6866 Huntington Ln #508 · Delray Beach, FL 33446

$160,000

2 bd · 2.0 ba · 1,230 sqft · Condo public records · 75 Days on market

Built 1984 $917/mo HOA · 32% 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 +22.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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

Priced to Sell! Don't miss this opportunity to own this Corner End Unit at an exceptional value! This 2-Bedroom, 2 Bathroom condo is priced aggressively for a quick sale, giving you a completely clean, worry free purchase. Located just steps away from a beautiful pool. .. The unit features an updated kitchen w/ granite countertops, new luxury vinyl floors in bedrooms & kitchen, screened balcony with long lake views, in-unit laundry, and new electrical panel w/ surge protection. Natural light fills the space, and the layout is ideal for full-time living, a seasonal retreat, or an investment property. This gated 55+ community offers a newly renovated Clubhouse with indoor pool, fitness

Key facts

• $917 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Building area reported from public records
• Financial info: No land lease; Pets not allowed
• HOA & community: HOA exists (monthly fee); Monthly association fee of $917; Association amenities include clubhouse, elevators, fitness center, game room, indoor pool, jogging path, pool, shuffleboard, spa/hot tub, storage, tennis courts, trash chute, business center, community room, library, pickleball courts, and street lights; Association fee includes cable TV, grounds and structure maintenance, sewer, trash, water, elevator and pool service; Senior community

Exterior

• Parking: Assigned parking plus guest/open parking; 1 parking space
• Security: Gated community with guard; Security patrol; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; One level; Faces north; Resale condition
• Construction: Concrete block (CBS) construction; 8-story building; Built as part of a multi-story building
• Exterior features: Waterfront property; Flat roof

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Walk-in closets; Stacked bedroom layout; Furnished negotiable
• Laundry & utility: In-unit laundry in a laundry room (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $150k (6.0% 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 flat; 577 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); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 44% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $69k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.82% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 4.6

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: 5.4%
• Equity multiple: 1.26×
• Total profit: $11,683
• Equity at exit: $52,029

10-year hold

• IRR: 7.3%
• Equity multiple: 1.77×
• Total profit: $34,655
• Equity at exit: $67,181

Cash invested: $44,800 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,911 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$917
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $277

Break-even live

Break-even rent $2,560

Max offer price $160,000

Occupancy floor 85%

Sensitivity live

Price	-10% $387	-5% $332	+0% $277	+5% $222	+10% $166
Rent	-10% $47	-5% $162	+0% $277	+5% $392	+10% $507
Rate	-1.0pp $357	-0.5pp $318	base $277	+0.5pp $235	+1.0pp $193

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6866 Huntington Ln #305 Delray Beach, FL	2.0	2.0	1230	$4,500	$3.66	25d	1	0.02mi
6795 Huntington Ln #406 Delray Beach, FL	2.0	2.0	990	$2,500	$2.53	21d	1	0.11mi
7076 Huntington Ln #608 Delray Beach, FL	2.0	2.0	1230	$2,600	$2.11	25d	1	0.12mi
14307 Bedford Dr #302 Delray Beach, FL	2.0	2.0	990	$2,200	$2.22	25d	1	0.16mi
14556 Wiley Range Rd Delray Beach, FL	2.0	2.0	1319	$3,000	$2.27	25d	1	0.19mi
14624 Three Ponds Trl Delray Beach, FL	3.0	2.0	1411	$3,250	$2.30	18d	1	0.20mi
7192 Huntington Ln #307 Delray Beach, FL	2.0	2.0	1070	$3,500	$3.27	18d	1	0.22mi
14475 Strathmore Ln Delray Beach, FL	2.0	2.0	1230	$2,422	$1.97	25d	2	0.23mi
14534 Highland Center Way Delray Beach, FL	2.0	2.0	1319	$3,400	$2.58	8d	1	0.23mi
14671 Bonaire Blvd #505 Delray Beach, FL	1.0	2.0	925	$1,600	$1.73	25d	1	0.28mi
7286 Huntington Ln #105 Delray Beach, FL	2.0	2.0	1070	$3,350	$3.13	25d	1	0.32mi
23 Abbey Ln #208 Delray Beach, FL	2.0	2.0	925	$1,500	$1.62	3d	1	0.33mi
31 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$1,300	$1.41	25d	1	0.34mi
32 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.35mi
14509 Sloan Ridge Dr Unit 10-104 Luminosa Delray Beach, FL	3.0	2.0	1328	$3,827	$2.88	25d	1	0.35mi
14828 Golden Jax Ln Unit 8103 Delray Beach, FL	2.0	2.0	1321	$3,949	$2.99	5d	1	0.35mi
14828 Golden Jax Ln Unit 6-105 Radiance Delray Beach, FL	2.0	2.0	1321	$4,148	$3.14	17d	1	0.35mi
14828 Golden Jax Ln Unit 8-105 Radiance Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	15d	1	0.35mi
21 Abbey Ln #107 Delray Beach, FL	2.0	2.0	925	$1,800	$1.95	15d	1	0.35mi
14800 Cumberland Dr Delray Beach, FL	2.0	2.0	1321	$4,048	$3.06	5d	4	0.37mi
20 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,600	$2.81	25d	1	0.39mi
19 Abbey Ln #206 Delray Beach, FL	2.0	2.0	925	$1,750	$1.89	25d	1	0.40mi
6557 Country Wood Way Delray Beach, FL	3.0	2.0	1346	$4,700	$3.49	25d	1	0.44mi
6550 Country Wood Way Delray Beach, FL	3.0	2.0	1408	$4,000	$2.84	5d	1	0.45mi
6550 Country Wood Way Delray Beach, FL	3.0	2.0	1408	$4,000	$2.84	25d	1	0.45mi
3 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.47mi
14747 Cumberland Dr #301 Delray Beach, FL	2.0	2.0	1044	$1,900	$1.82	25d	1	0.47mi
14 Willowbrook Ln #101 Delray Beach, FL	2.0	2.0	1005	$1,700	$1.69	5d	1	0.48mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$2,700	$2.20	19d	2	0.48mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	15d	1	0.48mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	8d	1	0.48mi
14735 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,350	$2.19	2d	1	0.50mi
6372 Sleepy Willow Way Delray Beach, FL	2.0	2.0	1344	$3,975	$2.96	25d	1	0.50mi
6372 Sleepy Willow Way Delray Beach, FL	2.0	2.0	1344	$3,975	$2.96	15d	1	0.50mi
6396 Country Wood Way Delray Beach, FL	2.0	2.0	1364	$3,000	$2.20	25d	1	0.51mi
10 Willowbrook Ln #105 Delray Beach, FL	2.0	2.0	1005	$2,100	$2.09	11d	1	0.53mi
14723 Cumberland Dr Unit 404 B Delray Beach, FL	1.0	2.0	912	$1,850	$2.03	25d	1	0.53mi
14832 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,500	$2.33	18d	1	0.54mi
6813 Moonlit Dr Delray Beach, FL	2.0	2.0	1148	$2,150	$1.87	25d	1	0.55mi
14608 Country Side Ln Delray Beach, FL	2.0	2.0	1303	$2,950	$2.26	25d	1	0.55mi

HOA detail condo

• Monthly dues: $917 · $11,004/yr
• Likely covers: electricpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-15
   statusdays on market $160,000 Pending 75 DOM
2. 2026-06-13
   days on market $160,000 Active Under Contract 74 DOM
3. 2026-06-09
   days on market $160,000 Active Under Contract 70 DOM
4. 2026-06-08
   days on market $160,000 Active Under Contract 69 DOM
5. 2026-06-07
   days on market $160,000 Active Under Contract 68 DOM
6. 2026-06-04
   days on market $160,000 Active Under Contract 65 DOM
7. 2026-06-03
   statusdays on market $160,000 Active Under Contract 64 DOM
8. 2026-06-02
   days on market $160,000 Active 63 DOM
9. 2026-06-01
   days on market $160,000 Active 62 DOM
10. 2026-05-31
    days on market $160,000 Active 61 DOM
11. 2026-05-15
    price $170,000
12. 2026-05-07
    price $180,000
13. 2026-05-01
    price $189,000
14. 2026-04-23
    price $209,000
15. 2026-04-08
    price $219,000
16. 2026-03-31
    listed $229,000 Active
17. 2026-03-31
    price $229,000
18. 2025-02-08
    historical
19. 2024-12-12
    price $279,000
20. 2024-11-25
    listed $285,000 Active
21. 2024-11-21
    historical
22. 2024-10-18
    historical
23. 2024-09-20
    price $284,000
24. 2024-08-19
    price $285,000
25. 2024-07-30
    listed $290,000 Active
26. 2024-07-29
    historical
27. 2021-06-01
    soldstatus $175,000 Closed
28. 2021-05-04
    status Pending
29. 2021-05-03
    status Active
30. 2021-04-29
    historical Active Under Contract
31. 2021-04-18
    listed $179,999 Active
32. 2021-04-01
    historical
33. 2021-02-13
    price $190,000
34. 2021-01-22
    price $205,000
35. 2020-11-12
    price $210,000
36. 2020-09-15
    listed $225,000 Active
37. 2006-12-19
    soldstatus $150,000
38. 2006-11-26
    historical
39. 2006-07-05
    listed $169,000

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $34,931
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,794
• − Management: −$2,794
• − HOA: −$11,004
• − Depreciation: −$4,655
• Taxable income: $1,521
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $2,958/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

+0.6% since first listed

29 events — show timeline

• 2026-05-15 Price Changed $170,000 Beaches MLS
• 2026-05-07 Price Changed $180,000 Beaches MLS
• 2026-05-01 Price Changed $189,000 Beaches MLS
• 2026-04-23 Price Changed $209,000 Beaches MLS
• 2026-04-08 Price Changed $219,000 Beaches MLS
• 2026-03-31 Listed $229,000 Beaches MLS
• 2026-03-31 Price Changed $229,000 Beaches MLS
• 2025-02-08 Listing Removed — Beaches MLS
• 2024-12-12 Price Changed $279,000 Beaches MLS
• 2024-11-25 Listed $285,000 Beaches MLS
• 2024-11-21 Coming Soon — Beaches MLS
• 2024-10-18 Listing Removed — Beaches MLS
• 2024-09-20 Price Changed $284,000 Beaches MLS
• 2024-08-19 Price Changed $285,000 Beaches MLS
• 2024-07-30 Listed $290,000 Beaches MLS
• 2024-07-29 Coming Soon — Beaches MLS
• 2021-06-01 Sold (MLS) $175,000 Beaches MLS
• 2021-05-04 Pending — Beaches MLS
• 2021-05-03 Relisted — Beaches MLS
• 2021-04-29 Contingent — Beaches MLS
• 2021-04-18 Listed $179,999 Beaches MLS
• 2021-04-01 Listing Removed — Beaches MLS
• 2021-02-13 Price Changed $190,000 Beaches MLS
• 2021-01-22 Price Changed $205,000 Beaches MLS
• 2020-11-12 Price Changed $210,000 Beaches MLS
• 2020-09-15 Listed $225,000 Beaches MLS
• 2006-12-19 Sold (MLS) $150,000 Beaches MLS
• 2006-11-26 Listing Removed — Beaches MLS
• 2006-07-05 Listed $169,000 Beaches MLS

Property tax history

-12.4%/yr

Latest (2025): $264 · +3.5% YoY. Source: county tax records.