723 N 7th St · Lantana, FL 33462

$699,000

None bd · 3.5 ba · 2,952 sqft · MultiFamily public records · 65 Days on market

Built 1966 0.27 ac lot

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Why this score? — see what drove the D+ 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +4.3/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 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: 2 units. confirmed

Listing remarks

Exceptional investment opportunity in the heart of Lantana. This well maintained duplex features two spacious units, each offering 3 bedrooms and 2 full bathrooms, ideal for strong rental income or multi generational living. Each unit offers a functional layout with generous living areas, ample natural light, and comfortable bedroom sizes. The desirable 3 bedroom layout maximizes income potential. Plenty of driveway parking and dedicated laundry rooms for each unit add convenience and appeal. Perfect for investors seeking dual rental streams or an owner occupant looking to live in one unit and rent the other. Conveniently located near shopping, dining, major roadways, and minutes to the bea

Key facts

• Ample natural light
• Functional layout
• Conveniently located

Tags

• WELL MAINTAINED DUPLEX
• FUNCTIONAL LAYOUT
• GENEROUS LIVING AREAS
• AMPLE NATURAL LIGHT
• DEDICATED LAUNDRY ROOMS
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Two-unit building; Two units in the community; Tenants pay cable TV and electricity; Pets allowed with no restrictions

Exterior

• Utilities: Public water and well; Public sewer; Cable available; Electricity available; Sewer available; Water available; Two separate electric meters
• Home design: Duplex; One story; Resale property
• Construction: Stucco and CBS construction; Shingle roof; No foundation details listed
• Exterior features: Screened porch; Open porch; Not waterfront

Interior

• Flooring: Ceramic tile
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Ceramic tile floors
• Laundry & utility: In-unit laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive. Per door: $335/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $613k (12.3% below list).
• Recommended offer: $613k (12.3% below list) — sets the bar for 1% rule.

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: Barton Elementary School (math 25% / reading 20%, grade F, #2,073 of 2,144 statewide, top 97%, 1,064 students, 80% 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 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-28 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $6,127/mo this rent would consume 99% 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 $5k of loan paydown is wiped out by about $21k 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 65 days — a 6% lower offer ($657k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $255k; list at $699k implies a 174% 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 $612,700 (12.3% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 12% 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 9.5

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: -8.8%
• Equity multiple: 0.67×
• Total profit: $-64,105
• Equity at exit: $104,223

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $26,366
• Equity at exit: $60,437

Cash invested: $195,720 (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: 19.0×

Monthly cashflow live

• Estimated rent: $6,127 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$213 /mo · $2,559/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,287
• Net cashflow: $670

Break-even live

Break-even rent $5,279

Max offer price $699,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,066	-5% $868	+0% $670	+5% $472	+10% $274
Rent	-10% $186	-5% $428	+0% $670	+5% $912	+10% $1,154
Rate	-1.0pp $1,022	-0.5pp $848	base $670	+0.5pp $489	+1.0pp $305

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$6,126
Total (2 units)			$6,127

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 Melody Ln Lantana, FL	2.0	2.0	2652	$1,849	$0.70	6d	1	0.24mi
137 S Oak St Lantana, FL	3.0	3.0	1970	$12,000	$6.09	25d	1	0.60mi
122 S Lake Dr Lantana, FL	3.0	3.0	2396	$17,500	$7.30	25d	1	0.62mi
210 S Lake Dr Lantana, FL	3.0	3.0	3521	$15,000	$4.26	23d	1	0.62mi
114 S Lake Dr Lantana, FL	3.0	3.0	2527	$18,950	$7.50	25d	1	0.62mi
1615 Shirley Ct Lantana, FL	3.0	2.0	2388	$3,100	$1.30	23d	1	0.78mi
1032 W Jennings St Lantana, FL	3.0	2.0	2005	$3,900	$1.95	25d	1	0.94mi
811 S Federal Hwy #1 Lake Worth Beach, FL	3.0	3.5	3000	$3,000	$1.00	25d	1	1.11mi
811 S Federal Hwy Unit 4 Lake Worth Beach, FL	3.0	3.5	3000	$2,800	$0.93	25d	1	1.11mi
3550 S Ocean Blvd Unit 7C Palm Beach, FL	3.0	3.0	2743	$45,000	$16.41	25d	1	1.17mi
3550 S Ocean Blvd Palm Beach, FL	3.0	3.5	2863	$25,500	$8.91	25d	2	1.17mi
3560 S Ocean Blvd #301 Palm Beach, FL	3.0	2.5	2007	$13,500	$6.73	25d	1	1.18mi
3560 S Ocean Blvd #200 Palm Beach, FL	2.0	2.5	2007	$7,500	$3.74	25d	1	1.18mi
3560 S Ocean Blvd #1 Palm Beach, FL	3.0	2.5	2007	$7,500	$3.74	25d	1	1.18mi
3300 S Ocean Blvd Unit 408N Palm Beach, FL	2.0	2.5	2072	$19,000	$9.17	25d	1	1.45mi
3300 S Ocean Blvd Unit 202S Palm Beach, FL	3.0	2.5	2196	$22,500	$10.25	25d	1	1.45mi

Listing history 20 events

1. 2026-06-21
   days on market $699,000 Active 65 DOM
2. 2026-06-18
   days on market $699,000 Active 62 DOM
3. 2026-06-17
   days on market $699,000 Active 61 DOM
4. 2026-06-16
   days on market $699,000 Active 60 DOM
5. 2026-06-15
   price $699,000 Active 59 DOM
6. 2026-06-15
   days on market $729,000 Active 59 DOM
7. 2026-06-13
   days on market $729,000 Active 57 DOM
8. 2026-06-09
   days on market $729,000 Active 53 DOM
9. 2026-06-08
   days on market $729,000 Active 52 DOM
10. 2026-06-07
    days on market $729,000 Active 51 DOM
11. 2026-06-04
    days on market $729,000 Active 48 DOM
12. 2026-06-03
    days on market $729,000 Active 47 DOM
13. 2026-06-02
    days on market $729,000 Active 46 DOM
14. 2026-06-01
    days on market $729,000 Active 45 DOM
15. 2026-05-31
    days on market $729,000 Active 44 DOM
16. 2026-05-16
    price $729,000
17. 2026-05-04
    status Active
18. 2026-04-28
    historical Active Under Contract
19. 2026-04-17
    listed $769,000 Active
20. 2005-05-18
    soldstatus $255,000

ⓘ 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: $2,559 · $213/mo
• Projected year-2 tax: $5,802 · $483/mo
• Expected delta: +$3,243/yr (+$270/mo · 126.7%)

ⓘ 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: $73,524
• − Mortgage interest: −$39,155
• − Property taxes: −$2,559
• − Insurance: −$3,495
• − Repairs & maintenance: −$5,882
• − Management: −$5,882
• − Depreciation: −$20,335
• Taxable loss: −$3,783
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $8,950/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

+185.9% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $729,000 Beaches MLS
• 2026-05-04 Relisted — Beaches MLS
• 2026-04-28 Contingent — Beaches MLS
• 2026-04-17 Listed $769,000 Beaches MLS
• 2005-05-18 Sold (Public Records) $255,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $2,559 · +3.5% YoY. Source: county tax records.