14620 Canalview Dr Unit C · Delray Beach, FL 33484

$140,000

1 bd · 1.5 ba · 1,068 sqft · Condo public records · 19 Days on market

Built 1981 $387/mo HOA · 19% 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 +25.3/30.0
• 1% rule +9.9/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy every day in this light bright villa located in the desirable High Point of Delray West neighborhood. Spacious, open-concept home. Large owner's suite includes en suite bath and built-in home office space. You'll love the bright and cheerful Florida room, offering space for additional seating, dining or entertaining. Enjoy the many amenities of High Point of Delray West, including lakeside pool, tennis and game courts and clubhouse. Be close to all of the best that Delray Beach has to offer: world-class dining, shopping and the beautiful Delray Beaches.

Key facts

• $387 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets allowed with number limits
• HOA & community: Monthly HOA fee of $385 covering grounds maintenance and recreation facilities; Community amenities include a pool and shuffleboard court; Senior community

Exterior

• Parking: Assigned parking (1 space); 1 open parking space
• Utilities: Cable available
• Home design: Condominium; One-story; First-floor entry
• Construction: Block construction
• Exterior features: Patio

Interior

• Bedrooms: 1 bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.3% in Delray Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Zoned schools: Banyan Creek Elementary School (math 62% / reading 64%, grade B, #582 of 2,144 statewide, top 28%, 844 students, 51% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 541 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).
• This rent runs 40% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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 + 4.3% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $137,900 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.28% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $511
• Equity at exit: $20,874

10-year hold

• IRR: 11.7%
• Equity multiple: 1.99×
• Total profit: $38,942
• Equity at exit: $12,105

Cash invested: $39,200 (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 33484

• Rents YoY: 4.3%
• Active inventory: 541
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$734
• Tax from tax record: −$145 /mo · $1,744/yr
• Insurance: −$58
• HOA: −$387
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $318

Break-even live

Break-even rent $1,677

Max offer price $140,000

Occupancy floor 80%

Sensitivity live

Price	-10% $397	-5% $357	+0% $318	+5% $278	+10% $238
Rent	-10% $153	-5% $236	+0% $318	+5% $400	+10% $482
Rate	-1.0pp $388	-0.5pp $353	base $318	+0.5pp $281	+1.0pp $245

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5126 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,500	$2.11	22d	1	0.03mi
5385 Lakefront Blvd Unit A Delray Beach, FL	2.0	2.0	1186	$2,200	$1.85	25d	1	0.03mi
14676 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,775	$1.66	25d	1	0.03mi
14629 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,600	$1.50	25d	1	0.03mi
5169 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,300	$1.94	25d	1	0.06mi
5030 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1287	$1,700	$1.32	25d	1	0.12mi
5265 NW 3rd St Unit C Delray Beach, FL	1.0	1.5	1080	$2,200	$2.04	25d	1	0.27mi
14484 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,700	$1.59	25d	1	0.30mi
5349 Lakefront Blvd Unit B Delray Beach, FL	1.0	2.0	1068	$1,800	$1.69	25d	1	0.35mi
14040 Nesting Way Unit B Delray Beach, FL	1.0	2.0	1092	$1,700	$1.56	25d	1	0.38mi
14139 Nesting Way Unit A Delray Beach, FL	2.0	2.0	1255	$2,000	$1.59	0d	1	0.40mi
13990 Nesting Way Unit C Delray Beach, FL	1.0	2.0	1092	$2,300	$2.11	25d	1	0.44mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	25d	1	0.45mi
5061 Nesting Way Unit D Delray Beach, FL	2.0	2.0	1255	$2,400	$1.91	25d	1	0.45mi
14716 Canalview Dr Unit D Delray Beach, FL	2.0	2.0	1186	$3,500	$2.95	14d	1	0.45mi
5550 Nepsa Way Delray Beach, FL	1.0–3.0	1.0–2.0	1035	$2,164	$2.09	0d	10	0.49mi
4510 NW 2nd St Unit A Delray Beach, FL	2.0	2.0	1080	$1,800	$1.67	25d	1	0.51mi
14050 Pacific Point Pl Delray Beach, FL	1.0–3.0	1.0–2.0	1033	$2,218	$2.15	0d	29	0.63mi
5200 Privet Pl Unit C Delray Beach, FL	2.0	2.0	1457	$1,850	$1.27	25d	1	0.64mi
13682 Via Flora Unit H Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	25d	1	0.64mi
14606 Lucy Dr Delray Beach, FL	2.0	2.0	1200	$1,850	$1.54	25d	1	0.66mi
5093 Privet Pl Unit A-1 Delray Beach, FL	2.0	2.0	1220	$2,350	$1.93	25d	1	0.69mi
14696 Lucy Dr #14696 Delray Beach, FL	2.0	2.0	1200	$2,200	$1.83	9d	1	0.71mi
4515 NW 3rd Ct Unit C Delray Beach, FL	1.0	2.0	1080	$1,900	$1.76	25d	1	0.71mi
14425 Amapola Way Delray Beach, FL	2.0	2.0	1406	$2,800	$1.99	6d	1	0.73mi
14464 Campanelli Dr Delray Beach, FL	2.0	2.0	1296	$2,950	$2.28	25d	1	0.77mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	25d	1	0.77mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	6d	1	0.77mi
13787 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$2,500	$2.28	25d	1	0.79mi
13886 Via Flora Unit A Delray Beach, FL	2.0	2.0	1097	$2,075	$1.89	25d	1	0.79mi
13916 Via Flora Unit F Delray Beach, FL	2.0	2.0	989	$3,000	$3.03	25d	1	0.80mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	25d	1	0.80mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	17d	1	0.80mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	25d	1	0.80mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	6d	1	0.80mi
13419 Noble Dr Delray Beach, FL	2.0	2.0	1410	$3,600	$2.55	19d	1	0.80mi
13731 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	25d	1	0.80mi
5600 Atlantic Ave Delray Beach, FL	1.0–3.0	1.0–3.0	1147	$2,062	$1.80	0d	29	0.81mi
5462 Via Delray #123 Delray Beach, FL	2.0	2.0	1200	$2,700	$2.25	22d	1	0.82mi
13741 Flora Pl Unit B Delray Beach, FL	2.0	2.0	989	$2,100	$2.12	23d	1	0.83mi

HOA detail condo

• Monthly dues: $387 · $4,644/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $140,000 Active 19 DOM
2. 2026-06-18
   days on market $140,000 Active 16 DOM
3. 2026-06-17
   days on market $140,000 Active 15 DOM
4. 2026-06-16
   days on market $140,000 Active 14 DOM
5. 2026-06-15
   days on market $140,000 Active 13 DOM
6. 2026-06-13
   days on market $140,000 Active 11 DOM
7. 2026-06-09
   days on market $140,000 Active 7 DOM
8. 2026-06-08
   days on market $140,000 Active 6 DOM
9. 2026-06-07
   days on market $140,000 Active 5 DOM
10. 2026-06-04
    days on market $140,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    days on marketlisting id $140,000 Active 1 DOM
13. 2026-05-31
    days on market $140,000 Active 81 DOM
14. 2026-05-16
    price $140,000
15. 2026-05-06
    price $145,000
16. 2025-12-20
    listed $150,000 Active
17. 2025-12-08
    historical
18. 2025-11-04
    listed $145,000 Active
19. 2025-10-26
    historical
20. 2024-04-22
    soldstatus $151,500
21. 2024-04-17
    soldstatus $151,500 Closed 565-char remark

    Show marketing remark (565 chars)

    Enjoy every day in this light bright villa located in the desirable High Point of Delray West neighborhood. Spacious, open-concept home. Large owner's suite includes en suite bath and built-in home office space. You'll love the bright and cheerful Florida room, offering space for additional seating, dining or entertaining. Enjoy the many amenities of High Point of Delray West, including lakeside pool, tennis and game courts and clubhouse. Be close to all of the best that Delray Beach has to offer: world-class dining, shopping and the beautiful Delray Beaches.

22. 2024-03-25
    status Pending 565-char remark

    Show marketing remark (565 chars)

    Enjoy every day in this light bright villa located in the desirable High Point of Delray West neighborhood. Spacious, open-concept home. Large owner's suite includes en suite bath and built-in home office space. You'll love the bright and cheerful Florida room, offering space for additional seating, dining or entertaining. Enjoy the many amenities of High Point of Delray West, including lakeside pool, tennis and game courts and clubhouse. Be close to all of the best that Delray Beach has to offer: world-class dining, shopping and the beautiful Delray Beaches.

23. 2024-02-28
    price $160,000 565-char remark

    Show marketing remark (565 chars)

    Enjoy every day in this light bright villa located in the desirable High Point of Delray West neighborhood. Spacious, open-concept home. Large owner's suite includes en suite bath and built-in home office space. You'll love the bright and cheerful Florida room, offering space for additional seating, dining or entertaining. Enjoy the many amenities of High Point of Delray West, including lakeside pool, tennis and game courts and clubhouse. Be close to all of the best that Delray Beach has to offer: world-class dining, shopping and the beautiful Delray Beaches.

24. 2024-02-11
    listed $165,000 Active 565-char remark

    Show marketing remark (565 chars)

    Enjoy every day in this light bright villa located in the desirable High Point of Delray West neighborhood. Spacious, open-concept home. Large owner's suite includes en suite bath and built-in home office space. You'll love the bright and cheerful Florida room, offering space for additional seating, dining or entertaining. Enjoy the many amenities of High Point of Delray West, including lakeside pool, tennis and game courts and clubhouse. Be close to all of the best that Delray Beach has to offer: world-class dining, shopping and the beautiful Delray Beaches.

25. 1982-09-01
    soldstatus $45,400

ⓘ 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: $1,744 · $145/mo
• Projected year-2 tax: $1,744 · $145/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 9/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,950
• − Mortgage interest: −$7,842
• − Property taxes: −$1,744
• − Insurance: −$700
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − HOA: −$4,644
• − Depreciation: −$4,073
• Taxable income: $1,955
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $3,343/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): 26,208
• Household income: $62,151
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 991.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 10% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Scotch-Irish 7% Romanian 6% Italian 2%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 13% Russian/Polish/Slavic 3% French/Haitian/Cajun 3%

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: ▼ -232.73%
• Current HPI: 254.5016
• Rent YoY: ▲ 4.28%
• 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

+208.4% since first listed

12 events — show timeline

• 2026-05-16 Price Changed $140,000 Beaches MLS
• 2026-05-06 Price Changed $145,000 Beaches MLS
• 2025-12-20 Listed $150,000 Beaches MLS
• 2025-12-08 Listing Removed — Beaches MLS
• 2025-11-04 Listed $145,000 Beaches MLS
• 2025-10-26 Coming Soon — Beaches MLS
• 2024-04-22 Sold (Public Records) $151,500 Public Records
• 2024-04-17 Sold (MLS) $151,500 Beaches MLS
• 2024-03-25 Pending — Beaches MLS
• 2024-02-28 Price Changed $160,000 Beaches MLS
• 2024-02-11 Listed $165,000 Beaches MLS
• 1982-09-01 Sold (Public Records) $45,400 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,744 · -6.8% YoY. Source: county tax records.