14723 Cumberland Dr #1060 · Delray Beach, FL 33446

$147,777

2 bd · 2.0 ba · 1,044 sqft · Condo public records · 62 Days on market

Built 1980 $1067/mo HOA · 43% 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 +12.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

* * BIG PRICE REDUCTION * * ASSOC. says 55+; credit-650+; Beautiful canal view with lighted fountain from this updated first-floor condo with Courtyard entry! Updated Kitchen, bath vanities, laminate flooring, A/C 2023, W/ H 2023, new breaker panel 2023. Parking conveniently located just outside your door, with ample Guest spots. Gated Senior community with new modern clubhouse and pool offer a resort-style retreat. Prime Delray Beach location in walking distance to shopping, dining, worship, and vibrant Atlantic Ave. PRICED TO SELL QUICKLY. ..

Key facts

• Laminate flooring
• Canal view
• New modern clubhouse

Tags

• CANAL VIEW
• LIGHTED FOUNTAIN
• UPDATED KITCHEN
• LAMINATE FLOORING
• GATED SENIOR COMMUNITY
• NEW MODERN CLUBHOUSE

Property features AI

Finance

• HOA & community: Deauville Village Condo Association; Monthly association fee; Association fee includes cable, internet, insurance, water, sewer, trash, security, elevator, pool service, roof repairs, maintenance (grounds & structure), pest control, reserve funds and common area upkeep; Community amenities: heated pool, clubhouse, fitness center, billiard/game rooms, library, recreation facilities, sidewalks, street lights, trails, storage, on-site manager, parking; 316 units in the community; Pets allowed (cats only; pet restrictions possible); Senior community

Exterior

• Parking: Assigned parking; Guest parking; Asphalt parking surface; 1 parking space
• Security: Security lights; Gated community (no guard)
• Utilities: Public water; Public sewer; 150 amp service with circuit breakers; Cable connected; Electricity connected
• Home design: Condominium; One level; Faces south; Resale unit
• Construction: Concrete block with stucco construction; Tar/gravel roof; 4-story building (this unit in Building 14723 B)
• Exterior features: Covered screened patio; Patio; Front yard vinyl fencing; Waterfront

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heating (individual unit); Central electric cooling (individual unit); Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s); Split bedroom layout; Blinds, shutters and sliding/double-hung windows
• Laundry & utility: Laundry closet in kitchen; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $148k.

Deal economics

• At list price, monthly cash flow is $-31 ($-372/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (3.7% below list).
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $139k (6.0% below list) — sets the bar for market timing.
• 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: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% FRL) — zoned schools average 35% FRL vs 52% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 50% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 577 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 37% 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $148k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,910 (6.0% 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 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.69% ✓
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 4.9

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: -3.5%
• Equity multiple: 0.83×
• Total profit: $-6,915
• Equity at exit: $48,055

10-year hold

• IRR: -1.1%
• Equity multiple: 0.89×
• Total profit: $-4,730
• Equity at exit: $62,049

Cash invested: $41,378 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,491 high
• Mortgage (P&I): −$775
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$62
• HOA: −$1,067
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-31

Break-even live

Break-even rent $2,530

Max offer price $142,294

Occupancy floor 96%

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: $36,944
• Closing costs: $4,433
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14723 Cumberland Dr Unit 404 B Delray Beach, FL	1.0	2.0	912	$1,850	$2.03	24d	1	0.03mi
14747 Cumberland Dr #301 Delray Beach, FL	2.0	2.0	1044	$1,900	$1.82	24d	1	0.08mi
14896 Bal Moral Ln Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	24d	1	0.13mi
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	17d	1	0.15mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	24d	1	0.15mi
14 Willowbrook Ln #101 Delray Beach, FL	2.0	2.0	1005	$1,700	$1.69	5d	1	0.16mi
14800 Cumberland Dr Delray Beach, FL	2.0	2.0	1321	$4,048	$3.06	5d	4	0.18mi
7260 Kinghurst Dr #205 Delray Beach, FL	2.0	2.0	1230	$2,800	$2.28	18d	1	0.21mi
10 Willowbrook Ln #105 Delray Beach, FL	2.0	2.0	1005	$2,100	$2.09	10d	1	0.23mi
14828 Golden Jax Ln Unit 8-105 Radiance Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	14d	1	0.24mi
14828 Golden Jax Ln Unit 8103 Delray Beach, FL	2.0	2.0	1321	$3,949	$2.99	4d	1	0.24mi
14828 Golden Jax Ln Unit 6-105 Radiance Delray Beach, FL	2.0	2.0	1321	$4,148	$3.14	16d	1	0.24mi
14509 Sloan Ridge Dr Unit 10-104 Luminosa Delray Beach, FL	3.0	2.0	1328	$3,827	$2.88	24d	1	0.24mi
20 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,600	$2.81	24d	1	0.24mi
19 Abbey Ln #206 Delray Beach, FL	2.0	2.0	925	$1,750	$1.89	24d	1	0.26mi
21 Abbey Ln #107 Delray Beach, FL	2.0	2.0	925	$1,800	$1.95	14d	1	0.27mi
15015 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,499	$2.02	3d	1	0.29mi
15015 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,499	$2.02	24d	1	0.29mi
23 Abbey Ln #208 Delray Beach, FL	2.0	2.0	925	$1,500	$1.62	2d	1	0.29mi
15035 Michelangelo Blvd #103 Delray Beach, FL	2.0	2.0	1079	$2,000	$1.85	24d	1	0.30mi
6813 Moonlit Dr Delray Beach, FL	2.0	2.0	1148	$2,150	$1.87	24d	1	0.31mi
14534 Highland Center Way Delray Beach, FL	2.0	2.0	1319	$3,400	$2.58	7d	1	0.32mi
3 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	24d	1	0.33mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$2,700	$2.20	18d	2	0.33mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	15d	1	0.33mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	7d	1	0.33mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	2d	1	0.34mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	21d	1	0.34mi
15055 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1158	$2,125	$1.83	21d	2	0.34mi
15005 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1234	$2,050	$1.66	1d	22	0.35mi
31 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$1,300	$1.41	24d	1	0.35mi
7515 S Oriole Blvd Delray Beach, FL	2.0	2.0	850	$1,700	$2.00	24d	1	0.36mi
14556 Wiley Range Rd Delray Beach, FL	2.0	2.0	1319	$3,000	$2.27	24d	1	0.36mi
14624 Three Ponds Trl Delray Beach, FL	3.0	2.0	1411	$3,250	$2.30	17d	1	0.37mi
32 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	24d	1	0.38mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	21d	1	0.39mi
7350 Kinghurst Dr Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	15d	1	0.39mi
15085 Michelangelo Blvd #202 Delray Beach, FL	3.0	2.0	1238	$2,700	$2.18	21d	1	0.40mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	7d	2	0.41mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	20d	1	0.42mi

HOA detail condo

• Monthly dues: $1,067 · $12,804/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-17
   days on market $147,777 Active 62 DOM
2. 2026-06-16
   days on market $147,777 Active 61 DOM
3. 2026-06-15
   days on market $147,777 Active 60 DOM
4. 2026-06-13
   days on market $147,777 Active 58 DOM
5. 2026-06-09
   days on market $147,777 Active 54 DOM
6. 2026-06-08
   days on market $147,777 Active 53 DOM
7. 2026-06-07
   days on market $147,777 Active 52 DOM
8. 2026-06-04
   days on market $147,777 Active 49 DOM
9. 2026-06-03
   days on market $147,777 Active 48 DOM
10. 2026-06-02
    days on market $147,777 Active 47 DOM
11. 2026-06-01
    days on market $147,777 Active 46 DOM
12. 2026-05-31
    days on market $147,777 Active 45 DOM
13. 2026-04-27
    price $147,777
14. 2026-04-15
    listed $160,777 Active
15. 2013-06-21
    soldstatus $57,500
16. 1986-12-01
    soldstatus $60,000
17. 1984-12-01
    soldstatus $64,500

ⓘ 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: $1,145 · $95/mo
• Projected year-2 tax: $1,227 · $102/mo
• Expected delta: +$81/yr (+$7/mo · 7.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 23 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: $29,893
• − Mortgage interest: −$8,278
• − Property taxes: −$1,145
• − Insurance: −$739
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − HOA: −$12,804
• − Depreciation: −$4,299
• Taxable loss: −$2,155
• Est. tax savings @ 24.0%: +$517
• After-tax cash flow: $145/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

+129.1% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $147,777 Beaches MLS
• 2026-04-15 Listed $160,777 Beaches MLS
• 2013-06-21 Sold (Public Records) $57,500 Public Records
• 1986-12-01 Sold (Public Records) $60,000 Public Records
• 1984-12-01 Sold (Public Records) $64,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,145 · -9.1% YoY. Source: county tax records.