4355 Village Dr Unit B · Delray Beach, FL 33445

$325,000

3 bd · 3.0 ba · 1,326 sqft · Townhouse public records · 38 Days on market

Built 1989 1,333 sqft lot $473/mo HOA · 16% 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 +11.7/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL 3 BEDROOM 3 BATH TOWNHOUSE LOCATED IN POPULAR DELRAY BEACH. QUIET NEIGHBORHOOD. COMMUNITY POOL AND TENNIS COURT. $200.00 GIVEN FOR NEW DISHWASHER

Key facts

• $473 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with no restrictions in the community; Community includes 148 units
• HOA & community: Association serves the community (monthly fee applies); Monthly HOA fee; Association amenities include pool, tennis courts, jogging path, trails, parking, maintained community, sidewalks, street lights, internet included, and maintenance; HOA fee covers cable TV, grounds maintenance, pest control, common areas, reserve funds, roof repairs, and pool service

Exterior

• Parking: Assigned parking and guest spaces; Two parking spaces total; Open parking spaces available
• Security: Owned security system with closed-circuit cameras; Security lights; Motion detectors; Smoke detectors
• Utilities: Public water; Public sewer; 200+ amp electric service; Cable connected; Electricity connected; Underground utilities; Water connected; Sewer connected
• Home design: Townhouse; Two levels; Corner unit; Northeast facing; Resale, updated/remodeled condition
• Construction: Brick, concrete block with stucco exterior; Stucco finish; Concrete and tile roofing options (flat and mansard noted); Slab foundation; Estimated living area recorded in public records
• Exterior features: Open patios and porches, including terrace; Outbuilding/shed for storage; Fenced front yard with gate and privacy fencing; Corner lot with sidewalks; City street and private road frontage; Asphalt/paved roads; private maintained road

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Clay; Tile; Wood
• Bathrooms: Three full bathrooms (one on the main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Three-way split bedroom layout; Closet cabinetry; Furnished negotiable
• Laundry & utility: In-unit laundry located in hall/upper level; Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (10.2% below list).
• Recommended offer: $292k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 (+1.8%/yr); 354 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 45% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $24k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $325k implies a 282% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,995 (10.2% 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 38 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.90% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.32×
• Total profit: $-61,794
• Equity at exit: $48,459

10-year hold

• IRR: -15.2%
• Equity multiple: 0.18×
• Total profit: $-74,426
• Equity at exit: $28,100

Cash invested: $91,000 (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 33445

• Rents YoY: 1.8%
• Active inventory: 354
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,920 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$135
• HOA: −$473
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-92

Break-even live

Break-even rent $3,037

Max offer price $308,718

Occupancy floor 98%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4310 Village Dr Unit D Delray Beach, FL	3.0	3.0	1326	$2,600	$1.96	24d	1	0.06mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	5d	1	0.22mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	24d	1	0.22mi
4510 NW 2nd St Unit A Delray Beach, FL	2.0	2.0	1080	$1,800	$1.67	24d	1	0.25mi
3935 Village Dr Delray Beach, FL	3.0	3.0	1326	$2,700	$2.04	5d	1	0.27mi
3935 Village Dr Unit A Delray Beach, FL	3.0	3.0	1326	$2,700	$2.04	7d	1	0.27mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	24d	1	0.37mi
1155 South Drive Cir Unit A Delray Beach, FL	2.0	2.0	1080	$2,195	$2.03	24d	1	0.37mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	12d	1	0.37mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	24d	1	0.37mi
3996 NW 7th Ct Delray Beach, FL	3.0	2.0	1480	$5,000	$3.38	24d	1	0.41mi
4110 NW 10th St Delray Beach, FL	3.0	2.5	1839	$4,500	$2.45	24d	1	0.50mi
13487 Barwick Rd Unit B Delray Beach, FL	2.0	1.5	1092	$3,900	$3.57	24d	1	0.54mi
945 Sunflower Ave Delray Beach, FL	3.0	2.0	1755	$4,500	$2.56	7d	1	0.55mi
5033 S La Sedona Cir Delray Beach, FL	3.0	2.0	1594	$3,500	$2.20	24d	1	0.65mi
5030 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1287	$1,700	$1.32	24d	1	0.65mi
1225 E Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,700	$2.17	24d	1	0.66mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	24d	1	0.67mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	17d	1	0.67mi
5093 Privet Pl Unit A-1 Delray Beach, FL	2.0	2.0	1220	$2,350	$1.93	24d	1	0.68mi
2941 Angler Dr Delray Beach, FL	3.0	2.0	1578	$5,000	$3.17	24d	1	0.69mi
775 North Dr Unit A Delray Beach, FL	2.0	2.0	1175	$2,000	$1.70	11d	1	0.71mi
14401 S Military Trl Delray Beach, FL	2.0–3.0	1.0–2.0	1094	$3,051	$2.79	2d	8	0.72mi
125 Via D Este Delray Beach, FL	1.0–3.0	1.0–2.0	1156	$4,129	$3.57	1d	13	0.74mi
4311 N Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,100	$1.82	24d	1	0.74mi
5126 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,500	$2.11	20d	1	0.75mi
1418 W Wickham Cir Unit B Delray Beach, FL	3.0	2.5	1316	$3,200	$2.43	17d	1	0.75mi
5061 Nesting Way Unit D Delray Beach, FL	2.0	2.0	1255	$2,400	$1.91	24d	1	0.77mi
215 NW 40th Ave Delray Beach, FL	3.0	2.0	1240	$3,350	$2.70	24d	1	0.77mi
2712 Lake Ida Rd Delray Beach, FL	3.0	2.0	1604	$4,000	$2.49	7d	1	0.77mi
5200 Privet Pl Unit C Delray Beach, FL	2.0	2.0	1457	$1,850	$1.27	24d	1	0.77mi
5169 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,300	$1.94	24d	1	0.78mi
4809 N Wickham Cir Unit A Delray Beach, FL	2.0	2.0	1028	$2,600	$2.53	24d	1	0.78mi
5385 Lakefront Blvd Unit A Delray Beach, FL	2.0	2.0	1186	$2,200	$1.85	24d	1	0.79mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	24d	1	0.79mi
13419 Noble Dr Delray Beach, FL	2.0	2.0	1410	$3,600	$2.55	17d	1	0.82mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	24d	1	0.84mi
328 W Coral Trace Cir Delray Beach, FL	3.0	2.5	1632	$3,500	$2.14	22d	1	0.86mi
328 W Coral Trace Cir Unit 328 Delray Beach, FL	3.0	2.5	1632	$3,500	$2.14	11d	1	0.86mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	7d	1	0.89mi

HOA detail

• Monthly dues: $473 · $5,676/yr
• Likely covers: pool

Listing history 30 events

1. 2026-06-18
   days on market $325,000 Active 38 DOM
2. 2026-06-17
   days on market $325,000 Active 37 DOM
3. 2026-06-16
   days on market $325,000 Active 36 DOM
4. 2026-06-15
   days on market $325,000 Active 35 DOM
5. 2026-06-13
   pricedays on market $325,000 Active 33 DOM
6. 2026-06-09
   days on market $335,000 Active 29 DOM
7. 2026-06-08
   days on market $335,000 Active 28 DOM
8. 2026-06-07
   days on market $335,000 Active 27 DOM
9. 2026-06-04
   days on market $335,000 Active 24 DOM
10. 2026-06-03
    days on market $335,000 Active 23 DOM
11. 2026-06-02
    days on market $335,000 Active 22 DOM
12. 2026-06-01
    days on market $335,000 Active 21 DOM
13. 2026-05-31
    days on market $335,000 Active 20 DOM
14. 2026-05-11
    listed $349,000 Active
15. 2016-10-14
    historical
16. 2016-10-13
    listed $197,000 Active
17. 2013-09-21
    historical 155-char remark

    Show marketing remark (155 chars)

    BEAUTIFUL 3 BEDROOM 3 BATH TOWNHOUSE LOCATED IN POPULAR DELRAY BEACH. QUIET NEIGHBORHOOD. COMMUNITY POOL AND TENNIS COURT. $200.00 GIVEN FOR NEW DISHWASHER

18. 2009-10-05
    soldstatus $85,000
19. 2009-09-25
    soldstatus $85,500
20. 2006-12-08
    soldstatus $220,000
21. 2006-05-01
    listed $259,000 155-char remark

    Show marketing remark (155 chars)

    BEAUTIFUL 3 BEDROOM 3 BATH TOWNHOUSE LOCATED IN POPULAR DELRAY BEACH. QUIET NEIGHBORHOOD. COMMUNITY POOL AND TENNIS COURT. $200.00 GIVEN FOR NEW DISHWASHER

22. 2005-03-17
    soldstatus $200,000
23. 2002-10-25
    soldstatus $124,000
24. 2002-10-11
    soldstatus $124,000
25. 2002-09-11
    historical
26. 2002-08-30
    listed $129,900
27. 2002-07-15
    historical
28. 2002-04-03
    listed $131,900
29. 2000-10-12
    soldstatus $75,100
30. 1989-10-02
    soldstatus $72,100

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$1,663/yr (+$139/mo · 160.8%)

ⓘ 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: $35,039
• − Mortgage interest: −$18,205
• − Property taxes: −$1,034
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,803
• − Management: −$2,803
• − HOA: −$5,676
• − Depreciation: −$9,455
• Taxable loss: −$6,562
• Est. tax savings @ 24.0%: +$1,575
• After-tax cash flow: $469/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

• Census place: Delray Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 123,167
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,122
• Household income: $78,163
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1649.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Black 24% Hispanic / Latino 11% Two or more races 11% Asian 4%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 14% Romanian 3% Scotch-Irish 3%
• Foreign-born: 27% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · French/Haitian/Cajun 18% Spanish 9% Other Indo-European 4%

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: ▼ -258.16%
• Current HPI: 349.5505
• Rent YoY: ▲ 1.83%
• 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

+384.0% since first listed

17 events — show timeline

• 2026-05-11 Listed $349,000 Beaches MLS
• 2016-10-14 Listing Removed — Beaches MLS
• 2016-10-13 Listed $197,000 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2009-10-05 Sold (MLS) $85,000 MARMLS
• 2009-09-25 Sold (Public Records) $85,500 Public Records
• 2006-12-08 Sold (Public Records) $220,000 Public Records
• 2006-05-01 Listed $259,000 Beaches MLS
• 2005-03-17 Sold (Public Records) $200,000 Public Records
• 2002-10-25 Sold (Public Records) $124,000 Public Records
• 2002-10-11 Sold (MLS) $124,000 Beaches MLS
• 2002-09-11 Listing Removed — Beaches MLS
• 2002-08-30 Listed $129,900 Beaches MLS
• 2002-07-15 Listing Removed — Beaches MLS
• 2002-04-03 Listed $131,900 Beaches MLS
• 2000-10-12 Sold (Public Records) $75,100 Public Records
• 1989-10-02 Sold (Public Records) $72,100 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,034 · +18.3% YoY. Source: county tax records.