6846 Moonlit Dr · Delray Beach, FL 33446

$295,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 47 Days on market

Built 1978 2,148 sqft lot Est $377k · 22% under $299/mo HOA · 12% 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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks

Updated Corner 3 bdr 2 bth plus den Villa. White wood kitchen cabinets, New Stainless Steele appliances, W/ D inside villa. Tile throughout. New step in showers in both bathrooms with new vanities, toilets, light fixtures, plumbing & floor & shower tile. Popcorn ceiling removed and painted. Freshly painted throughout. 2 car driveway with carport for covered parking. Located on Private street in community with extra parking for guests. A couple of blocks to shopping center with restaurants, publix, hair salons, kosher deli, house of worship, ect. Close to both major hwys. Approx 1 mile to turnpike. Beach approx 8 miles down Atlantic ave. 55+ community, kids 15 & up, A rated

Key facts

• New toilets
• New light fixtures
• New step in showers

Tags

• WHITE WOOD KITCHEN CABINETS
• NEW STAINLESS STEEL APPLIANCES
• NEW STEP IN SHOWERS
• NEW VANITIES
• NEW TOILETS
• NEW LIGHT FIXTURES

Property features AI

Finance

• Other: Senior community
• Financial info: Pets not allowed in this community
• HOA & community: Has association; Quarterly HOA fee; Association amenities include clubhouse, pool, fitness center, tennis and pickleball courts, shuffleboard court, billiard room, library, lobby, management and manager on site, recreation facilities, putting green, kitchen facilities, internet included

Exterior

• Parking: Attached carport; Covered parking (1 space); Driveway; Total parking for 2 vehicles; One carport space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Villa; One story; Resale condition; Faces south
• Construction: Concrete/Stucco/CBS construction
• Exterior features: Not waterfront; Shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Electric cooktop; Microwave; Refrigerator; Trash compactor; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Skylight(s)
• Laundry & utility: In-unit laundry; Laundry closet with electric dryer hookup; Washer/dryer hookups inside (in kitchen area)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-329 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (16.4% below list).
• Recommended offer: $237k (19.7% below list) — sets the bar for cash-flow.

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); 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) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents flat; 584 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); 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 $4k of equity ($2k loan paydown + $2k 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.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $295k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $236,928 (19.7% 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 47 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.78%
• DSCR: 0.79
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $377,384
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6839 Moonlit Dr	0.07mi	2/2.0 (-1)	1,148 (-11%)	7mo	$336,450	$293	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.69% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.69×
• Total profit: $-25,758
• Equity at exit: $95,929

10-year hold

• IRR: -2.4%
• Equity multiple: 0.73×
• Total profit: $-22,241
• Equity at exit: $123,864

Cash invested: $82,600 (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: 584
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,466 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$308 /mo · $3,699/yr
• Insurance: −$123
• HOA: −$299
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-329

Break-even live

Break-even rent $2,882

Max offer price $236,928

Occupancy floor —

Sensitivity live

Price	-10% $-162	-5% $-245	+0% $-329	+5% $-412	+10% $-496
Rent	-10% $-524	-5% $-426	+0% $-329	+5% $-231	+10% $-134
Rate	-1.0pp $-180	-0.5pp $-254	base $-329	+0.5pp $-405	+1.0pp $-483

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Willowbrook Ln #105 Delray Beach, FL	2.0	2.0	1005	$2,100	$2.09	12d	1	0.12mi
6813 Moonlit Dr Delray Beach, FL	2.0	2.0	1148	$2,150	$1.87	26d	1	0.13mi
14 Willowbrook Ln #101 Delray Beach, FL	2.0	2.0	1005	$1,700	$1.69	7d	1	0.20mi
28 Seville B Delray Beach, FL	2.0	2.0	883	$1,950	$2.21	12d	1	0.20mi
189 Seville Ter Unit 189 Delray Beach, FL	2.0	2.0	880	$1,900	$2.16	26d	1	0.21mi
3 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	26d	1	0.21mi
19 Abbey Ln #206 Delray Beach, FL	2.0	2.0	925	$1,750	$1.89	26d	1	0.25mi
15015 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,499	$2.02	26d	1	0.25mi
15015 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,499	$2.02	5d	1	0.25mi
14896 Bal Moral Ln Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	26d	1	0.25mi
20 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,600	$2.81	26d	1	0.26mi
15005 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1234	$2,731	$2.21	1d	21	0.28mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	9d	2	0.28mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	0d	2	0.28mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	22d	1	0.29mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	26d	1	0.29mi
21 Abbey Ln #107 Delray Beach, FL	2.0	2.0	925	$1,800	$1.95	16d	1	0.29mi
15035 Michelangelo Blvd #103 Delray Beach, FL	2.0	2.0	1079	$2,000	$1.85	26d	1	0.30mi
14747 Cumberland Dr #301 Delray Beach, FL	2.0	2.0	1044	$1,900	$1.82	26d	1	0.30mi
213 Waterford I Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	26d	1	0.30mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	23d	1	0.31mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	4d	1	0.31mi
23 Abbey Ln #208 Delray Beach, FL	2.0	2.0	925	$1,500	$1.62	4d	1	0.32mi
14747 Wildflower Ln Delray Beach, FL	2.0	2.0	1229	$2,475	$2.01	26d	1	0.32mi
31 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$1,300	$1.41	26d	1	0.33mi
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	19d	1	0.33mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	26d	1	0.33mi
32 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	26d	1	0.33mi
15055 Michelangelo Blvd #208 Delray Beach, FL	3.0	2.0	1238	$2,500	$2.02	1d	1	0.34mi
14735 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,350	$2.19	3d	1	0.34mi
15055 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1158	$2,500	$2.16	23d	2	0.34mi
14800 Cumberland Dr Delray Beach, FL	2.0–3.0	2.0	1324	$3,948	$2.98	0d	4	0.34mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	4d	1	0.34mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	26d	1	0.34mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	1d	1	0.34mi
15085 Michelangelo Blvd #202 Delray Beach, FL	3.0	2.0	1238	$2,700	$2.18	23d	1	0.36mi
14832 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,500	$2.33	19d	1	0.41mi
92 Seville Blvd Delray Beach, FL	2.0	2.0	880	$1,895	$2.15	26d	1	0.43mi
148 Waterford D Unit 148 Delray Beach, FL	2.0	2.0	883	$1,900	$2.15	19d	1	0.43mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	13d	1	0.43mi

HOA detail

• Monthly dues: $299 · $3,588/yr

Listing history 16 events

1. 2026-06-21
   days on market $295,000 Active 47 DOM
2. 2026-06-18
   days on market $295,000 Active 44 DOM
3. 2026-06-17
   days on market $295,000 Active 43 DOM
4. 2026-06-16
   days on market $295,000 Active 42 DOM
5. 2026-06-15
   days on market $295,000 Active 41 DOM
6. 2026-06-13
   days on market $295,000 Active 39 DOM
7. 2026-06-09
   days on market $295,000 Active 35 DOM
8. 2026-06-08
   days on market $295,000 Active 34 DOM
9. 2026-06-07
   days on market $295,000 Active 33 DOM
10. 2026-06-04
    days on market $295,000 Active 30 DOM
11. 2026-06-03
    days on market $295,000 Active 29 DOM
12. 2026-06-02
    days on market $295,000 Active 28 DOM
13. 2026-06-01
    days on market $295,000 Active 27 DOM
14. 2026-05-31
    days on market $295,000 Active 26 DOM
15. 2026-05-05
    listed $295,000 Active
16. 2011-03-25
    soldstatus $59,000

ⓘ 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: $3,699 · $308/mo
• Projected year-2 tax: $3,699 · $308/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $29,596
• − Mortgage interest: −$16,525
• − Property taxes: −$3,699
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,368
• − Management: −$2,368
• − HOA: −$3,588
• − Depreciation: −$8,582
• Taxable loss: −$9,007
• Est. tax savings @ 24.0%: +$2,162
• After-tax cash flow: $-1,783/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

+400.0% since first listed

2 events — show timeline

• 2026-05-05 Listed $295,000 Beaches MLS
• 2011-03-25 Sold (Public Records) $59,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,699 · +1.7% YoY. Source: county tax records.