311 NW 11th Ave · Delray Beach, FL 33444

$300,000

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 23 Days on market

Built 1961 6,534 sqft lot

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CALLING FOR HIGHEST AND BEST BY TUESDAY APRIL 21ST AT 5PM. Seller will make decision Tuesday April 21 by end of day. Located in Delray Beach just minutes from vibrant downtown dining, shopping, and entertainment—and with easy access to major highways—this single-family home offers incredible potential in a highly desirable location. With NO HOA, you'll enjoy the freedom to bring your boat, RV, trucks, or toys—no restrictions, no limitations. This is true Florida living with the flexibility to use your property the way you want. The home features a 2014 roof, accordion shutters for added storm protection, a new water heater, and a newer washer and dryer, giving you a solid

Key facts

• Delray beach
• Accordion shutters
• New water heater

Tags

• DELRAY BEACH
• NO HOA
• ACCORDION SHUTTERS
• 2014 ROOF
• NEW WATER HEATER
• NEWER WASHER AND DRYER

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info: Land is not leased

Exterior

• Parking: Attached carport with 1 covered space; Two additional open parking spaces (three total)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Single-family residence; One story; West-facing
• Construction: CBS construction; Shingle roof; One-story building
• Exterior features: Shed on the property; Asphalt road access; Publicly maintained road; Not waterfront

Interior

• Kitchen: Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: One full bathroom
• Heating & cooling: Wall/window cooling units
• Interior features: No special interior features listed
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $296k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Plumosa School of The Arts (math 34% / reading 43%, grade F, #1,575 of 2,144 statewide, top 74%, 779 students, 68% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL).
• Market conditions: Rents rising (+1.6%/yr); 235 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).
• At $3,403/mo this rent would consume 56% of the median local household income ($73k/yr) (locally 1211% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 23 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $295,500 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.63% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,686
• Equity at exit: $44,731

10-year hold

• IRR: 7.7%
• Equity multiple: 1.55×
• Total profit: $46,253
• Equity at exit: $25,939

Cash invested: $84,000 (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 33444

• Rents YoY: 1.6%
• Active inventory: 235
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,403 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$180 /mo · $2,157/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $811

Break-even live

Break-even rent $2,377

Max offer price $300,000

Occupancy floor 71%

Sensitivity live

Price	-10% $980	-5% $895	+0% $811	+5% $726	+10% $641
Rent	-10% $542	-5% $676	+0% $811	+5% $945	+10% $1,079
Rate	-1.0pp $962	-0.5pp $887	base $811	+0.5pp $733	+1.0pp $654

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 NW 13th Ave Delray Beach, FL	2.0	1.0	800	$2,200	$2.75	25d	1	0.22mi
1335 Lee St Delray Beach, FL	3.0	2.0	1000	$3,200	$3.20	25d	1	0.24mi
320 NW 6th Ave Delray Beach, FL	3.0	2.0	1032	$3,400	$3.29	25d	1	0.27mi
239 NW 6th Ave Delray Beach, FL	4.0	2.5	962	$3,700	$3.85	25d	1	0.32mi
27 NW 11th Ave Delray Beach, FL	2.0	1.0	1040	$2,150	$2.07	25d	1	0.38mi
322 NW 4th Ave Delray Beach, FL	2.0	1.0	971	$7,500	$7.72	21d	1	0.40mi
135 NW 5th Ave Apt 3 Delray Beach, FL	2.0	1.0	875	$2,200	$2.51	25d	1	0.43mi
517 NW 1st St Delray Beach, FL	3.0	2.0	888	$4,225	$4.76	4d	1	0.43mi
517 NW 1st St Delray Beach, FL	3.0	2.0	888	$4,125	$4.65	3d	1	0.43mi
602 NW 1st St Delray Beach, FL	3.0	2.0	1032	$3,400	$3.29	25d	1	0.43mi
320 NW 3rd Ave Delray Beach, FL	3.0	2.0	1107	$4,500	$4.07	25d	1	0.47mi
26 SW 10th Ave Delray Beach, FL	2.0	1.0	600	$1,850	$3.08	25d	1	0.50mi
24 SW 4th Ave Delray Beach, FL	3.0	2.0	948	$3,100	$3.27	25d	1	0.64mi
137 SW 9th Ave Delray Beach, FL	2.0	1.0	736	$2,200	$2.99	18d	1	0.67mi
142 SW 8th Ave Unit D Delray Beach, FL	2.0	1.0	912	$2,250	$2.47	25d	1	0.69mi
500 N Congress Ave Delray Beach, FL	2.0–3.0	1.0–2.0	989	$3,033	$3.07	0d	6	0.71mi
320 NE 1st Ave Delray Beach, FL	2.0	1.0	1000	$2,900	$2.90	25d	1	0.72mi
2095 W Atlantic Ave Delray Beach, FL	3.0	1.0–2.0	1012	$3,975	$3.93	0d	10	0.78mi
200 NE 2nd Ave Delray Beach, FL	1.0–2.0	1.0–2.0	1133	$4,200	$3.71	0d	2	0.80mi
200 NE 2nd Ave Delray Beach, FL	1.0–2.0	1.0–2.0	1133	$4,500	$3.97	25d	2	0.80mi
240 SW 15th Ave Unit 242 Delray Beach, FL	2.0	1.0	648	$2,250	$3.47	25d	1	0.86mi
32 SE 2nd Ave Delray Beach, FL	1.0–2.0	1.0–2.0	1141	$4,075	$3.57	0d	9	0.92mi
185 NE 4th Ave Delray Beach, FL	1.0–2.0	1.5–2.0	1406	$8,000	$5.69	15d	2	0.96mi
336 SW 5th Ave Delray Beach, FL	3.0	2.0	1080	$3,300	$3.06	21d	1	0.97mi
111 SE 1st Ave Delray Beach, FL	1.0–3.0	1.0–3.0	1116	$12,000	$10.75	25d	7	0.98mi
111 SE 2nd St #201 Delray Beach, FL	2.0	2.0	1083	$4,200	$3.88	23d	1	1.02mi
111 SE 2nd St Delray Beach, FL	1.0–2.0	2.0	827	$4,200	$5.08	21d	2	1.02mi
1201 NE 2nd Ave Delray Beach, FL	2.0	1.0	700	$2,400	$3.43	8d	1	1.05mi
238 SE 1st Ave Unit 10 Delray Beach, FL	2.0	1.0	700	$2,600	$3.71	25d	1	1.06mi
151 SE 3rd Ave Delray Beach, FL	2.0	1.0–2.0	919	$3,859	$4.20	0d	16	1.08mi
338 NE 7th Ave Unit A Delray Beach, FL	2.0	2.0	837	$4,500	$5.38	18d	1	1.09mi
340 NE 7th Ave Delray Beach, FL	2.0	1.5	1082	$5,300	$4.90	8d	1	1.09mi
226 NE 7th Ave Delray Beach, FL	2.0	1.0	860	$3,500	$4.07	25d	1	1.10mi
342 NE 7th Ave Delray Beach, FL	2.0	1.5	1082	$5,400	$4.99	25d	1	1.10mi
242 NE 12th St #2 Delray Beach, FL	2.0	1.0	1000	$2,100	$2.10	21d	1	1.11mi
1641 NW 19th Ter Unit 46A Delray Beach, FL	2.0	2.0	1104	$2,000	$1.81	20d	1	1.12mi
323 NE 7th Ave Unit B Delray Beach, FL	2.0	1.0	800	$3,950	$4.94	25d	1	1.12mi
233 NE 13th St Unit 2335 Delray Beach, FL	2.0	1.0	840	$2,450	$2.92	20d	1	1.14mi
45 SE 7th Ave Unit 8 Delray Beach, FL	2.0	1.0	925	$2,900	$3.14	25d	1	1.24mi
102 SE 7th Ave Unit Villa 2 Delray Beach, FL	2.0	1.0	735	$4,500	$6.12	25d	1	1.24mi

Listing history 3 events

1. 2026-05-12
   status Pending
2. 2026-04-30
   historical Active Under Contract
3. 2026-04-19
   listed $300,000 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: $2,157 · $180/mo
• Projected year-2 tax: $2,490 · $208/mo
• Expected delta: +$333/yr (+$28/mo · 15.5%)

ⓘ 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) · 22% 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: $40,838
• − Mortgage interest: −$16,805
• − Property taxes: −$2,157
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,267
• − Management: −$3,267
• − Depreciation: −$8,727
• Taxable income: $5,115
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $8,499/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): 22,737
• Household income: $72,925
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 1211.0

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 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 1%
• Common ancestry: Hispanic 17% Romanian 2% Italian 2%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 70% English-only · French/Haitian/Cajun 18% Spanish 11% Other Indo-European 1%

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: ▼ -743.16%
• Current HPI: 415.3247
• Rent YoY: ▲ 1.63%
• 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

3 events — show timeline

• 2026-05-12 Pending — Beaches MLS
• 2026-04-30 Contingent — Beaches MLS
• 2026-04-19 Listed $300,000 Beaches MLS

Property tax history

+8.3%/yr

Latest (2025): $2,157 · +64.0% YoY. Source: county tax records.