1004 N A St · Lake Worth Beach, FL 33460

$440,000

2 bd · 2.0 ba · 1,509 sqft · MultiFamily public records · 54 Days on market

Built 1956 5,820 sqft 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

2 BEDROOMS AND 2 BATHROOMS SINGLE-FAMILY HOME LOCATED IN THE CORNER OF 10TH AVE N AND NORTH A STREET. ZONED RESIDENTIAL AND COMMERCIAL. BRAND NEW SHINGLE ROOF. NEWER AIR CONDITIONING AND WINDOWS. ACCCORDION HURRICANE SHUTTERS. UPGRADED KITCHEN AND BATHROOMS. WOOD FLOORING THROUGHOUT. FRONT LOADER WASHER AND DRYER. BONUS LEGAL BACK UNIT. LOTS OF PARKING. THE PROPERTY IS LOCATED A FEW MINUTES AWAY FROM I-95, DOWNTOWN LAKE WORTH, ABUNDANT SHOPPING AND RESTAURANTS. PERFECT PLACE TO CALL HOME, RENTAL PROPERTY OR AIRBNB.

Key facts

• Hurricane windows
• Flexible zoning
• Hot water heater

Tags

• PRIME INVESTMENT OPPORTUNITY
• FLEXIBLE ZONING
• HURRICANE WINDOWS
• NEW ROOF
• NEW AC
• HOT WATER HEATER

Property features AI

Finance

• Other: Public maintained road frontage (west of US-1)

Exterior

• Parking: Attached carport; Detached driveway parking; Two covered/carport spaces (total 4 parking spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected (three-phase); Cable available
• Home design: Single-family residence; One story; Entry-level living area; Faces West
• Construction: Stucco and CBS construction; Shingle roof; Built/recorded as 1,509 living area with 2,160 total building area
• Exterior features: Open patio; Open porch; Patio and porch; Backyard fencing; Guest house; Corner lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Wood flooring
• Bathrooms: Three full bathrooms (two on the main level)
• Heating & cooling: Central heating; Central air; Wall/window unit(s)
• Interior features: Bedroom layout is stacked; Unfurnished; Satellite dish
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $440k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $412k (6.4% below list).
• Recommended offer: $412k (6.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Highland Elementary School (math 28% / reading 26%, grade F, #1,969 of 2,144 statewide, top 94%, 937 students, 85% FRL); Lake Worth Community Middle (math 17% / reading 23%, grade F, #558 of 571 statewide, top 98%, 1,249 students, 75% 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 77% FRL vs 52% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 50% district-wide (-27 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 (+3.5%/yr); 250 active listings in the ZIP; 40 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 $4,119/mo this rent would consume 80% 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 $3k of loan paydown is wiped out by about $13k 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 54 days — a 3% lower offer ($427k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $355k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $411,900 (6.4% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 8.9

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-58,485
• Equity at exit: $65,605

10-year hold

• IRR: -3.3%
• Equity multiple: 0.77×
• Total profit: $-27,857
• Equity at exit: $38,043

Cash invested: $123,200 (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: 250
• Price-to-rent: 17.8×

Monthly cashflow live

• Estimated rent: $4,119 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$598 /mo · $7,178/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$865
• Net cashflow: $165

Break-even live

Break-even rent $3,910

Max offer price $440,000

Occupancy floor 91%

Sensitivity live

Price	-10% $414	-5% $290	+0% $165	+5% $41	+10% $-84
Rent	-10% $-160	-5% $2	+0% $165	+5% $328	+10% $490
Rate	-1.0pp $387	-0.5pp $277	base $165	+0.5pp $51	+1.0pp $-65

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$4,118
Total (2 units)			$4,119

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 N E St Lake Worth Beach, FL	3.0	1.0	1199	$2,430	$2.03	1d	1	0.21mi
1731 Lavue Ave Lake Worth Beach, FL	3.0	2.0	1466	$2,900	$1.98	7d	1	0.22mi
725 N E St Lake Worth, FL	1.0	1.0	2114	$1,700	$0.80	26d	1	0.26mi
601 N E St Lake Worth Beach, FL	3.0	2.0	1368	$3,350	$2.45	26d	1	0.39mi
1717 16th Ct N Lake Worth Beach, FL	3.0	2.0	1360	$3,250	$2.39	26d	1	0.52mi
707 N J St Lake Worth Beach, FL	3.0	2.0	1089	$3,000	$2.75	26d	1	0.55mi
521 N Dixie Hwy Lake Worth, FL	2.0	2.0	1474	$2,200	$1.49	1d	1	0.57mi
1401 N J St Unit A Lake Worth Beach, FL	1.0	1.0	1638	$1,650	$1.01	17d	1	0.57mi
1716 3rd Ave N Lake Worth Beach, FL	2.0–3.0	2.0	1000	$1,600	$1.60	26d	1	0.58mi
1118 N K St Lake Worth Beach, FL	3.0	2.0	1344	$4,000	$2.98	26d	1	0.59mi
1837 16th Ave N Lake Worth Beach, FL	3.0	2.0	1746	$4,990	$2.86	26d	1	0.62mi
227 N E St Lake Worth Beach, FL	3.0	2.0	1276	$3,500	$2.74	26d	1	0.64mi
214 N C St Lake Worth Beach, FL	3.0	2.0	1260	$4,500	$3.57	26d	1	0.66mi
623 N L St #1 Lake Worth Beach, FL	2.0	2.0	1220	$2,600	$2.13	26d	1	0.67mi
1715 N Dixie Hwy Lake Worth Beach, FL	1.0–3.0	1.0–2.0	1014	$2,570	$2.53	26d	11	0.69mi
1160 Sepia Ln Lake Worth, FL	3.0	2.5	1578	$2,600	$1.65	4d	1	0.69mi
1609 N J St Lake Worth Beach, FL	3.0	2.0	1100	$2,650	$2.41	26d	1	0.69mi
1209 N M St Lake Worth Beach, FL	2.0	2.0	1060	$2,650	$2.50	26d	1	0.69mi
1209 N M St Lake Worth Beach, FL	2.0	2.0	1060	$2,650	$2.50	4d	1	0.69mi
525 N L St Lake Worth Beach, FL	3.0	2.0	1305	$4,500	$3.45	14d	1	0.71mi
525 N L St Lake Worth Beach, FL	3.0	2.0	1305	$4,500	$3.45	26d	1	0.71mi
1317 N M St Lake Worth Beach, FL	3.0	1.0	1372	$3,800	$2.77	26d	1	0.72mi
310 N Dixie Hwy #104 Lake Worth Beach, FL	2.0	2.5	1440	$3,000	$2.08	19d	1	0.72mi
310 N Dixie Hwy #104 Lake Worth Beach, FL	2.0	2.5	1440	$2,950	$2.05	18d	1	0.72mi
1622 N J St Lake Worth Beach, FL	3.0	2.0	1220	$2,600	$2.13	26d	1	0.73mi
1124 18th Ave N Lake Worth Beach, FL	3.0	2.0	1500	$2,995	$2.00	26d	1	0.74mi
1322 N M St Lake Worth Beach, FL	3.0	2.0	1102	$3,100	$2.81	26d	1	0.74mi
307 N J St Lake Worth Beach, FL	2.0	2.0	1625	$2,760	$1.70	22d	1	0.75mi
307 N J St Lake Worth Beach, FL	2.0	2.0	1625	$2,760	$1.70	26d	1	0.75mi
1424 N M St Lake Worth Beach, FL	3.0	2.0	1200	$1,800	$1.50	20d	1	0.78mi
1905 Vernon St Unit Top Floor Lake Worth Beach, FL	2.0	1.0	2090	$2,400	$1.15	1d	1	0.79mi
220 9th Ave N Lake Worth Beach, FL	3.0	3.0	1373	$8,000	$5.83	20d	1	0.82mi
1609 N M St Lake Worth Beach, FL	2.0	2.0	1253	$3,395	$2.71	7d	1	0.84mi
1632 N L St Lake Worth Beach, FL	3.0	2.0	1284	$3,500	$2.73	26d	1	0.85mi
2391 Waterside Dr Unit 22d Lake Worth, FL	2.0	3.0	1328	$2,600	$1.96	26d	1	0.88mi
2428 Waterside Dr Unit 2428 Lake Worth Beach, FL	2.0	2.5	1400	$2,250	$1.61	26d	1	0.90mi
123 N K St Unit B Lake Worth Beach, FL	3.0	2.5	1688	$3,150	$1.87	9d	1	0.90mi
105 S D St Lake Worth Beach, FL	3.0	2.0	1326	$3,150	$2.38	13d	1	0.93mi
105 S D St Lake Worth Beach, FL	3.0	2.0	1326	$3,300	$2.49	26d	1	0.93mi
115 Akron St Unit C Lake Worth, FL	3.0	2.5	1828	$2,900	$1.59	9d	1	0.93mi

Listing history 13 events

1. 2026-05-21
   status Pending
2. 2026-05-13
   historical Active Under Contract
3. 2026-05-01
   status Active
4. 2026-04-22
   historical Active Under Contract
5. 2026-03-28
   listed $440,000 Active
6. 2025-03-04
   historical
7. 2024-11-20
   listed $420,000 Active
8. 2022-05-27
   soldstatus $355,000 Closed 520-char remark

   Show marketing remark (520 chars)

   2 BEDROOMS AND 2 BATHROOMS SINGLE-FAMILY HOME LOCATED IN THE CORNER OF 10TH AVE N AND NORTH A STREET. ZONED RESIDENTIAL AND COMMERCIAL. BRAND NEW SHINGLE ROOF. NEWER AIR CONDITIONING AND WINDOWS. ACCCORDION HURRICANE SHUTTERS. UPGRADED KITCHEN AND BATHROOMS. WOOD FLOORING THROUGHOUT. FRONT LOADER WASHER AND DRYER. BONUS LEGAL BACK UNIT. LOTS OF PARKING. THE PROPERTY IS LOCATED A FEW MINUTES AWAY FROM I-95, DOWNTOWN LAKE WORTH, ABUNDANT SHOPPING AND RESTAURANTS. PERFECT PLACE TO CALL HOME, RENTAL PROPERTY OR AIRBNB.

9. 2022-04-14
   historical Active Under Contract 520-char remark

   Show marketing remark (520 chars)

   2 BEDROOMS AND 2 BATHROOMS SINGLE-FAMILY HOME LOCATED IN THE CORNER OF 10TH AVE N AND NORTH A STREET. ZONED RESIDENTIAL AND COMMERCIAL. BRAND NEW SHINGLE ROOF. NEWER AIR CONDITIONING AND WINDOWS. ACCCORDION HURRICANE SHUTTERS. UPGRADED KITCHEN AND BATHROOMS. WOOD FLOORING THROUGHOUT. FRONT LOADER WASHER AND DRYER. BONUS LEGAL BACK UNIT. LOTS OF PARKING. THE PROPERTY IS LOCATED A FEW MINUTES AWAY FROM I-95, DOWNTOWN LAKE WORTH, ABUNDANT SHOPPING AND RESTAURANTS. PERFECT PLACE TO CALL HOME, RENTAL PROPERTY OR AIRBNB.

10. 2022-03-17
    listed $350,000 Active 520-char remark

    Show marketing remark (520 chars)

    2 BEDROOMS AND 2 BATHROOMS SINGLE-FAMILY HOME LOCATED IN THE CORNER OF 10TH AVE N AND NORTH A STREET. ZONED RESIDENTIAL AND COMMERCIAL. BRAND NEW SHINGLE ROOF. NEWER AIR CONDITIONING AND WINDOWS. ACCCORDION HURRICANE SHUTTERS. UPGRADED KITCHEN AND BATHROOMS. WOOD FLOORING THROUGHOUT. FRONT LOADER WASHER AND DRYER. BONUS LEGAL BACK UNIT. LOTS OF PARKING. THE PROPERTY IS LOCATED A FEW MINUTES AWAY FROM I-95, DOWNTOWN LAKE WORTH, ABUNDANT SHOPPING AND RESTAURANTS. PERFECT PLACE TO CALL HOME, RENTAL PROPERTY OR AIRBNB.

11. 2013-09-21
    historical
12. 2009-07-30
    soldstatus $99,000
13. 2007-02-01
    listed $365,000

ⓘ 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: $7,178 · $598/mo
• Projected year-2 tax: $7,178 · $598/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: $49,428
• − Mortgage interest: −$24,647
• − Property taxes: −$7,178
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,954
• − Management: −$3,954
• − Depreciation: −$12,800
• Taxable loss: −$5,305
• Est. tax savings @ 24.0%: +$1,273
• After-tax cash flow: $3,254/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

+20.5% since first listed

13 events — show timeline

• 2026-05-21 Pending — Beaches MLS
• 2026-05-13 Contingent — Beaches MLS
• 2026-05-01 Relisted — Beaches MLS
• 2026-04-22 Contingent — Beaches MLS
• 2026-03-28 Listed $440,000 Beaches MLS
• 2025-03-04 Listing Removed — Beaches MLS
• 2024-11-20 Listed $420,000 Beaches MLS
• 2022-05-27 Sold (MLS) $355,000 Beaches MLS
• 2022-04-14 Contingent — Beaches MLS
• 2022-03-17 Listed $350,000 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2009-07-30 Sold (Public Records) $99,000 Public Records
• 2007-02-01 Listed $365,000 Beaches MLS

Property tax history

+14.0%/yr

Latest (2025): $7,178 · +8.6% YoY. Source: county tax records.