6720 Moonlit Dr · Delray Beach, FL 33446

$290,000

2 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 171 Days on market

Built 1979 Est $295k · at est. $252/mo HOA · 11% of rent

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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 +8.8/30.0
• ARV discount +8.3/15.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

ACTIVE 55+,NEW ROOF; PLUS WITHIN LAST 3 YEARS: NEW PLUMBING LINES, NEW ELECTRICAL PANEL, NEW WATER HEATER, NEW STOVE, NEW WASHER/DRYER, NEW REFRIGERATOR, RENOVATED KITCHEN AND BOTH BATHS, COMMUNITY WITH FITNESS, TENNIS, PICKLE BALL, BOCCE, CARDS, NEW HEATED POOL AND SPA, LIBRARY,BILLIARDS,RESERVES, VILLA WITH COVERED CARPORT, NEAR PUBLIX SHOPPING CENTER, MOVIES, WORSHIP,RESTAURANTS, DUNKIN DOUGHNUT,MORE.

Key facts

• Renovated
• A/c
• Water heater

Tags

• RENOVATED
• UPDATED BATHROOMS
• NEW ROOF
• WATER HEATER
• ELECTRICAL PANEL
• A/C

Property features AI

Finance

• Financial info: Pets allowed with restrictions/conditions
• HOA & community: Monthly association fee ($252) covering amenities; Community amenities: clubhouse, pool, tennis courts, pickleball; Senior community

Exterior

• Parking: Carport for 2 cars; Two or more parking spaces (2 covered)
• Home design: Attached property; Single-story
• Construction: Block construction; Resale
• Exterior features: Zero lot line; Association pool

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Disposal
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (18.1% below list).
• Recommended offer: $238k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.3% in Delray Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#202 in FL, #3,160 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, commute A-; Watch: cost of living C-, crime D-, amenities 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.
• Market conditions: Rents flat; 583 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); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 36% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $185k; list at $290k implies a 57% 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 $237,521 (18.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $295,344
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6839 Moonlit Dr	0.18mi	2/2.0	1,148 (+14%)	7mo	$336,450	$293	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.69% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.76×
• Total profit: $-19,783
• Equity at exit: $94,303

10-year hold

• IRR: -1.1%
• Equity multiple: 0.88×
• Total profit: $-9,810
• Equity at exit: $121,765

Cash invested: $81,200 (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 33446

• Home prices YoY: 0.3%
• Rents YoY: 0.5%
• Active inventory: 583
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,375 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$220 /mo · $2,636/yr
• Insurance: −$121
• HOA: −$252
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-237

Break-even live

Break-even rent $2,675

Max offer price $248,155

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-155	+0% $-237	+5% $-319	+10% $-401
Rent	-10% $-425	-5% $-331	+0% $-237	+5% $-143	+10% $-49
Rate	-1.0pp $-91	-0.5pp $-163	base $-237	+0.5pp $-312	+1.0pp $-388

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14747 Wildflower Ln Delray Beach, FL	2.0	2.0	1229	$2,475	$2.01	25d	1	0.06mi
14735 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,350	$2.19	3d	1	0.09mi
3 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.14mi
14832 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,500	$2.33	18d	1	0.15mi
6813 Moonlit Dr Delray Beach, FL	2.0	2.0	1148	$2,150	$1.87	25d	1	0.15mi
189 Seville Ter Unit 189 Delray Beach, FL	2.0	2.0	880	$1,900	$2.16	25d	1	0.16mi
28 Seville B Delray Beach, FL	2.0	2.0	883	$1,950	$2.21	12d	1	0.19mi
32 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.21mi
10 Willowbrook Ln #105 Delray Beach, FL	2.0	2.0	1005	$2,100	$2.09	12d	1	0.23mi
31 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$1,300	$1.41	25d	1	0.24mi
19 Abbey Ln #206 Delray Beach, FL	2.0	2.0	925	$1,750	$1.89	25d	1	0.24mi
20 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,600	$2.81	25d	1	0.27mi
21 Abbey Ln #107 Delray Beach, FL	2.0	2.0	925	$1,800	$1.95	16d	1	0.28mi
14671 Bonaire Blvd #505 Delray Beach, FL	1.0	2.0	925	$1,600	$1.73	25d	1	0.28mi
23 Abbey Ln #208 Delray Beach, FL	2.0	2.0	925	$1,500	$1.62	4d	1	0.29mi
14 Willowbrook Ln #101 Delray Beach, FL	2.0	2.0	1005	$1,700	$1.69	6d	1	0.31mi
6550 Country Wood Way Delray Beach, FL	3.0	2.0	1408	$4,000	$2.84	6d	1	0.36mi
6550 Country Wood Way Delray Beach, FL	3.0	2.0	1408	$4,000	$2.84	25d	1	0.36mi
92 Seville Blvd Delray Beach, FL	2.0	2.0	880	$1,895	$2.15	25d	1	0.36mi
43 Waterford B Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	25d	1	0.38mi
6557 Country Wood Way Delray Beach, FL	3.0	2.0	1346	$4,700	$3.49	25d	1	0.39mi
14624 Three Ponds Trl Delray Beach, FL	3.0	2.0	1411	$3,250	$2.30	18d	1	0.39mi
126 Seville E Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	20d	1	0.40mi
14800 Cumberland Dr Delray Beach, FL	2.0–3.0	2.0	1324	$3,827	$2.89	0d	4	0.41mi
6396 Country Wood Way Delray Beach, FL	2.0	2.0	1364	$3,000	$2.20	25d	1	0.41mi
213 Waterford I Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	25d	1	0.42mi
154 Seville G Delray Beach, FL	1.0	1.0	720	$1,490	$2.07	16d	1	0.42mi
14556 Wiley Range Rd Delray Beach, FL	2.0	2.0	1319	$3,000	$2.27	25d	1	0.43mi
14723 Cumberland Dr Unit 404 B Delray Beach, FL	1.0	2.0	912	$1,850	$2.03	25d	1	0.43mi
14747 Cumberland Dr #301 Delray Beach, FL	2.0	2.0	1044	$1,900	$1.82	25d	1	0.43mi
14534 Highland Center Way Delray Beach, FL	2.0	2.0	1319	$3,400	$2.58	9d	1	0.45mi
6372 Sleepy Willow Way Delray Beach, FL	2.0	2.0	1344	$3,975	$2.96	16d	1	0.46mi
6372 Sleepy Willow Way Delray Beach, FL	2.0	2.0	1344	$3,975	$2.96	25d	1	0.46mi
14475 Strathmore Ln Delray Beach, FL	2.0	2.0	1230	$2,422	$1.97	25d	2	0.47mi
102 Waterford D Unit 102 Delray Beach, FL	1.0	1.5	720	$1,900	$2.64	25d	1	0.48mi
14896 Bal Moral Ln Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	25d	1	0.48mi
148 Waterford D Unit 148 Delray Beach, FL	2.0	2.0	883	$1,900	$2.15	18d	1	0.48mi
242 Seville K Unit 242 Delray Beach, FL	1.0	1.5	720	$1,380	$1.92	25d	1	0.49mi
14828 Golden Jax Ln Unit 8-105 Radiance Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	16d	1	0.50mi
14828 Golden Jax Ln Unit 8103 Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	0d	1	0.50mi

HOA detail

• Monthly dues: $252 · $3,024/yr
• Likely covers: waterelectricpool

Listing history 34 events

1. 2026-06-21
   days on market $290,000 Active 171 DOM
2. 2026-06-18
   days on market $290,000 Active 168 DOM
3. 2026-06-17
   days on market $290,000 Active 167 DOM
4. 2026-06-16
   days on market $290,000 Active 166 DOM
5. 2026-06-15
   days on market $290,000 Active 165 DOM
6. 2026-06-13
   days on market $290,000 Active 163 DOM
7. 2026-06-09
   days on market $290,000 Active 159 DOM
8. 2026-06-07
   days on market $290,000 Active 157 DOM
9. 2026-06-04
   days on market $290,000 Active 154 DOM
10. 2026-06-03
    days on market $290,000 Active 153 DOM
11. 2026-06-01
    days on market $290,000 Active 151 DOM
12. 2026-05-31
    days on market $290,000 Active 150 DOM
13. 2026-02-12
    price $290,000
14. 2026-01-01
    listed $300,000 Active
15. 2025-12-31
    historical
16. 2025-05-29
    listed $300,000 Active
17. 2021-05-28
    soldstatus $185,000 Closed 408-char remark

    Show marketing remark (408 chars)

    ACTIVE 55+,NEW ROOF; PLUS WITHIN LAST 3 YEARS: NEW PLUMBING LINES, NEW ELECTRICAL PANEL, NEW WATER HEATER, NEW STOVE, NEW WASHER/DRYER, NEW REFRIGERATOR, RENOVATED KITCHEN AND BOTH BATHS, COMMUNITY WITH FITNESS, TENNIS, PICKLE BALL, BOCCE, CARDS, NEW HEATED POOL AND SPA, LIBRARY,BILLIARDS,RESERVES, VILLA WITH COVERED CARPORT, NEAR PUBLIX SHOPPING CENTER, MOVIES, WORSHIP,RESTAURANTS, DUNKIN DOUGHNUT,MORE.

18. 2021-04-15
    status Pending 408-char remark

    Show marketing remark (408 chars)

    ACTIVE 55+,NEW ROOF; PLUS WITHIN LAST 3 YEARS: NEW PLUMBING LINES, NEW ELECTRICAL PANEL, NEW WATER HEATER, NEW STOVE, NEW WASHER/DRYER, NEW REFRIGERATOR, RENOVATED KITCHEN AND BOTH BATHS, COMMUNITY WITH FITNESS, TENNIS, PICKLE BALL, BOCCE, CARDS, NEW HEATED POOL AND SPA, LIBRARY,BILLIARDS,RESERVES, VILLA WITH COVERED CARPORT, NEAR PUBLIX SHOPPING CENTER, MOVIES, WORSHIP,RESTAURANTS, DUNKIN DOUGHNUT,MORE.

19. 2021-03-11
    listed $184,900 Active 408-char remark

    Show marketing remark (408 chars)

    ACTIVE 55+,NEW ROOF; PLUS WITHIN LAST 3 YEARS: NEW PLUMBING LINES, NEW ELECTRICAL PANEL, NEW WATER HEATER, NEW STOVE, NEW WASHER/DRYER, NEW REFRIGERATOR, RENOVATED KITCHEN AND BOTH BATHS, COMMUNITY WITH FITNESS, TENNIS, PICKLE BALL, BOCCE, CARDS, NEW HEATED POOL AND SPA, LIBRARY,BILLIARDS,RESERVES, VILLA WITH COVERED CARPORT, NEAR PUBLIX SHOPPING CENTER, MOVIES, WORSHIP,RESTAURANTS, DUNKIN DOUGHNUT,MORE.

20. 2020-12-21
    historical
21. 2020-12-04
    price $179,900
22. 2020-11-13
    status Active
23. 2020-11-06
    historical Contingent
24. 2020-10-23
    price $169,900
25. 2020-10-07
    price $171,000
26. 2020-08-11
    price $171,500
27. 2020-07-09
    price $172,500
28. 2020-07-01
    price $172,900
29. 2020-03-05
    price $173,900
30. 2020-02-27
    price $174,900
31. 2020-02-11
    price $175,900
32. 2020-01-08
    listed $179,900 Active
33. 2002-04-24
    soldstatus $60,000
34. 1986-12-01
    soldstatus $44,000

ⓘ 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: $2,636 · $220/mo
• Projected year-2 tax: $2,636 · $220/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 ≥107°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: $28,503
• − Mortgage interest: −$16,245
• − Property taxes: −$2,636
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − HOA: −$3,024
• − Depreciation: −$8,436
• Taxable loss: −$7,849
• Est. tax savings @ 24.0%: +$1,884
• After-tax cash flow: $-959/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 — Delray Beach

• Score: 77/100
• State rank: #202
• US rank: #3160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• City population: 123,167
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 28,431
• Household income: $80,187
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 494.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 9% Black 4%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 9% Scotch-Irish 9% Italian 2%
• Foreign-born: 20% · Canada, Jamaica, Guatemala
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 2% French/Haitian/Cajun 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: ▲ 0.69%
• Current HPI: 242.5138
• Rent YoY: ▲ 0.51%
• 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

+559.1% since first listed

22 events — show timeline

• 2026-02-12 Price Changed $290,000 MARMLS
• 2026-01-01 Listed $300,000 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-05-29 Listed $300,000 MARMLS
• 2021-05-28 Sold (MLS) $185,000 Beaches MLS
• 2021-04-15 Pending — Beaches MLS
• 2021-03-11 Listed $184,900 Beaches MLS
• 2020-12-21 Listing Removed — Beaches MLS
• 2020-12-04 Price Changed $179,900 Beaches MLS
• 2020-11-13 Relisted — Beaches MLS
• 2020-11-06 Contingent — Beaches MLS
• 2020-10-23 Price Changed $169,900 Beaches MLS
• 2020-10-07 Price Changed $171,000 Beaches MLS
• 2020-08-11 Price Changed $171,500 Beaches MLS
• 2020-07-09 Price Changed $172,500 Beaches MLS
• 2020-07-01 Price Changed $172,900 Beaches MLS
• 2020-03-05 Price Changed $173,900 Beaches MLS
• 2020-02-27 Price Changed $174,900 Beaches MLS
• 2020-02-11 Price Changed $175,900 Beaches MLS
• 2020-01-08 Listed $179,900 Beaches MLS
• 2002-04-24 Sold (Public Records) $60,000 Public Records
• 1986-12-01 Sold (Public Records) $44,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,636 · +3.3% YoY. Source: county tax records.