 433-char remark

    Show marketing remark (433 chars)

    This two bedroom, one and a half bath townhome offers crown molding though-out, neutral tile and neutral color carpet. The kitchen features floor to ceiling built-in cabinets that provide ample storage, newer appliances, a stainless steel refrigerator and an eat-in kitchen. The master bathroom features dual sinks. Conveniently located minutes away from the beach. The Air Conditioner is 4 years old and the roof is 9 years old.

26. 2013-04-19
    historical
27. 2012-12-17
    listed Contingent
28. 2001-01-12
    soldstatus $65,900
29. 2000-12-19
    soldstatus $65,900
30. 2000-11-13
    historical
31. 2000-07-05
    listed $65,900

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$450/yr (+$37/mo · 38.5%)

ⓘ 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 ≥104°F today · 27 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: $34,911
• − Mortgage interest: −$10,923
• − Property taxes: −$1,169
• − Insurance: −$975
• − Repairs & maintenance: −$2,793
• − Management: −$2,793
• − HOA: −$4,200
• − Depreciation: −$5,673
• Taxable income: $6,386
• Est. tax owed @ 24.0%: −$1,533
• After-tax cash flow: $7,432/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 — Lantana

• Score: 74/100
• State rank: #276
• US rank: #4432

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment D+ Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lantana, FL
• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,371
• Household income: $73,997
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1852.0

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 0.68)
• Race & ethnicity: White 44% Black 26% Hispanic / Latino 26% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 3%
• Common ancestry: Hispanic 14% Romanian 2% Scotch-Irish 2%
• Foreign-born: 31% · Canada, Jamaica, Dominican Republic
• Languages at home: 60% English-only · Spanish 20% French/Haitian/Cajun 16% 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: ▼ -295.48%
• Current HPI: 361.5391
• Rent YoY: ▲ 4.09%
• 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

+195.9% since first listed

18 events — show timeline

• 2026-04-19 Price Changed $195,000 Beaches MLS
• 2026-04-02 Relisted — Beaches MLS
• 2026-03-15 Contingent — Beaches MLS
• 2026-03-06 Listed $235,000 Beaches MLS
• 2015-06-02 Sold (Public Records) $76,500 Public Records
• 2015-05-28 Sold (MLS) $76,500 Beaches MLS
• 2015-04-10 Contingent — Beaches MLS
• 2015-04-03 Relisted — Beaches MLS
• 2015-04-03 Price Changed $79,900 Beaches MLS
• 2014-11-22 Listing Removed — Beaches MLS
• 2014-11-15 Price Changed $75,000 Beaches MLS
• 2014-11-14 Listed $73,900 Beaches MLS
• 2013-04-19 Listing Removed — Beaches MLS
• 2012-12-17 Listed — Beaches MLS
• 2001-01-12 Sold (Public Records) $65,900 Public Records
• 2000-12-19 Sold (MLS) $65,900 Beaches MLS
• 2000-11-13 Listing Removed — Beaches MLS
• 2000-07-05 Listed $65,900 Beaches MLS

Property tax history

+3.6%/yr

Latest (2025): $1,169 · +3.2% YoY. Source: county tax records.