563 Piedmont L · Delray Beach, FL 33484

$109,999

1 bd · 1.5 ba · 795 sqft · Condo public records · 54 Days on market

Built 1980 $639/mo HOA · 34% 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 +21.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

Enjoy comfort and convenience in this move-in ready home, located in desirable Kings Point active adult community. You'll love the eat-in kitchen featuring plenty of room for storage and prep. Open-concept floorplan provides a range of design options. Owner's suite features a large en suite bath with custom tilework and walk-in shower. Your favorite space might be the Florida room, offering a sunny spot with plenty of room for additional seating or dining space. You'll love the amenities of Kings Point including two 18-hole golf courses designed by Robert Trent Jones, Sr.; swim and tennis, and exercise studio. Enjoy the state-of-the-art theatre and dining in East End Cafe and The Bistro. There's always something to do in this vibrant 55+ community with manned gate and a courtesy shuttle.

Key facts

• $639 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Part of Kings Point association; Monthly HOA fee; Association amenities include clubhouse, elevators, fitness center, golf course, game room, pool, sauna, spa/hot tub, tennis courts, workshop area, community room, courtesy bus, library, security; HOA covers cable TV, insurance, grounds maintenance, and common areas; Senior community; Community contains a large number of units

Exterior

• Parking: Assigned parking and guest parking (1 parking space total); No carport
• Security: Gated community with guard; Community security included
• Utilities: Public water; Public sewer; Water connected; Sewer available; Cable available
• Home design: Condominium; Multi/split levels; Two-story building; Accessible elevator installed and accessible hallways; Faces south; Resale property
• Construction: CBS construction; Mansard roof; Brick/mortar and concrete perimeter foundation; Built as part of a larger community (building area source: builder)
• Exterior features: Private maintained asphalt road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central air conditioning with ceiling fan(s)
• Interior features: Walk-in closet(s); Storm windows and single-hung/metal and sliding window styles; Furnished status negotiable
• Laundry & utility: In-unit laundry with washer hookup (inside)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 543 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 36% of the median local income ($62k/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 $760 of loan paydown is wiped out by about $3k 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 54 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $106,699 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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: 1.72% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 4.9

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: -3.8%
• Equity multiple: 0.85×
• Total profit: $-4,489
• Equity at exit: $16,401

10-year hold

• IRR: 8.3%
• Equity multiple: 1.70×
• Total profit: $21,503
• Equity at exit: $9,511

Cash invested: $30,800 (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 33484

• Rents YoY: 4.3%
• Active inventory: 543
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$577
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$46
• HOA: −$639
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $165

Break-even live

Break-even rent $1,678

Max offer price $109,999

Occupancy floor 86%

Sensitivity live

Price	-10% $227	-5% $196	+0% $165	+5% $134	+10% $103
Rent	-10% $16	-5% $90	+0% $165	+5% $239	+10% $314
Rate	-1.0pp $220	-0.5pp $193	base $165	+0.5pp $136	+1.0pp $107

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
499 Piedmont K Delray Beach, FL	2.0	2.0	907	$2,800	$3.09	26d	1	0.01mi
224 Piedmont F #224 Delray Beach, FL	1.0	1.5	760	$1,200	$1.58	26d	1	0.01mi
341 Piedmont H Unit H Delray Beach, FL	2.0	2.0	907	$1,650	$1.82	15d	1	0.01mi
322 Piedmont G Delray Beach, FL	2.0	2.0	910	$2,000	$2.20	15d	1	0.01mi
322 Piedmont G Delray Beach, FL	2.0	2.0	910	$1,800	$1.98	9d	1	0.01mi
344 Piedmont Trl Delray Beach, FL	2.0	2.0	910	$1,600	$1.76	26d	1	0.04mi
523 Piedmont E Unit 523 Delray Beach, FL	2.0	2.0	1044	$1,750	$1.68	26d	1	0.05mi
370 Piedmont Trl Unit 370 Delray Beach, FL	1.0	2.0	760	$1,700	$2.24	26d	1	0.05mi
370 Piedmont H Delray Beach, FL	1.0	1.5	760	$1,600	$2.11	26d	1	0.06mi
368 Piedmont H Unit H Delray Beach, FL	2.0	2.0	910	$1,850	$2.03	26d	1	0.06mi
176 Piedmont D Delray Beach, FL	2.0	2.0	910	$1,600	$1.76	26d	1	0.07mi
18 Piedmont a Delray Beach, FL	2.0	2.0	910	$1,950	$2.14	1d	1	0.08mi
514 Piedmont K Unit k Delray Beach, FL	1.0	1.5	792	$1,690	$2.13	5d	1	0.09mi
514 Piedmont K Unit k Delray Beach, FL	1.0	1.5	792	$1,650	$2.08	1d	1	0.09mi
492 Piedmont Ct Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	26d	1	0.09mi
450 Piedmont J Delray Beach, FL	2.0	2.0	910	$2,000	$2.20	1d	1	0.10mi
137 Piedmont Way Unit 137 Delray Beach, FL	2.0	2.0	1040	$2,300	$2.21	12d	1	0.10mi
166 Piedmont Way Delray Beach, FL	2.0	2.0	910	$1,600	$1.76	26d	1	0.10mi
7 Piedmont a Delray Beach, FL	2.0	2.0	910	$2,200	$2.42	4d	1	0.11mi
29 Flanders a Delray Beach, FL	2.0	2.0	760	$1,900	$2.50	26d	1	0.19mi
719 Flanders O Delray Beach, FL	2.0	2.0	920	$1,800	$1.96	26d	1	0.21mi
457 Flanders Dr Unit 457 Delray Beach, FL	1.0	1.5	760	$2,800	$3.68	26d	1	0.21mi
173 Flanders Dr Unit 173 Delray Beach, FL	2.0	2.0	920	$2,400	$2.61	26d	1	0.21mi
278 Flanders Dr Unit 278 Delray Beach, FL	1.0	1.5	828	$1,290	$1.56	26d	1	0.21mi
697 Flanders O Delray Beach, FL	1.0	1.5	760	$1,400	$1.84	4d	1	0.21mi
177 Flanders Dr Unit 177 Delray Beach, FL	2.0	2.0	920	$1,600	$1.74	26d	1	0.22mi
825 Normandy R Delray Beach, FL	2.0	2.0	905	$3,350	$3.70	19d	1	0.22mi
729 Normandy P Delray Beach, FL	2.0	2.0	907	$1,600	$1.76	26d	1	0.22mi
708 Normandy O Delray Beach, FL	2.0	2.0	907	$3,000	$3.31	26d	1	0.22mi
705 Normandy Ln Unit 705 Delray Beach, FL	2.0	2.0	907	$2,600	$2.87	26d	1	0.22mi
900 Normandy S Delray Beach, FL	2.0	2.0	907	$1,500	$1.65	26d	1	0.22mi
122 Normandy C Delray Beach, FL	2.0	2.0	907	$1,450	$1.60	6d	1	0.22mi
122 Normandy C Delray Beach, FL	2.0	2.0	907	$1,500	$1.65	24d	1	0.22mi
122 Normandy C Delray Beach, FL	2.0	2.0	907	$1,450	$1.60	14d	1	0.22mi
137 Normandy Ln Unit 137 Delray Beach, FL	2.0	2.0	906	$1,895	$2.09	26d	1	0.22mi
70 Normandy B Delray Beach, FL	2.0	2.0	907	$1,695	$1.87	26d	1	0.22mi
394 Normandy I Delray Beach, FL	2.0	2.0	907	$1,600	$1.76	26d	1	0.22mi
226 Normandy E Delray Beach, FL	1.0	1.5	760	$1,200	$1.58	26d	1	0.22mi
185 Normandy D Delray Beach, FL	1.0	1.5	760	$1,499	$1.97	15d	1	0.22mi
864 Normandy Ln Unit 864 Delray Beach, FL	1.0	1.5	760	$1,750	$2.30	26d	1	0.22mi

HOA detail condo

• Monthly dues: $639 · $7,668/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   pricedays on market $109,999 Active 54 DOM
2. 2026-06-18
   days on market $115,000 Active 51 DOM
3. 2026-06-17
   days on market $115,000 Active 50 DOM
4. 2026-06-16
   days on market $115,000 Active 49 DOM
5. 2026-06-15
   days on market $115,000 Active 48 DOM
6. 2026-06-13
   days on market $115,000 Active 46 DOM
7. 2026-06-09
   days on market $115,000 Active 42 DOM
8. 2026-06-08
   days on market $115,000 Active 41 DOM
9. 2026-06-07
   days on market $115,000 Active 40 DOM
10. 2026-06-04
    days on market $115,000 Active 37 DOM
11. 2026-06-03
    days on market $115,000 Active 36 DOM
12. 2026-06-02
    days on market $115,000 Active 35 DOM
13. 2026-06-01
    days on market $115,000 Active 34 DOM
14. 2026-05-31
    days on market $115,000 Active 33 DOM
15. 2026-05-27
    status Active
16. 2026-05-23
    historical
17. 2026-04-23
    listed $115,000 Active
18. 2020-10-20
    soldstatus $75,000
19. 2020-10-14
    soldstatus $75,000 Closed 798-char remark

    Show marketing remark (798 chars)

    Enjoy comfort and convenience in this move-in ready home, located in desirable Kings Point active adult community. You'll love the eat-in kitchen featuring plenty of room for storage and prep. Open-concept floorplan provides a range of design options. Owner's suite features a large en suite bath with custom tilework and walk-in shower. Your favorite space might be the Florida room, offering a sunny spot with plenty of room for additional seating or dining space. You'll love the amenities of Kings Point including two 18-hole golf courses designed by Robert Trent Jones, Sr.; swim and tennis, and exercise studio. Enjoy the state-of-the-art theatre and dining in East End Cafe and The Bistro. There's always something to do in this vibrant 55+ community with manned gate and a courtesy shuttle.

20. 2020-09-18
    historical Contingent 798-char remark

    Show marketing remark (798 chars)

    Enjoy comfort and convenience in this move-in ready home, located in desirable Kings Point active adult community. You'll love the eat-in kitchen featuring plenty of room for storage and prep. Open-concept floorplan provides a range of design options. Owner's suite features a large en suite bath with custom tilework and walk-in shower. Your favorite space might be the Florida room, offering a sunny spot with plenty of room for additional seating or dining space. You'll love the amenities of Kings Point including two 18-hole golf courses designed by Robert Trent Jones, Sr.; swim and tennis, and exercise studio. Enjoy the state-of-the-art theatre and dining in East End Cafe and The Bistro. There's always something to do in this vibrant 55+ community with manned gate and a courtesy shuttle.

21. 2020-08-20
    listed $76,500 Active 798-char remark

    Show marketing remark (798 chars)

    Enjoy comfort and convenience in this move-in ready home, located in desirable Kings Point active adult community. You'll love the eat-in kitchen featuring plenty of room for storage and prep. Open-concept floorplan provides a range of design options. Owner's suite features a large en suite bath with custom tilework and walk-in shower. Your favorite space might be the Florida room, offering a sunny spot with plenty of room for additional seating or dining space. You'll love the amenities of Kings Point including two 18-hole golf courses designed by Robert Trent Jones, Sr.; swim and tennis, and exercise studio. Enjoy the state-of-the-art theatre and dining in East End Cafe and The Bistro. There's always something to do in this vibrant 55+ community with manned gate and a courtesy shuttle.

22. 2017-02-13
    soldstatus $55,000
23. 2004-02-19
    soldstatus $73,000
24. 2003-10-23
    soldstatus $47,000
25. 1985-04-01
    soldstatus $20,000

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$142/yr (+$12/mo · 18.5%)

ⓘ 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: $22,644
• − Mortgage interest: −$6,162
• − Property taxes: −$771
• − Insurance: −$550
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − HOA: −$7,668
• − Depreciation: −$3,200
• Taxable income: $671
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $1,817/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

+475.0% since first listed

11 events — show timeline

• 2026-05-27 Relisted — Beaches MLS
• 2026-05-23 Listing Removed — Beaches MLS
• 2026-04-23 Listed $115,000 Beaches MLS
• 2020-10-20 Sold (Public Records) $75,000 Public Records
• 2020-10-14 Sold (MLS) $75,000 Beaches MLS
• 2020-09-18 Contingent — Beaches MLS
• 2020-08-20 Listed $76,500 Beaches MLS
• 2017-02-13 Sold (Public Records) $55,000 Public Records
• 2004-02-19 Sold (Public Records) $73,000 Public Records
• 2003-10-23 Sold (Public Records) $47,000 Public Records
• 1985-04-01 Sold (Public Records) $20,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $771 · +2.7% YoY. Source: county tax records.