Lake Worth Beach
For Sale
$334,000
Pending
323 S E St, Lake Worth, FL 33460
Duplex near downtown Lake Worth Beach with investment potential.
Property Size913 SF
Lot Size0.15 Acres
Days on Market275
Property Features for 323 S E St
General Information
Standard status
Pending
Size
913 SF
Lot size
0.15 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$5,477
Building Details
Building Size
913 SF
Year Built
1925
Stories
1
Units
2
Listing Agency:
United Realty Group Inc
(561) 235-2127
Listed By:
Linda Barratt Cervantes PA · License #3087616
(561) 235-2127
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 8
Last Checked: Jul 23 at 11:00AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of United Realty Group Inc
Investment Insights
Based on property information with market context.
This duplex is located in Lake Worth Beach, a few blocks south of the Lake Avenue downtown area, which features restaurants, shops, and cultural attractions. The property is within walking distance of shops, festivals, and Lake Worth Beach. Nearby amenities include Lake Worth's Public Golf Course, a boat ramp, and intracoastal parks. This property presents an investment opportunity with room for expansion. The property has the potential to generate income by renting both sides or by occupying one side. There is room to build additional square footage on the front of the lot. The property includes a private driveway and mature mango trees.
Key Highlights
- Prime location: Walkable distance to downtown Lake Worth Beach, restaurants, shops, festivals, and the beach.
- Investment opportunity: Potential to rent both sides of the duplex or live in one unit and rent the other.
- Development potential: Room to build more square footage on the front of the lot.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$15,220
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.56%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$304,400
$304.4K
Cap Rate 7%
$217,429
$217.4K
Cap Rate 9%
$169,111
$169.1K
Market Conditions
NOI Build-Up for 913 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$23.0K $25.20/SF
− Vacancy
−$1.3K −$1.39/SF
EGI
$21.7K $23.81/SF
− OpEx
−$6.5K −$7.14/SF
NOI
$15.2K $16.67/SF
Area
Palm Beach County, FL
Vacancy
5.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$304,400
Cap Rate 7%
$217,429
Cap Rate 9%
$169,111
Alternative Uses
Best Use
Multifamily LT 5
$217.4K
$190.3K – $253.7K
NOI $15,220 @ 7.0% cap · market cap 4.56%
Second Best
Apartment 5plus
$200.6K
$175.5K – $234.0K
NOI $14,041 @ 7.0% cap · market cap 4.20%
Theoretical Best
Office A
$643.0K
$562.6K – $750.2K
NOI $45,009 @ 7.0% cap · market cap 13.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,848
Businesses Nearby
Explore this area
Business Placement
Demographics for 33460, FL
36,409
Population
14,769
Households
2.5
Avg Household Size
36
Median Age
24%
College-Educated
72%
High-School Grad
4.7 sq mi
ZIP Area
7,747
Density / Sq Mi
$61,702
Median Household Income
$32,388
Median Earnings
$1,411
Median Rent
$333,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex near downtown Lake Worth Beach with investment potential.
Where is this duplex located?
The property is located at 323 S E St Lake Worth, FL.
What is the asking price?
The asking price for this property is $334,000.
What are key features of this property?
This property features: Prime location: Walkable distance to downtown Lake Worth Beach, restaurants, shops, festivals, and the beach.; Investment opportunity: Potential to rent both sides of the duplex or live in one unit and rent the other.; Development potential: Room to build more square footage on the front of the lot.
