286 Tuscany E · Delray Beach, FL 33446

$77,500

1 bd · 1.5 ba · 828 sqft · Condo public records · 172 Days on market

Built 1974 $640/mo HOA · 36% 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 +26.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful, completely updated one bedroom condo with a magnificent view of the golf course and canal, from your porch. The kitchen has new cabinets and Quartz counters. This condo is being sold completely furnished with very tasteful and modern furniture. One of the lowest HOA buildings in all of Kings Point. The washing machine is located conveniently in the kitchen and there is a hookup on the porch for the dryer

Key facts

• 2nd floor balcony
• Glass top range
• Recessed lighting

Tags

• 2ND FLOOR BALCONY
• GLASS TOP RANGE
• STAINLESS STEEL FRIDGE
• GRAY QUARTZ COUNTERTOPS
• RECESSED LIGHTING
• WOOD LAMINATE FLOORING

Property features AI

Finance

• Other: Senior community; Number of units in community: large community
• Financial info: Monthly association fee reported
• HOA & community: Community association with monthly HOA dues; HOA includes cable TV, insurance, grounds maintenance, security, and common area maintenance; Association amenities: fitness center, indoor pool, spa/hot tub, sauna, tennis courts, pickleball and bocce courts, basketball court, shuffleboard, billiard room, game room, library, cafe/restaurant, courtesy bus

Exterior

• Parking: Assigned parking; Deeded parking; Guest parking (35 open spaces)
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Three phase electric; Cable available; Water available; Sewer available
• Home design: Condominium; Multi/split levels; 2 stories total; Building E; Faces south; Resale property
• Construction: Frame and stucco construction
• Exterior features: Covered patio; Screened patio; Patio; On golf course; Waterfront

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Furnished; No additional interior amenities listed
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $78k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 flat; 577 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).

Forward outlook

• In year one you build about $1k of equity ($536 loan paydown + $532 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.
• At projected returns (0.7% appreciation + 0.5% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.
• Current owner paid $65k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.28% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 3.7

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: 8.4%
• Equity multiple: 1.41×
• Total profit: $8,821
• Equity at exit: $25,202

10-year hold

• IRR: 9.6%
• Equity multiple: 2.00×
• Total profit: $21,715
• Equity at exit: $32,541

Cash invested: $21,700 (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: 577
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$406
• Tax from tax record: −$123 /mo · $1,475/yr
• Insurance: −$32
• HOA: −$640
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $195

Break-even live

Break-even rent $1,521

Max offer price $77,500

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Waterford D Unit 102 Delray Beach, FL	1.0	1.5	720	$1,900	$2.64	24d	1	0.14mi
163 Tuscany C Unit C Delray Beach, FL	1.0	1.5	720	$1,300	$1.81	14d	1	0.16mi
148 Waterford D Unit 148 Delray Beach, FL	2.0	2.0	883	$1,900	$2.15	17d	1	0.16mi
568 Brittany L Delray Beach, FL	2.0	2.0	883	$1,950	$2.21	24d	1	0.19mi
564 Brittany L Delray Beach, FL	2.0	2.5	880	$1,800	$2.05	24d	1	0.19mi
233 Brittany F Unit F Delray Beach, FL	2.0	2.0	988	$1,600	$1.62	7d	1	0.19mi
270 Brittany F Unit F Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	7d	1	0.19mi
537 Brittany K Unit 537 Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	24d	1	0.19mi
292 Brittany Ave #292 Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	3d	1	0.19mi
159 Brittany Ter Unit 159 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	16d	1	0.19mi
233 Brittany F Unit F Delray Beach, FL	2.0	2.0	988	$1,600	$1.62	24d	1	0.19mi
260 Brittany F Unit F Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	1d	1	0.19mi
419 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.19mi
213 Waterford I Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	24d	1	0.19mi
417 Brittany Dr #417 Delray Beach, FL	2.0	2.0	880	$1,750	$1.99	20d	1	0.20mi
233 Brittany Dr Unit 233 Delray Beach, FL	2.0	2.0	988	$1,700	$1.72	24d	1	0.21mi
43 Waterford B Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	24d	1	0.24mi
195 Monaco E Delray Beach, FL	1.0	1.5	728	$1,550	$2.13	24d	1	0.30mi
318 Monaco G Delray Beach, FL	2.0	2.0	907	$2,200	$2.43	24d	1	0.30mi
286 Monaco F Delray Beach, FL	1.0	2.0	726	$1,700	$2.34	24d	1	0.30mi
276 Monaco F Delray Beach, FL	2.0	2.0	883	$1,650	$1.87	24d	1	0.30mi
72 Monaco Blvd Unit 72 Delray Beach, FL	2.0	2.0	880	$1,950	$2.22	21d	1	0.30mi
58 Monaco Blvd Unit 58 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	24d	1	0.30mi
153 Monaco D Delray Beach, FL	2.0	2.0	880	$1,750	$1.99	16d	1	0.33mi
459 Monaco J #459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	1d	1	0.34mi
11 Brittany a Delray Beach, FL	1.0	1.5	725	$1,500	$2.07	7d	1	0.34mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	7d	2	0.34mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	24d	1	0.34mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	20d	1	0.34mi
581 Monaco Blvd Unit 581 Delray Beach, FL	2.0	2.0	880	$2,000	$2.27	24d	1	0.34mi
711 Monaco O Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	24d	1	0.34mi
459 Monaco Blvd Unit 459 Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	20d	1	0.34mi
318 Seville N #318 Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	24d	1	0.34mi
451 Monaco Blvd Unit J Delray Beach, FL	1.0	1.5	720	$1,599	$2.22	24d	1	0.35mi
242 Seville K Unit 242 Delray Beach, FL	1.0	1.5	720	$1,380	$1.92	24d	1	0.35mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	18d	1	0.35mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	12d	1	0.35mi
482 Monaco Blvd #482 Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	24d	1	0.35mi
401 Monaco Way Unit 401 Delray Beach, FL	2.0	2.0	920	$1,950	$2.12	24d	1	0.36mi
185 Valencia H Delray Beach, FL	2.0	2.0	883	$1,700	$1.93	24d	1	0.36mi

HOA detail condo

• Monthly dues: $640 · $7,680/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-10
   status $77,500 Pending 172 DOM
2. 2026-06-09
   days on market $77,500 Active 172 DOM
3. 2026-06-07
   days on market $77,500 Active 170 DOM
4. 2026-06-04
   days on market $77,500 Active 167 DOM
5. 2026-06-03
   days on market $77,500 Active 166 DOM
6. 2026-06-01
   days on market $77,500 Active 164 DOM
7. 2026-05-31
   days on market $77,500 Active 163 DOM
8. 2025-12-19
   listed $77,500 Active
9. 2018-12-18
   soldstatus $65,000
10. 2018-12-13
    soldstatus $65,000 Closed 422-char remark

    Show marketing remark (422 chars)

    Beautiful, completely updated one bedroom condo with a magnificent view of the golf course and canal, from your porch. The kitchen has new cabinets and Quartz counters. This condo is being sold completely furnished with very tasteful and modern furniture. One of the lowest HOA buildings in all of Kings Point. The washing machine is located conveniently in the kitchen and there is a hookup on the porch for the dryer

11. 2018-11-08
    status Pending 422-char remark

    Show marketing remark (422 chars)

    Beautiful, completely updated one bedroom condo with a magnificent view of the golf course and canal, from your porch. The kitchen has new cabinets and Quartz counters. This condo is being sold completely furnished with very tasteful and modern furniture. One of the lowest HOA buildings in all of Kings Point. The washing machine is located conveniently in the kitchen and there is a hookup on the porch for the dryer

12. 2018-11-01
    listed $68,900 Active 422-char remark

    Show marketing remark (422 chars)

    Beautiful, completely updated one bedroom condo with a magnificent view of the golf course and canal, from your porch. The kitchen has new cabinets and Quartz counters. This condo is being sold completely furnished with very tasteful and modern furniture. One of the lowest HOA buildings in all of Kings Point. The washing machine is located conveniently in the kitchen and there is a hookup on the porch for the dryer

13. 1974-01-01
    soldstatus $18,000

ⓘ 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: $1,475 · $123/mo
• Projected year-2 tax: $1,475 · $123/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 5 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,219
• − Mortgage interest: −$4,341
• − Property taxes: −$1,475
• − Insurance: −$388
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − HOA: −$7,680
• − Depreciation: −$2,255
• Taxable income: $1,686
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $1,939/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

+330.6% since first listed

6 events — show timeline

• 2025-12-19 Listed $77,500 Beaches MLS
• 2018-12-18 Sold (Public Records) $65,000 Public Records
• 2018-12-13 Sold (MLS) $65,000 Beaches MLS
• 2018-11-08 Pending — Beaches MLS
• 2018-11-01 Listed $68,900 Beaches MLS
• 1974-01-01 Sold (Public Records) $18,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,475 · -4.3% YoY. Source: county tax records.