1460 NW 19th Ter Unit 71-a · Delray Beach, FL 33445

$180,000

2 bd · 2.0 ba · 1,104 sqft · Condo public records · 22 Days on market

Built 1980 $599/mo HOA · 25% 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 +15.0/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CORNER VILLA IN A GREAT 55+ VERY ACTIVE GATED COMMUNITY! HUGE ENCLOSED PORCH. S/S DISHWASHER, S/S REFRIGERATOR, LAMINATE THROUGHOUT. A/C NEWER, TANKLESS HWH. SOUTH CLUBHOUSE OFFERS A POOL, HOT TUB, SHUFFLE BOARD, BOCCI, (6) PICKLEBALL COURTS , TENNIS COURTS AND ONSITE MANAGER! THERE IS ALSO A CAR WASH/DRY AREA. NEW ROOF 2022. INTERNET AND CABLE INCLUDED. NORTH CLUBHOUSE IS OPEN WITH FITNESS CENTER, POOL, BBQ AREA AND FUNCTION ROOM. MINUTES TO DOWNTOWN ATLANTIC AVENUE AND BEACHES! NO RENTING FOR 2 YEARS. CABLE AND INTERNET INCLUDED.

Key facts

• Huge enclosed porch
• Beaches
• Tankless hwh

Tags

• CORNER VILLA
• HUGE ENCLOSED PORCH
• TANKLESS HWH
• NEW ROOF
• BEACHES

Property features AI

Finance

• Other: Senior community
• Financial info: Not a land-lease community; Community contains approximately 700 units; Pets not allowed
• HOA & community: Part of an association (Pines of Delray North); Monthly HOA fee; Community amenities include: clubhouse, fitness center, heated pool, spa/hot tub, billiard room, bocce and pickleball courts, tennis courts, car wash area, parking, manager on site, on-site management, library, kitchen facilities, maintained grounds, street lights, gated community, security, and internet included; HOA fee covers cable TV, internet, grounds maintenance, security, sewer, trash, common areas, reserve funds, and roof repairs

Exterior

• Parking: Assigned parking on asphalt (1 space total)
• Security: Gated community with guard; Closed-circuit cameras
• Utilities: Public water; Public and private sewer connections; Underground utilities
• Home design: Condominium; Single-story (one level); Faces southeast; Resale unit
• Construction: Built with concrete block (CBS); Composition roof; Building model: Ponderosa / corner with porch; Unit identified as Building #71
• Exterior features: Asphalt road and driveway surfaces; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator; Tankless water heater
• Bedrooms: One main-level bedroom
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable built-in interior features listed; Unfurnished
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $57 ($682/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.4% 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: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools average 67% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 21d 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 ($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 $1k of loan paydown is wiped out by about $5k 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 22 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $177,300 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.35% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 6.2

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-27,955
• Equity at exit: $26,839

10-year hold

• IRR: -10.2%
• Equity multiple: 0.42×
• Total profit: $-29,305
• Equity at exit: $15,563

Cash invested: $50,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,423 high
• Mortgage (P&I): −$944
• Tax from tax record: −$239 /mo · $2,873/yr
• Insurance: −$75
• HOA: −$599
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $57

Break-even live

Break-even rent $2,351

Max offer price $180,000

Occupancy floor 93%

Sensitivity live

Price	-10% $159	-5% $108	+0% $57	+5% $6	+10% $-45
Rent	-10% $-135	-5% $-39	+0% $57	+5% $153	+10% $248
Rate	-1.0pp $147	-0.5pp $103	base $57	+0.5pp $10	+1.0pp $-37

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	8d	1	0.01mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	22d	1	0.01mi
1641 NW 19th Ter Unit 46A Delray Beach, FL	2.0	2.0	1104	$2,000	$1.81	19d	1	0.03mi
1551 NW 20th Ave #102 Delray Beach, FL	2.0	2.0	1148	$1,995	$1.74	25d	1	0.06mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	21d	1	0.09mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	22d	1	0.09mi
1860 NW 13th St #201 Delray Beach, FL	2.0	2.0	1335	$2,800	$2.10	25d	1	0.10mi
1520 NW 19th Ter #203 Delray Beach, FL	2.0	2.0	1335	$2,200	$1.65	25d	1	0.10mi
1441 NW 19th Ter #201 Delray Beach, FL	2.0	2.0	1148	$2,250	$1.96	25d	1	0.12mi
1440 NW 20th Ave #104 Delray Beach, FL	2.0	2.0	1335	$2,650	$1.99	14d	1	0.14mi
1631 NW 18th Ave #201 Delray Beach, FL	2.0	2.0	1148	$3,300	$2.87	25d	1	0.18mi
340 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1188	$2,350	$1.98	25d	1	0.29mi
169 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1389	$2,800	$2.02	25d	1	0.31mi
169 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1389	$2,800	$2.02	15d	1	0.31mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	25d	1	0.32mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,250	$1.89	14d	1	0.32mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,200	$1.85	3d	1	0.32mi
161 Monterey Bay Dr Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	4d	1	0.32mi
161 Monterey Bay Dr Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	19d	1	0.32mi
400 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1144	$2,400	$2.10	11d	1	0.37mi
182 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1423	$2,500	$1.76	25d	1	0.47mi
182 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1423	$2,500	$1.76	22d	1	0.47mi
2583 NW 13th St Delray Beach, FL	2.0	2.0	1466	$2,600	$1.77	18d	1	0.54mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	8d	1	0.72mi
500 N Congress Ave Delray Beach, FL	2.0–3.0	1.0–2.0	989	$2,295	$2.32	0d	6	0.75mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	25d	1	0.78mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	25d	1	0.79mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	25d	1	0.91mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	18d	1	0.91mi
1502 NW 4th Ave Delray Beach, FL	3.0	2.0	1468	$6,800	$4.63	17d	1	0.95mi
1720 Depot Ave Delray Beach, FL	2.0	2.0	1199	$2,874	$2.40	14d	1	0.96mi
1720 Depot Ave Delray Beach, FL	2.0	2.0	1189	$2,650	$2.23	25d	1	0.96mi
1335 Lee St Delray Beach, FL	3.0	2.0	1000	$3,200	$3.20	25d	1	0.96mi
231 NW 14th Ave Delray Beach, FL	3.0	2.0	1250	$4,950	$3.96	8d	1	1.12mi
227 Coral Trace Ln Unit 227 Delray Beach, FL	2.0	2.0	1376	$3,100	$2.25	25d	1	1.13mi
1914 Palmland Dr Unit C Boynton Beach, FL	2.0	2.0	1026	$2,300	$2.24	15d	1	1.14mi
1916 Palmland Dr Unit D Boynton Beach, FL	3.0	2.0	1080	$3,200	$2.96	25d	1	1.15mi
2480 S Coral Trace Cir Delray Beach, FL	2.0	2.0	1379	$2,900	$2.10	8d	1	1.17mi
351 NW 8th Ave Delray Beach, FL	3.0	2.0	1348	$3,600	$2.67	2d	1	1.18mi
351 NW 8th Ave Delray Beach, FL	3.0	2.0	1348	$3,600	$2.67	11d	1	1.18mi

HOA detail condo

• Monthly dues: $599 · $7,188/yr
• Likely covers: internetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $180,000 Active 22 DOM
2. 2026-06-17
   days on market $180,000 Active 21 DOM
3. 2026-06-16
   days on market $180,000 Active 20 DOM
4. 2026-06-15
   days on market $180,000 Active 19 DOM
5. 2026-06-13
   days on market $180,000 Active 17 DOM
6. 2026-06-09
   days on market $180,000 Active 13 DOM
7. 2026-06-08
   days on market $180,000 Active 12 DOM
8. 2026-06-07
   days on market $180,000 Active 11 DOM
9. 2026-06-04
   days on market $180,000 Active 8 DOM
10. 2026-06-03
    days on market $180,000 Active 7 DOM
11. 2026-06-02
    days on market $180,000 Active 6 DOM
12. 2026-06-01
    days on market $180,000 Active 5 DOM
13. 2026-05-31
    days on market $180,000 Active 4 DOM
14. 2026-05-27
    listed $180,000 Active
15. 2026-05-23
    historical $1,900
16. 2026-05-08
    listed $1,900
17. 2026-05-07
    historical $1,900
18. 2026-05-07
    listed $1,900
19. 2026-04-28
    historical $1,900
20. 2026-04-28
    historical
21. 2026-04-04
    listed $1,900
22. 2026-03-12
    price $195,000
23. 2026-01-26
    listed $199,900 Active
24. 2016-06-15
    historical
25. 2016-05-11
    listed $134,900 Active
26. 2006-01-31
    soldstatus $180,000
27. 2001-09-26
    soldstatus $52,000
28. 1979-12-01
    soldstatus $30,000

ⓘ 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: $2,873 · $239/mo
• Projected year-2 tax: $2,873 · $239/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 10/10 Extreme 7 d/yr ≥105°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: $29,077
• − Mortgage interest: −$10,083
• − Property taxes: −$2,873
• − Insurance: −$900
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − HOA: −$7,188
• − Depreciation: −$5,236
• Taxable loss: −$1,856
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $1,127/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

+500.0% since first listed

15 events — show timeline

• 2026-05-27 Listed $180,000 Beaches MLS
• 2026-05-23 Rental Removed $1,900 GFLMLS
• 2026-05-08 Listed for Rent $1,900 GFLMLS
• 2026-05-07 Rental Removed $1,900 RMLSFL
• 2026-05-07 Listed for Rent $1,900 RMLSFL
• 2026-04-28 Rental Removed $1,900 GFLMLS
• 2026-04-28 Listing Removed — Beaches MLS
• 2026-04-04 Listed for Rent $1,900 GFLMLS
• 2026-03-12 Price Changed $195,000 Beaches MLS
• 2026-01-26 Listed $199,900 Beaches MLS
• 2016-06-15 Listing Removed — Beaches MLS
• 2016-05-11 Listed $134,900 Beaches MLS
• 2006-01-31 Sold (Public Records) $180,000 Public Records
• 2001-09-26 Sold (Public Records) $52,000 Public Records
• 1979-12-01 Sold (Public Records) $30,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,873 · +0.0% YoY. Source: county tax records.