629 Saxony Pl #629 · Delray Beach, FL 33446

$82,500

2 bd · 2.0 ba · 880 sqft · Condo · 117 Days on market

Built 1974 $839/mo HOA · 46% 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 +15.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

UPDATED PRICE!! NO ASSESSMENTS | FULLY FUNDED RESERVES | GROUND FLOOR CORNER | PRICED TO SELL!! This well maintained unit stands out with brand new appliances, a newer A/C system, and the convenience of in unit washer and dryer. Ceramic tile flooring runs throughout, and the ground floor location means no stairs and no elevators. You can enjoy easy, everyday living with your assigned parking steps from your front door. Exceptional opportunity to own in one of Delray Beach's most beloved gated 55+ communities. The association fees cover common areas, insurance, exterior maintenance, recreation facilities, security, and transportation service: delivering true lock and leave peace of mind.

Key facts

• In-unit laundry
• Fitness studio
• 5 pools

Tags

• GROUND-FLOOR CORNER UNIT
• IN-UNIT LAUNDRY
• TWO 18-HOLE GOLF COURSES
• 5 POOLS
• FITNESS STUDIO
• 7-DAY-A-WEEK PRIVATE SHUTTLE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, insurance, ground maintenance, structure maintenance, recreation facilities and security; Association amenities include basketball court, billiard room, clubhouse, fitness center, hobby room, barbecue, picnic area, pickleball, pool, spa/hot tub, tennis courts and transportation service; Senior community

Exterior

• Parking: Assigned parking; Guest parking available; One assigned space
• Security: Security guard
• Utilities: Has cooling; Has heating
• Home design: Attached property; 2 stories; Entry located on level 1
• Construction: Block construction; Effective year built
• Exterior features: No notable exterior features listed; Association pool

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Includes a bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling; Ceiling fan(s)
• Interior features: First-floor entry; Bedroom on main level; Florida room
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $82k.

Deal economics

• At list price, monthly cash flow is $25 ($300/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: Orchard View Elementary School (math 48% / reading 47%, grade D, #1,182 of 2,144 statewide, top 55%, 596 students, 76% FRL); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% FRL).
• Market conditions: Rents flat; 584 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).

Forward outlook

• In year one you build about $1k of equity ($570 loan paydown + $567 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.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 5056% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 2→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,075 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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: 2.20% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.8%
• Equity multiple: 0.91×
• Total profit: $-2,014
• Equity at exit: $26,828

10-year hold

• IRR: -0.4%
• Equity multiple: 0.96×
• Total profit: $-854
• Equity at exit: $34,640

Cash invested: $23,100 (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: 584
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$433
• Tax est. 1.5%: −$103 /mo · $1,238/yr
• Insurance: −$34
• HOA: −$839
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $25

Break-even live

Break-even rent $1,784

Max offer price $82,500

Occupancy floor 94%

Sensitivity live

Price	-10% $82	-5% $54	+0% $25	+5% $-3	+10% $-32
Rent	-10% $-118	-5% $-47	+0% $25	+5% $97	+10% $168
Rate	-1.0pp $67	-0.5pp $46	base $25	+0.5pp $4	+1.0pp $-18

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 Saxony Pl #629 Delray Beach, FL	2.0	2.0	880	$1,550	$1.76	13d	1	0.02mi
715 Saxony O Delray Beach, FL	1.0	1.5	726	$1,200	$1.65	26d	1	0.05mi
596 Saxony M Delray Beach, FL	2.0	2.0	883	$1,400	$1.59	15d	1	0.05mi
686 Brittany O Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	26d	1	0.10mi
718 Brittany Park #718 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	18d	1	0.11mi
675 Brittany O Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	26d	1	0.12mi
11 Brittany a Delray Beach, FL	1.0	1.5	725	$1,500	$2.07	9d	1	0.15mi
468 Saxony J Delray Beach, FL	2.0	2.0	907	$1,850	$2.04	26d	1	0.16mi
679 Saxony Way Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	7d	1	0.18mi
459 Monaco J #459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	3d	1	0.21mi
318 Monaco G Delray Beach, FL	2.0	2.0	907	$2,200	$2.43	26d	1	0.21mi
286 Monaco F Delray Beach, FL	1.0	2.0	726	$1,700	$2.34	26d	1	0.21mi
276 Monaco F Delray Beach, FL	2.0	2.0	883	$1,650	$1.87	26d	1	0.21mi
72 Monaco Blvd Unit 72 Delray Beach, FL	2.0	2.0	880	$1,950	$2.22	23d	1	0.21mi
58 Monaco Blvd Unit 58 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	26d	1	0.21mi
662 Saxony N Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	22d	1	0.22mi
516 Saxony K Delray Beach, FL	2.0	2.0	880	$1,450	$1.65	26d	1	0.22mi
123 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	26d	1	0.22mi
445 Saxony Way #445 Delray Beach, FL	2.0	2.0	883	$1,550	$1.76	26d	1	0.22mi
189 Saxony Trl Unit 189 Delray Beach, FL	2.0	2.0	880	$1,475	$1.68	23d	1	0.22mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	4d	1	0.22mi
564 Saxony Dr #564 Delray Beach, FL	2.0	2.0	880	$2,200	$2.50	6d	1	0.22mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	26d	1	0.22mi
23 Saxony a Delray Beach, FL	1.0	1.5	726	$1,300	$1.79	9d	1	0.22mi
569 Monaco L Delray Beach, FL	2.0	2.0	880	$1,500	$1.70	26d	1	0.23mi
370 Saxony H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	7d	1	0.24mi
352 Saxony Trl Unit 352 Delray Beach, FL	2.0	2.0	907	$2,000	$2.21	26d	1	0.25mi
482 Monaco Blvd #482 Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	26d	1	0.27mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	14d	1	0.27mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	20d	1	0.27mi
321 Saxony G Delray Beach, FL	2.0	2.0	880	$2,200	$2.50	5d	1	0.27mi
451 Monaco Blvd Unit J Delray Beach, FL	1.0	1.5	720	$1,599	$2.22	26d	1	0.27mi
581 Monaco Blvd Unit 581 Delray Beach, FL	2.0	2.0	880	$2,000	$2.27	26d	1	0.27mi
711 Monaco O Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	26d	1	0.27mi
459 Monaco Blvd Unit 459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	1d	1	0.27mi
669 Monaco N Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	26d	1	0.27mi
233 Brittany Dr Unit 233 Delray Beach, FL	2.0	2.0	988	$1,700	$1.72	26d	1	0.28mi
401 Monaco Way Unit 401 Delray Beach, FL	2.0	2.0	920	$1,950	$2.12	26d	1	0.28mi
417 Brittany Dr #417 Delray Beach, FL	2.0	2.0	880	$1,750	$1.99	22d	1	0.28mi
564 Brittany L Delray Beach, FL	2.0	2.5	880	$1,800	$2.05	26d	1	0.30mi

HOA detail condo

• Monthly dues: $839 · $10,068/yr
• Likely covers: exterior maint.securityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $82,500 Active 117 DOM
2. 2026-06-18
   days on market $82,500 Active 114 DOM
3. 2026-06-17
   days on market $82,500 Active 113 DOM
4. 2026-06-16
   days on market $82,500 Active 112 DOM
5. 2026-06-15
   days on market $82,500 Active 111 DOM
6. 2026-06-13
   days on market $82,500 Active 109 DOM
7. 2026-06-09
   pricedays on market $82,500 Active 105 DOM
8. 2026-06-07
   days on market $89,500 Active 103 DOM
9. 2026-06-04
   days on market $89,500 Active 100 DOM
10. 2026-06-03
    days on market $89,500 Active 99 DOM
11. 2026-06-02
    days on market $89,500 Active 98 DOM
12. 2026-06-01
    days on market $89,500 Active 97 DOM
13. 2026-05-31
    days on market $89,500 Active 96 DOM
14. 2026-05-13
    price $1,550
15. 2026-04-23
    listed $1,600
16. 2026-03-29
    price $89,500
17. 2026-02-24
    listed $95,000 Active
18. 2024-04-29
    historical
19. 2024-04-12
    price $128,000
20. 2024-03-30
    listed $138,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 2 d/yr ≥107°F today · 8 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,785
• − Mortgage interest: −$4,621
• − Property taxes: −$1,238
• − Insurance: −$412
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − HOA: −$10,068
• − Depreciation: −$2,400
• Taxable loss: −$440
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $406/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

-98.9% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $1,550 MARMLS
• 2026-04-23 Listed for Rent $1,600 MARMLS
• 2026-03-29 Price Changed $89,500 MARMLS
• 2026-02-24 Listed $95,000 MARMLS
• 2024-04-29 Listing Removed — MARMLS
• 2024-04-12 Price Changed $128,000 MARMLS
• 2024-03-30 Listed $138,000 MARMLS