13665 Via Aurora Unit C · Delray Beach, FL 33484

$118,900

2 bd · 2.0 ba · 1,218 sqft · Condo public records · 39 Days on market

Built 1974 $580/mo HOA · 23% of rent ↓ 21% since listing

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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 +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VILLA WITH GARDEN VIEW, TILED ENTRANCE, MIRRORS, 4 FANS, NEWER W/ D, 9 HARTRU TENNIS COURTS, ACTIVE CLUBHOUSE, 2 POOLS, EXERCISE ROOM. CLOSE ''TO ALL AMENITIES. PRICED FOR A QUICK SALE. SOLD ''''AS-IS''''!!''

Key facts

• Fitness center
• Clubhouse
• Ballroom

Tags

• WASHER AND DRYER HOOKUPS
• MULTIPLE POOLS
• TENNIS COURTS
• CLUBHOUSE
• FITNESS CENTER
• BALLROOM

Property features AI

Finance

• Other: Waterfront property; Pets allowed (restrictions possible)
• HOA & community: Monthly HOA fee; Community amenities include clubhouse, fitness center, golf course, pool, shuffleboard court, parking, and other recreational facilities; HOA covers insurance, grounds and structure maintenance, water, common areas, roof repairs and recreation facilities; Senior community

Exterior

• Parking: 2 assigned parking spaces; Guest parking
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Villa; Single-story; First-floor entry; Faces east; Resale property
• Construction: CBS construction; Shingle roof
• Exterior features: Open porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closets; Blinds

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 545 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $2,543/mo this rent would consume 49% 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 $822 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; HOA is 23% 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 $115,333 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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.
10. 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.
11. 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: 2.14% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.82%
• DSCR: 1.75
• GRM: 3.9

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: 10.5%
• Equity multiple: 1.43×
• Total profit: $14,243
• Equity at exit: $17,728

10-year hold

• IRR: 21.3%
• Equity multiple: 3.00×
• Total profit: $66,584
• Equity at exit: $10,280

Cash invested: $33,292 (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: 545
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,543 high
• Mortgage (P&I): −$624
• Tax from tax record: −$289 /mo · $3,468/yr
• Insurance: −$50
• HOA: −$580
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $467

Break-even live

Break-even rent $1,952

Max offer price $118,900

Occupancy floor 77%

Sensitivity live

Price	-10% $534	-5% $500	+0% $467	+5% $433	+10% $399
Rent	-10% $266	-5% $366	+0% $467	+5% $567	+10% $667
Rate	-1.0pp $526	-0.5pp $497	base $467	+0.5pp $436	+1.0pp $404

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: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13657 Night Sky Pl Delray Beach, FL	2.0	2.0	1319	$3,200	$2.43	10d	1	0.07mi
6038 Lasalle Rd Delray Beach, FL	2.0	2.0	1475	$2,100	$1.42	7d	1	0.13mi
13776 Hero Path Delray Beach, FL	3.0	2.0	1319	$3,400	$2.58	26d	1	0.21mi
5908 Via Delray Blvd Delray Beach, FL	2.0	2.0	1221	$2,000	$1.64	26d	1	0.22mi
5675 Queen Palm Ct Delray Beach, FL	2.0	2.0	1200	$2,600	$2.17	26d	1	0.22mi
13886 Via Flora Unit A Delray Beach, FL	2.0	2.0	1097	$2,075	$1.89	26d	1	0.28mi
13787 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$2,500	$2.28	26d	1	0.28mi
13916 Via Flora Unit F Delray Beach, FL	2.0	2.0	989	$3,000	$3.03	26d	1	0.29mi
13731 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	26d	1	0.30mi
13741 Flora Pl Unit B Delray Beach, FL	2.0	2.0	989	$2,100	$2.12	24d	1	0.30mi
13653 Jubilee Ln Delray Beach, FL	3.0	2.0	1305	$3,450	$2.64	16d	1	0.31mi
5655 Via Delray Delray Beach, FL	2.0	2.0	1205	$2,200	$1.83	26d	1	0.34mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	7d	1	0.35mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	26d	1	0.35mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	26d	1	0.39mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	18d	1	0.39mi
13283 Pineapple Palm Ct Unit F Delray Beach, FL	2.0	2.0	1198	$2,100	$1.75	26d	1	0.41mi
13283 Pineapple Palm Ct Unit F Delray Beach, FL	2.0	2.0	1198	$2,100	$1.75	10d	1	0.41mi
13431 Amber Waves Ave Delray Beach, FL	2.0	2.0	1390	$3,500	$2.52	26d	1	0.42mi
13759 Date Palm Ct Unit A Delray Beach, FL	2.0	2.0	1247	$3,500	$2.81	26d	1	0.44mi
13682 Via Flora Unit H Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	26d	1	0.47mi
14050 Pacific Point Pl Delray Beach, FL	1.0–3.0	1.0–2.0	1033	$2,682	$2.60	0d	28	0.50mi
5462 Via Delray #123 Delray Beach, FL	2.0	2.0	1200	$2,700	$2.25	23d	1	0.51mi
14111 Royal Vista Dr #404 Delray Beach, FL	2.0	2.0	1392	$3,200	$2.30	26d	1	0.55mi
5550 Nepsa Way Delray Beach, FL	1.0–3.0	1.0–2.0	1035	$2,764	$2.67	0d	11	0.61mi
13817 Royal Palm Ct Unit B Delray Beach, FL	2.0	2.0	1205	$3,200	$2.66	26d	1	0.63mi
5850 Sugar Palm Ct Delray Beach, FL	2.0	2.0	1198	$3,300	$2.75	26d	1	0.65mi
14139 Nesting Way Unit A Delray Beach, FL	2.0	2.0	1255	$2,000	$1.59	1d	1	0.66mi
13990 Nesting Way Unit C Delray Beach, FL	1.0	2.0	1092	$2,300	$2.11	26d	1	0.70mi
14040 Nesting Way Unit B Delray Beach, FL	1.0	2.0	1092	$1,700	$1.56	26d	1	0.70mi
5349 Lakefront Blvd Unit B Delray Beach, FL	1.0	2.0	1068	$1,800	$1.69	26d	1	0.72mi
13921 Royal Palm Ct Unit D Delray Beach, FL	2.0	2.0	1205	$4,000	$3.32	10d	1	0.72mi
5061 Nesting Way Unit D Delray Beach, FL	2.0	2.0	1255	$2,400	$1.91	26d	1	0.77mi
5260 Grande Palm Cir Delray Beach, FL	3.0	2.0	1464	$2,800	$1.91	26d	1	0.77mi
5200 Privet Pl Unit C Delray Beach, FL	2.0	2.0	1457	$1,850	$1.27	26d	1	0.77mi
14425 Amapola Way Delray Beach, FL	2.0	2.0	1406	$2,800	$1.99	7d	1	0.79mi
13419 Noble Dr Delray Beach, FL	2.0	2.0	1410	$3,600	$2.55	20d	1	0.81mi
14464 Campanelli Dr Delray Beach, FL	2.0	2.0	1296	$2,950	$2.28	26d	1	0.84mi
6234 Pointe Regal Cir Delray Beach, FL	2.0	2.0	1217	$3,899	$3.20	26d	1	0.86mi
6096 Kings Gate Cir Delray Beach, FL	2.0	2.0	1311	$2,500	$1.91	26d	1	0.88mi

HOA detail condo

• Monthly dues: $580 · $6,960/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-22
   days on market $118,900 Active 39 DOM
2. 2026-06-21
   days on market $118,900 Active 38 DOM
3. 2026-06-18
   days on market $118,900 Active 35 DOM
4. 2026-06-17
   days on market $118,900 Active 34 DOM
5. 2026-06-16
   days on market $118,900 Active 33 DOM
6. 2026-06-15
   days on market $118,900 Active 32 DOM
7. 2026-06-13
   pricedays on market $118,900 Active 30 DOM
8. 2026-06-09
   days on market $124,900 Active 26 DOM
9. 2026-06-08
   days on market $124,900 Active 25 DOM
10. 2026-06-07
    days on market $124,900 Active 24 DOM
11. 2026-06-04
    days on market $124,900 Active 21 DOM
12. 2026-06-03
    days on market $124,900 Active 20 DOM
13. 2026-06-02
    days on market $124,900 Active 19 DOM
14. 2026-06-01
    days on market $124,900 Active 18 DOM
15. 2026-05-31
    days on market $124,900 Active 17 DOM
16. 2026-05-13
    listed $124,900 Active
17. 2005-11-18
    soldstatus $154,000
18. 2005-11-08
    soldstatus $154,000 208-char remark

    Show marketing remark (208 chars)

    VILLA WITH GARDEN VIEW, TILED ENTRANCE, MIRRORS, 4 FANS, NEWER W/ D, 9 HARTRU TENNIS COURTS, ACTIVE CLUBHOUSE, 2 POOLS, EXERCISE ROOM. CLOSE ''TO ALL AMENITIES. PRICED FOR A QUICK SALE. SOLD ''''AS-IS''''!!''

19. 2005-10-04
    historical 208-char remark

    Show marketing remark (208 chars)

    VILLA WITH GARDEN VIEW, TILED ENTRANCE, MIRRORS, 4 FANS, NEWER W/ D, 9 HARTRU TENNIS COURTS, ACTIVE CLUBHOUSE, 2 POOLS, EXERCISE ROOM. CLOSE ''TO ALL AMENITIES. PRICED FOR A QUICK SALE. SOLD ''''AS-IS''''!!''

20. 2005-09-22
    listed $158,800 208-char remark

    Show marketing remark (208 chars)

    VILLA WITH GARDEN VIEW, TILED ENTRANCE, MIRRORS, 4 FANS, NEWER W/ D, 9 HARTRU TENNIS COURTS, ACTIVE CLUBHOUSE, 2 POOLS, EXERCISE ROOM. CLOSE ''TO ALL AMENITIES. PRICED FOR A QUICK SALE. SOLD ''''AS-IS''''!!''

ⓘ 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: $3,468 · $289/mo
• Projected year-2 tax: $3,468 · $289/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $30,510
• − Mortgage interest: −$6,660
• − Property taxes: −$3,468
• − Insurance: −$594
• − Repairs & maintenance: −$2,441
• − Management: −$2,441
• − HOA: −$6,960
• − Depreciation: −$3,459
• Taxable income: $4,487
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $4,521/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

-21.3% since first listed

5 events — show timeline

• 2026-05-13 Listed $124,900 Beaches MLS
• 2005-11-18 Sold (Public Records) $154,000 Public Records
• 2005-11-08 Sold (MLS) $154,000 Beaches MLS
• 2005-10-04 Listing Removed — Beaches MLS
• 2005-09-22 Listed $158,800 Beaches MLS

Property tax history

+14.0%/yr

Latest (2025): $3,468 · +249.7% YoY. Source: county tax records.