13194 Lucinda Palm Ct Unit D · Delray Beach, FL 33484

$165,900

2 bd · 2.0 ba · 1,302 sqft · Condo public records · 367 Days on market

Built 1980 $660/mo HOA · 25% of rent

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Why this score? — see what drove the C+ 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 +22.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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

Freshly Painted and Priced to Sell. 55+ community charming second floor 2 BR 2 B corner condo has eat in kitchen, new vanities in both baths owner's suite has large walk in closet. . New luxury vinyl throughout living room and master bedroom and a private screened in balcony for your morning coffee. Short walk to Satellite pool Brand new $15 million dollar clubhouse with gym and pools and lots of activities . Palm Greens offers championship tennis courts, clubs and shuffle board and pool tables. Cable (HBO, MAX, SHOWTIME) and internet, water and trash & recycling included in monthly HOA 10 minutes to the award winning Delray Beaches and Atlantic Avenue restaurants, shops and activiti

Key facts

• Eat in kitchen
• Screened in balcony
• Three pools

Tags

• EAT IN KITCHEN
• LARGE WALK IN CLOSET
• SCREENED IN BALCONY
• STATE OF THE ART CLUBHOUSE
• THREE POOLS
• TENNIS AND PICKLEBALL COURTS

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed (pet restrictions possible)
• HOA & community: Has association; Monthly association fee ($660); Association amenities include: clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball courts, shuffleboard, billiard room, game room, jogging/trail paths, cafe/restaurant, internet included; Association fee covers: cable TV, insurance, internet, grounds maintenance, trash, water, common areas, roof repairs, recreation facility, pool service

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi/split levels; Faces east; Resale property
• Construction: Built with CBS construction; Composition/shingle roof; 2 stories
• Exterior features: Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Central air conditioning (electric)
• Interior features: Walk-in closets; Split bedroom layout
• Laundry & utility: Laundry inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $166k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Market conditions: Rents rising fast (+4.3%/yr); 546 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,674/mo this rent would consume 52% of the median local household income ($62k/yr) (locally 991% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 367 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask is 8632% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $35k; list at $166k implies a 375% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $145,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 367 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.61% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 5.2

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,663
• Equity at exit: $24,736

10-year hold

• IRR: 9.2%
• Equity multiple: 1.78×
• Total profit: $36,018
• Equity at exit: $14,344

Cash invested: $46,452 (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: 546
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,674 high
• Mortgage (P&I): −$870
• Tax from tax record: −$226 /mo · $2,715/yr
• Insurance: −$69
• HOA: −$660
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $287

Break-even live

Break-even rent $2,311

Max offer price $165,900

Occupancy floor 84%

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13283 Pineapple Palm Ct Unit F Delray Beach, FL	2.0	2.0	1198	$2,100	$1.75	24d	1	0.08mi
13283 Pineapple Palm Ct Unit F Delray Beach, FL	2.0	2.0	1198	$2,100	$1.75	7d	1	0.08mi
13297 Via Vulcanus Unit B Delray Beach, FL	2.0	2.0	1527	$3,000	$1.96	7d	1	0.17mi
5952 Regal Glen Dr #103 Boynton Beach, FL	3.0	2.0	1813	$2,550	$1.41	24d	1	0.24mi
5850 Sugar Palm Ct Delray Beach, FL	2.0	2.0	1198	$3,300	$2.75	24d	1	0.26mi
5675 Queen Palm Ct Delray Beach, FL	2.0	2.0	1200	$2,600	$2.17	24d	1	0.31mi
5908 Via Delray Blvd Delray Beach, FL	2.0	2.0	1221	$2,000	$1.64	24d	1	0.31mi
13431 Amber Waves Ave Delray Beach, FL	2.0	2.0	1390	$3,500	$2.52	24d	1	0.35mi
13817 Royal Palm Ct Unit B Delray Beach, FL	2.0	2.0	1205	$3,200	$2.66	24d	1	0.38mi
13921 Royal Palm Ct Unit D Delray Beach, FL	2.0	2.0	1205	$4,000	$3.32	7d	1	0.41mi
5655 Via Delray Delray Beach, FL	2.0	2.0	1205	$2,200	$1.83	24d	1	0.41mi
13759 Date Palm Ct Unit A Delray Beach, FL	2.0	2.0	1247	$3,500	$2.81	24d	1	0.48mi
13657 Night Sky Pl Delray Beach, FL	2.0	2.0	1319	$3,200	$2.43	7d	1	0.49mi
13653 Jubilee Ln Delray Beach, FL	3.0	2.0	1305	$3,450	$2.64	14d	1	0.53mi
6038 Lasalle Rd Delray Beach, FL	2.0	2.0	1475	$2,100	$1.42	5d	1	0.53mi
5574 Royal Lake Cir Boynton Beach, FL	3.0	2.0	1658	$5,000	$3.02	15d	1	0.53mi
5449 Grande Palm Cir Delray Beach, FL	3.0	2.5	1618	$4,000	$2.47	24d	1	0.54mi
5449 Grande Palm Cir Delray Beach, FL	3.0	2.5	1618	$4,000	$2.47	17d	1	0.54mi
13255 Royale Sabal Ct Delray Beach, FL	3.0	2.5	1618	$4,300	$2.66	24d	1	0.57mi
13741 Flora Pl Unit B Delray Beach, FL	2.0	2.0	989	$2,100	$2.12	22d	1	0.60mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	24d	1	0.63mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	16d	1	0.63mi
13731 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	24d	1	0.63mi
5462 Via Delray #123 Delray Beach, FL	2.0	2.0	1200	$2,700	$2.25	20d	1	0.65mi
13776 Hero Path Delray Beach, FL	3.0	2.0	1319	$3,400	$2.58	24d	1	0.65mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	24d	1	0.66mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	5d	1	0.66mi
13787 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$2,500	$2.28	24d	1	0.66mi
12547 Imperial Isle Dr Boynton Beach, FL	2.0–3.0	2.0	1500	$2,500	$1.67	24d	2	0.66mi
13886 Via Flora Unit A Delray Beach, FL	2.0	2.0	1097	$2,075	$1.89	24d	1	0.72mi
13916 Via Flora Unit F Delray Beach, FL	2.0	2.0	989	$3,000	$3.03	24d	1	0.75mi
5260 Grande Palm Cir Delray Beach, FL	3.0	2.0	1464	$2,800	$1.91	24d	1	0.77mi
13682 Via Flora Unit H Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	24d	1	0.78mi
12390 Summer Springs Dr Boynton Beach, FL	3.0	2.0	1861	$3,300	$1.77	24d	1	0.83mi
12654 Via Ravenna Boynton Beach, FL	3.0	2.0	1729	$3,500	$2.02	24d	1	0.86mi
13419 Noble Dr Delray Beach, FL	2.0	2.0	1410	$3,600	$2.55	17d	1	0.88mi
12299 Forest Greens Dr Boynton Beach, FL	2.0	2.0	1310	$2,450	$1.87	17d	1	0.94mi
5200 Privet Pl Unit C Delray Beach, FL	2.0	2.0	1457	$1,850	$1.27	24d	1	0.94mi
5335 Vernio Ln Boynton Beach, FL	3.0	2.0	1798	$3,700	$2.06	24d	1	0.94mi
14050 Pacific Point Pl Delray Beach, FL	1.0–3.0	1.0–2.0	1033	$2,758	$2.67	2d	22	0.95mi

HOA detail condo

• Monthly dues: $660 · $7,920/yr
• Likely covers: watertrashinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-09
   days on market $165,900 Active 367 DOM
2. 2026-06-07
   days on market $165,900 Active 365 DOM
3. 2026-06-04
   days on market $165,900 Active 362 DOM
4. 2026-06-03
   days on market $165,900 Active 361 DOM
5. 2026-06-02
   price $165,900 Active 359 DOM
6. 2026-06-01
   days on market $169,900 Active 359 DOM
7. 2026-06-01
   remarks 695-char remark
8. 2026-05-31
   days on market $169,900 Active 358 DOM
9. 2026-05-01
   price $1,700
10. 2026-04-07
    listed $1,900
11. 2026-03-18
    price $169,900
12. 2026-01-18
    price $189,900
13. 2025-12-07
    status Active
14. 2025-11-30
    historical
15. 2025-11-24
    price $210,000
16. 2025-05-29
    listed $219,000 Active
17. 2023-08-15
    historical
18. 2023-05-22
    price $239,900
19. 2023-05-22
    price $249,900
20. 2023-05-18
    price $265,000
21. 2023-05-09
    listed $275,000 Active
22. 2013-09-21
    historical
23. 2011-04-07
    soldstatus $34,900
24. 2011-03-07
    historical
25. 2011-01-19
    listed $34,900
26. 2008-01-19
    historical
27. 2007-05-22
    historical
28. 2007-05-19
    listed $129,000
29. 2006-11-28
    listed $139,900
30. 2006-03-30
    listed $174,900
31. 1995-08-10
    soldstatus $57,000
32. 1983-06-01
    soldstatus $58,000

ⓘ 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: $2,715 · $226/mo
• Projected year-2 tax: $2,715 · $226/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: $32,085
• − Mortgage interest: −$9,293
• − Property taxes: −$2,715
• − Insurance: −$830
• − Repairs & maintenance: −$2,567
• − Management: −$2,567
• − HOA: −$7,920
• − Depreciation: −$4,826
• Taxable income: $1,368
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $3,115/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

-97.1% since first listed

24 events — show timeline

• 2026-05-01 Price Changed $1,700 GFLMLS
• 2026-04-07 Listed for Rent $1,900 GFLMLS
• 2026-03-18 Price Changed $169,900 Beaches MLS
• 2026-01-18 Price Changed $189,900 Beaches MLS
• 2025-12-07 Relisted — Beaches MLS
• 2025-11-30 Listing Removed — Beaches MLS
• 2025-11-24 Price Changed $210,000 Beaches MLS
• 2025-05-29 Listed $219,000 Beaches MLS
• 2023-08-15 Listing Removed — Beaches MLS
• 2023-05-22 Price Changed $239,900 Beaches MLS
• 2023-05-22 Price Changed $249,900 Beaches MLS
• 2023-05-18 Price Changed $265,000 Beaches MLS
• 2023-05-09 Listed $275,000 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2011-04-07 Sold (MLS) $34,900 Beaches MLS
• 2011-03-07 Listing Removed — Beaches MLS
• 2011-01-19 Listed $34,900 Beaches MLS
• 2008-01-19 Listing Removed — Beaches MLS
• 2007-05-22 Listing Removed — Beaches MLS
• 2007-05-19 Listed $129,000 Beaches MLS
• 2006-11-28 Listed $139,900 Beaches MLS
• 2006-03-30 Listed $174,900 Beaches MLS
• 1995-08-10 Sold (Public Records) $57,000 Public Records
• 1983-06-01 Sold (Public Records) $58,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,715 · -1.1% YoY. Source: county tax records.