722 Ridge Rd #1 · Lantana, FL 33462

$119,900

2 bd · 1.0 ba · 872 sqft · Condo public records · 92 Days on market

Built 1966 $500/mo HOA · 22% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

ENJOY THE FRESH BREEZ IN THIS DESIRABLE CORNER UNIT WITH OWN GARAGE AND UTILITY ROOM, GREAT LOCATION NEAR NEW SUPER PUBLIX, I-95 & SHOPS, FRESHLY PAINTED, TILE THROUGH OUT, NO PETS, NO LEASE, WATER INCLUDED.

Key facts

• Updated kitchen
• Prime location
• Updated bathroom

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• PRIME LOCATION
• VERSATILE SECOND BEDROOM

Property features AI

Finance

• HOA & community: Association: Holly House Inc; Quarterly HOA dues; HOA includes water, sewer and trash; Association laundry amenity; Senior community; Pets allowed (cats and dogs, size limit applies)

Exterior

• Parking: Attached garage (1 space); Driveway space (1 open covered space)
• Utilities: Public water; Public sewer; Electricity connected; Propane available; Cable connected
• Home design: Condominium; One story; Entry level 1; North-facing
• Construction: Stucco/CBS construction; Tar and gravel roof; Built on foundation per public records
• Exterior features: Open patio; Shed/storage; Fenced backyard with gate

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central air; Ceiling fans
• Interior features: Split bedroom layout; Furnished
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (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: 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; 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $120k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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 1966 — 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: 1.90% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.53%
• DSCR: 1.91
• GRM: 4.4

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: 14.6%
• Equity multiple: 1.59×
• Total profit: $19,938
• Equity at exit: $17,877

10-year hold

• IRR: 24.4%
• Equity multiple: 3.27×
• Total profit: $76,143
• Equity at exit: $10,367

Cash invested: $33,572 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$629
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$50
• HOA: −$500
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $574

Break-even live

Break-even rent $1,545

Max offer price $119,900

Occupancy floor 70%

Sensitivity live

Price	-10% $642	-5% $608	+0% $574	+5% $540	+10% $506
Rent	-10% $395	-5% $484	+0% $574	+5% $664	+10% $754
Rate	-1.0pp $635	-0.5pp $605	base $574	+0.5pp $543	+1.0pp $512

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 Andrew Redding Rd #1 Lantana, FL	2.0	2.0	875	$2,800	$3.20	24d	1	0.15mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$2,336	$2.38	24d	25	0.24mi
1001 Water Tower Way Hypoluxo, FL	1.0–3.0	1.0–2.0	981	$2,380	$2.43	3d	25	0.24mi
900 Water Tower Way Lantana, FL	1.0–2.0	1.0–2.0	1176	$3,571	$3.04	3d	20	0.27mi
2640 South Dr Unit 301 Lake Worth Beach, FL	2.0	1.0	894	$1,500	$1.68	19d	1	0.29mi
2640 South Dr Unit 301 Lake Worth Beach, FL	2.0	1.0	894	$1,500	$1.68	15d	1	0.29mi
2566 South Dr Unit 306 Lake Worth Beach, FL	1.0	1.0	744	$1,850	$2.49	8d	1	0.29mi
1420 Barton Rd Unit 1420w Lake Worth Beach, FL	2.0	1.0	990	$2,000	$2.02	11d	1	0.53mi
703 Dawn Pl Unit C Lantana, FL	2.0	2.0	935	$2,500	$2.67	8d	1	0.54mi
614 N 7th St Lantana, FL	2.0	1.0	960	$2,400	$2.50	24d	1	0.56mi
622 Minnesota St Lantana, FL	2.0	2.0	1006	$3,000	$2.98	24d	1	0.61mi
605 S 12th St Lantana, FL	2.0	1.0	700	$1,950	$2.79	4d	1	0.71mi
422 S Arnold Ave Lantana, FL	2.0	1.0	948	$2,400	$2.53	21d	1	0.76mi
900 W Bloxham St Lantana, FL	3.0	1.0	925	$2,141	$2.31	22d	1	0.76mi
329 Melody Ln Unit 331 Lantana, FL	2.0	2.0	842	$1,849	$2.20	8d	1	0.77mi
410 W Palm St Unit B28 Lantana, FL	2.0	1.5	894	$1,800	$2.01	24d	1	0.78mi
609 S Arnold Ave Lantana, FL	2.0	2.0	1076	$2,900	$2.70	17d	1	0.84mi
525 S Broadway Unit M Lantana, FL	1.0	1.0	600	$1,575	$2.62	24d	1	0.86mi
802 W Windward Way #304 Lantana, FL	1.0	1.0	839	$2,700	$3.22	24d	1	0.89mi
1029 S D St Apt 2 Lake Worth Beach, FL	1.0	1.0	560	$1,675	$2.99	24d	1	0.90mi
1029 S D St Lake Worth Beach, FL	1.0	1.0	550	$1,715	$3.12	24d	1	0.90mi
1609 S Federal Hwy Apt 102 Lake Worth Beach, FL	1.0	1.0	672	$1,459	$2.17	24d	1	0.91mi
714 S Arnold Ave Unit B Lantana, FL	2.0	1.0	858	$2,200	$2.56	24d	1	0.92mi
349 Wickline Blvd Lantana, FL	2.0	1.0	832	$2,300	$2.76	2d	1	0.92mi
612 W Drew St Unit E Lantana, FL	1.0	1.0	550	$1,900	$3.45	3d	1	0.92mi
612 W Drew St Lantana, FL	1.0	1.0	800	$1,800	$2.25	12d	1	0.92mi
351 Wickline Blvd Lantana, FL	2.0	1.0	832	$2,300	$2.76	2d	1	0.92mi
119 Sunrise Ave Unit A Lantana, FL	1.0	1.0	555	$2,400	$4.32	21d	1	0.92mi
115 E Lantana Rd Lantana, FL	1.0	1.0	600	$1,600	$2.67	11d	1	0.93mi
887 W Perry St Lantana, FL	3.0	1.0	1055	$3,000	$2.84	24d	1	0.93mi
720 N Dixie Hwy #202 Lantana, FL	2.0	2.5	1125	$2,000	$1.78	5d	1	0.93mi
300 Waterway Dr S #308 Lantana, FL	2.0	1.5	806	$2,200	$2.73	24d	1	0.95mi
303 Waterway Dr S #303 Lantana, FL	2.0	1.5	900	$2,100	$2.33	24d	1	0.95mi
200 Croton Ave Lantana, FL	1.0–2.0	1.0	695	$1,850	$2.66	15d	2	0.95mi
315 N Lake Dr Unit 6 Lantana, FL	1.0	1.0	590	$1,495	$2.53	18d	1	0.98mi
611 E Coast Ave Unit B Lantana, FL	2.0	2.0	1125	$2,100	$1.87	21d	1	1.00mi
611 E Coast Ave Unit 2 Lantana, FL	2.0	2.0	1125	$2,050	$1.82	5d	1	1.00mi
531 W Perry St Lantana, FL	2.0	1.0	1000	$2,400	$2.40	19d	1	1.00mi
896 N Federal Hwy #128 Lantana, FL	2.0	2.0	1025	$3,200	$3.12	12d	1	1.01mi
200 Waterway Dr S #202 Lantana, FL	1.0	1.5	806	$1,850	$2.30	24d	1	1.01mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $119,900 Active 92 DOM
2. 2026-06-17
   days on market $119,900 Active 91 DOM
3. 2026-06-16
   days on market $119,900 Active 90 DOM
4. 2026-06-15
   days on market $119,900 Active 89 DOM
5. 2026-06-13
   days on market $119,900 Active 87 DOM
6. 2026-06-09
   days on market $119,900 Active 83 DOM
7. 2026-06-08
   days on market $119,900 Active 82 DOM
8. 2026-06-07
   days on market $119,900 Active 81 DOM
9. 2026-06-04
   days on market $119,900 Active 78 DOM
10. 2026-06-03
    days on market $119,900 Active 77 DOM
11. 2026-06-02
    days on market $119,900 Active 76 DOM
12. 2026-06-01
    days on market $119,900 Active 75 DOM
13. 2026-05-31
    days on market $119,900 Active 74 DOM
14. 2026-05-12
    price $119,900
15. 2026-03-16
    listed $130,000 Active
16. 2003-11-18
    soldstatus $55,000
17. 2003-10-30
    soldstatus $55,000 213-char remark

    Show marketing remark (213 chars)

    ENJOY THE FRESH BREEZ IN THIS DESIRABLE CORNER UNIT WITH OWN GARAGE AND UTILITY ROOM, GREAT LOCATION NEAR NEW SUPER PUBLIX, I-95 & SHOPS, FRESHLY PAINTED, TILE THROUGH OUT, NO PETS, NO LEASE, WATER INCLUDED.

18. 2003-10-03
    historical 213-char remark

    Show marketing remark (213 chars)

    ENJOY THE FRESH BREEZ IN THIS DESIRABLE CORNER UNIT WITH OWN GARAGE AND UTILITY ROOM, GREAT LOCATION NEAR NEW SUPER PUBLIX, I-95 & SHOPS, FRESHLY PAINTED, TILE THROUGH OUT, NO PETS, NO LEASE, WATER INCLUDED.

19. 2003-05-27
    listed $59,500 213-char remark

    Show marketing remark (213 chars)

    ENJOY THE FRESH BREEZ IN THIS DESIRABLE CORNER UNIT WITH OWN GARAGE AND UTILITY ROOM, GREAT LOCATION NEAR NEW SUPER PUBLIX, I-95 & SHOPS, FRESHLY PAINTED, TILE THROUGH OUT, NO PETS, NO LEASE, WATER INCLUDED.

20. 1995-04-04
    soldstatus $33,000

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $995 · $83/mo
• Expected delta: +$489/yr (+$41/mo · 96.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 26 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: $27,268
• − Mortgage interest: −$6,716
• − Property taxes: −$506
• − Insurance: −$600
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − HOA: −$6,000
• − Depreciation: −$3,488
• Taxable income: $5,595
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $5,548/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

+263.3% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $119,900 Beaches MLS
• 2026-03-16 Listed $130,000 Beaches MLS
• 2003-11-18 Sold (Public Records) $55,000 Public Records
• 2003-10-30 Sold (MLS) $55,000 Beaches MLS
• 2003-10-03 Listing Removed — Beaches MLS
• 2003-05-27 Listed $59,500 Beaches MLS
• 1995-04-04 Sold (Public Records) $33,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $506 · +5.8% YoY. Source: county tax records.