376 Piedmont H · Delray Beach, FL 33484

$82,900

2 bd · 2.0 ba · 910 sqft · Condo public records · 39 Days on market

Built 1980 $689/mo HOA · 35% 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 +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A lovely unit that has been exceptionally cared for by the owner who has always maintained, and upgraded it. The kitchen has a new ceiling, new cabinets and counters. Kitchen, dining room and hallway have ceramic tile floors and the living room and bedrooms have laminated wood floors. The patio is screened and the laundry closet has washer/dryer and cabinet storage. Enjoy a garden view from the patio.

Key facts

• Fitness facilities
• Community amenities
• Clubhouse access

Tags

• GARDEN SETTING
• GOLF COURSE VIEWS
• COMMUNITY AMENITIES
• CLUBHOUSE ACCESS
• FITNESS FACILITIES
• GATED ENVIRONMENT

Property features AI

Finance

• Other: Community contains a large number of units (community of 7,200 units); Senior community
• Financial info: Pets not allowed
• HOA & community: Community association with many amenities; Monthly HOA fee; HOA includes cable TV, insurance, internet, grounds maintenance, security, trash, common area maintenance, roof repairs, recreation facilities, and pool service; Community amenities include clubhouse, fitness center, golf course, indoor pool, outdoor pool, sauna, spa/hot tub, tennis courts, pickleball courts, shuffleboard, jogging path, management/on-site manager, business center, cafe/restaurant, billiard and game rooms, library, hobby room, community room, recreation facilities, courtesy bus, bike storage, and security

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space
• Security: Gated community with guard; Security guard and security patrol; Security gate; Security lights
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Condominium; 2-story building; West-facing
• Construction: CBS construction; Other roof type; Originally built as resale property
• Exterior features: Many trees; Waterfront (no specific waterfront features listed); Entry-level living area

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closets; Stacked bedroom layout; Blinds and shutters on windows
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $83k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Orchard View Elementary School (math 48% / reading 47%, grade D, #1,182 of 2,144 statewide, top 55%, 596 students, 76% 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 at 50% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 546 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $573 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $70k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• 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 $80,413 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
8. 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.
9. 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: 2.39% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.28% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.25×
• Total profit: $5,918
• Equity at exit: $12,361

10-year hold

• IRR: 18.0%
• Equity multiple: 2.68×
• Total profit: $38,950
• Equity at exit: $7,168

Cash invested: $23,212 (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 33484

• Rents YoY: 4.3%
• Active inventory: 546
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$435
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$35
• HOA: −$689
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $256

Break-even live

Break-even rent $1,654

Max offer price $82,900

Occupancy floor 82%

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
370 Piedmont H Delray Beach, FL	1.0	1.5	760	$1,600	$2.11	24d	1	0.03mi
370 Piedmont Trl Unit 370 Delray Beach, FL	1.0	2.0	760	$1,700	$2.24	24d	1	0.03mi
368 Piedmont H Unit H Delray Beach, FL	2.0	2.0	910	$1,850	$2.03	24d	1	0.04mi
492 Piedmont Ct Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	24d	1	0.04mi
344 Piedmont Trl Delray Beach, FL	2.0	2.0	910	$1,600	$1.76	24d	1	0.06mi
322 Piedmont G Delray Beach, FL	2.0	2.0	910	$1,800	$1.98	7d	1	0.06mi
322 Piedmont G Delray Beach, FL	2.0	2.0	910	$2,000	$2.20	13d	1	0.06mi
514 Piedmont K Delray Beach, FL	1.0	1.5	792	$1,690	$2.13	24d	1	0.07mi
514 Piedmont K Unit k Delray Beach, FL	1.0	1.5	792	$1,690	$2.13	2d	1	0.07mi
499 Piedmont K Delray Beach, FL	2.0	2.0	907	$2,800	$3.09	24d	1	0.07mi
224 Piedmont F #224 Delray Beach, FL	1.0	1.5	760	$1,200	$1.58	24d	1	0.07mi
341 Piedmont H Unit H Delray Beach, FL	2.0	2.0	907	$1,650	$1.82	13d	1	0.07mi
7 Piedmont a Delray Beach, FL	2.0	2.0	910	$2,200	$2.42	2d	1	0.08mi
523 Piedmont E Unit 523 Delray Beach, FL	2.0	2.0	1044	$1,750	$1.68	24d	1	0.10mi
176 Piedmont D Delray Beach, FL	2.0	2.0	910	$1,600	$1.76	24d	1	0.13mi
29 Flanders a Delray Beach, FL	2.0	2.0	760	$1,900	$2.50	24d	1	0.14mi
137 Piedmont Way Unit 137 Delray Beach, FL	2.0	2.0	1040	$2,300	$2.21	10d	1	0.16mi
166 Piedmont Way Delray Beach, FL	2.0	2.0	910	$1,600	$1.76	24d	1	0.16mi
23 Flanders a Delray Beach, FL	1.0	1.5	760	$1,500	$1.97	24d	1	0.19mi
111 Normandy Ln Delray Beach, FL	1.0	1.5	726	$1,450	$2.00	1d	1	0.20mi
52 Saxony Cir Unit 52 Delray Beach, FL	2.0	2.0	1027	$3,200	$3.12	24d	1	0.22mi
719 Flanders O Delray Beach, FL	2.0	2.0	920	$1,800	$1.96	24d	1	0.23mi
127 Flanders C Delray Beach, FL	1.0	1.5	760	$1,550	$2.04	24d	1	0.24mi
729 Normandy P Delray Beach, FL	2.0	2.0	907	$1,600	$1.76	24d	1	0.24mi
825 Normandy R Delray Beach, FL	2.0	2.0	905	$3,350	$3.70	17d	1	0.24mi
708 Normandy O Delray Beach, FL	2.0	2.0	907	$3,000	$3.31	24d	1	0.24mi
122 Normandy C Delray Beach, FL	2.0	2.0	907	$1,450	$1.60	4d	1	0.24mi
137 Normandy Ln Unit 137 Delray Beach, FL	2.0	2.0	906	$1,895	$2.09	24d	1	0.24mi
705 Normandy Ln Unit 705 Delray Beach, FL	2.0	2.0	907	$2,600	$2.87	24d	1	0.24mi
900 Normandy S Delray Beach, FL	2.0	2.0	907	$1,500	$1.65	24d	1	0.24mi
226 Normandy E Delray Beach, FL	1.0	1.5	760	$1,200	$1.58	24d	1	0.24mi
122 Normandy C Delray Beach, FL	2.0	2.0	907	$1,450	$1.60	11d	1	0.24mi
185 Normandy D Delray Beach, FL	1.0	1.5	760	$1,499	$1.97	13d	1	0.24mi
122 Normandy C Delray Beach, FL	2.0	2.0	907	$1,500	$1.65	21d	1	0.24mi
394 Normandy I Delray Beach, FL	2.0	2.0	907	$1,600	$1.76	24d	1	0.24mi
864 Normandy Ln Unit 864 Delray Beach, FL	1.0	1.5	760	$1,750	$2.30	24d	1	0.24mi
70 Normandy B Delray Beach, FL	2.0	2.0	907	$1,695	$1.87	24d	1	0.24mi
816 Normandy Q Delray Beach, FL	1.0	1.5	760	$1,475	$1.94	2d	1	0.24mi
559 Normandy Ln #559 Delray Beach, FL	2.0	2.0	907	$1,650	$1.82	24d	1	0.24mi
586 Normandy Ln #586 Delray Beach, FL	2.0	2.0	907	$1,750	$1.93	24d	1	0.24mi

HOA detail condo

• Monthly dues: $689 · $8,268/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $82,900 Active 39 DOM
2. 2026-06-17
   days on market $82,900 Active 38 DOM
3. 2026-06-16
   days on market $82,900 Active 37 DOM
4. 2026-06-15
   days on market $82,900 Active 36 DOM
5. 2026-06-13
   days on market $82,900 Active 34 DOM
6. 2026-06-09
   days on market $82,900 Active 30 DOM
7. 2026-06-08
   days on market $82,900 Active 29 DOM
8. 2026-06-07
   pricedays on market $82,900 Active 28 DOM
9. 2026-06-04
   days on market $84,800 Active 25 DOM
10. 2026-06-03
    days on market $84,800 Active 24 DOM
11. 2026-06-02
    days on market $84,800 Active 23 DOM
12. 2026-06-01
    days on market $84,800 Active 22 DOM
13. 2026-05-31
    days on market $84,800 Active 21 DOM
14. 2026-05-10
    listed $84,800 Active
15. 2018-04-24
    soldstatus $70,000 Closed 404-char remark

    Show marketing remark (404 chars)

    A lovely unit that has been exceptionally cared for by the owner who has always maintained, and upgraded it. The kitchen has a new ceiling, new cabinets and counters. Kitchen, dining room and hallway have ceramic tile floors and the living room and bedrooms have laminated wood floors. The patio is screened and the laundry closet has washer/dryer and cabinet storage. Enjoy a garden view from the patio.

16. 2018-04-02
    status Pending 404-char remark

    Show marketing remark (404 chars)

    A lovely unit that has been exceptionally cared for by the owner who has always maintained, and upgraded it. The kitchen has a new ceiling, new cabinets and counters. Kitchen, dining room and hallway have ceramic tile floors and the living room and bedrooms have laminated wood floors. The patio is screened and the laundry closet has washer/dryer and cabinet storage. Enjoy a garden view from the patio.

17. 2018-02-22
    price $75,500 404-char remark

    Show marketing remark (404 chars)

    A lovely unit that has been exceptionally cared for by the owner who has always maintained, and upgraded it. The kitchen has a new ceiling, new cabinets and counters. Kitchen, dining room and hallway have ceramic tile floors and the living room and bedrooms have laminated wood floors. The patio is screened and the laundry closet has washer/dryer and cabinet storage. Enjoy a garden view from the patio.

18. 2018-01-23
    price $79,500 404-char remark

    Show marketing remark (404 chars)

    A lovely unit that has been exceptionally cared for by the owner who has always maintained, and upgraded it. The kitchen has a new ceiling, new cabinets and counters. Kitchen, dining room and hallway have ceramic tile floors and the living room and bedrooms have laminated wood floors. The patio is screened and the laundry closet has washer/dryer and cabinet storage. Enjoy a garden view from the patio.

19. 2017-08-24
    listed $81,900 Active 404-char remark

    Show marketing remark (404 chars)

    A lovely unit that has been exceptionally cared for by the owner who has always maintained, and upgraded it. The kitchen has a new ceiling, new cabinets and counters. Kitchen, dining room and hallway have ceramic tile floors and the living room and bedrooms have laminated wood floors. The patio is screened and the laundry closet has washer/dryer and cabinet storage. Enjoy a garden view from the patio.

20. 2015-05-29
    status Pending
21. 2015-05-27
    historical
22. 2015-04-23
    listed $62,000 Active
23. 2015-04-01
    historical
24. 2015-02-03
    status Active
25. 2015-02-01
    historical
26. 2015-01-30
    price $68,000
27. 2014-09-12
    listed $72,000 Active
28. 2014-08-25
    historical
29. 2014-05-01
    listed $74,500 Active

ⓘ 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: $1,784 · $149/mo
• Projected year-2 tax: $1,784 · $149/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,737
• − Mortgage interest: −$4,644
• − Property taxes: −$1,784
• − Insurance: −$414
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − HOA: −$8,268
• − Depreciation: −$2,412
• Taxable income: $2,418
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $2,489/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): 26,208
• Household income: $62,151
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 991.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 10% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Scotch-Irish 7% Romanian 6% Italian 2%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 13% Russian/Polish/Slavic 3% French/Haitian/Cajun 3%

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: ▼ -232.73%
• Current HPI: 254.5016
• Rent YoY: ▲ 4.28%
• 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

+13.8% since first listed

16 events — show timeline

• 2026-05-10 Listed $84,800 Beaches MLS
• 2018-04-24 Sold (MLS) $70,000 Beaches MLS
• 2018-04-02 Pending — Beaches MLS
• 2018-02-22 Price Changed $75,500 Beaches MLS
• 2018-01-23 Price Changed $79,500 Beaches MLS
• 2017-08-24 Listed $81,900 Beaches MLS
• 2015-05-29 Pending — Beaches MLS
• 2015-05-27 Listing Removed — Beaches MLS
• 2015-04-23 Listed $62,000 Beaches MLS
• 2015-04-01 Listing Removed — Beaches MLS
• 2015-02-03 Relisted — Beaches MLS
• 2015-02-01 Listing Removed — Beaches MLS
• 2015-01-30 Price Changed $68,000 Beaches MLS
• 2014-09-12 Listed $72,000 Beaches MLS
• 2014-08-25 Listing Removed — Beaches MLS
• 2014-05-01 Listed $74,500 Beaches MLS

Property tax history

+16.4%/yr

Latest (2025): $1,784 · -5.7% YoY. Source: county tax records.