327 Tuscany F #327 · Delray Beach, FL 33446

$120,993

1 bd · 1.5 ba · 720 sqft · Condo · 234 Days on market

Built 1973 $614/mo HOA · 37% of rent ↓ 7% since listing

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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).

• 1% rule +8.7/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks

Beautifully updated 1BD/1.5BA corner unit with impact windows & golf course view. Open layout, modern kitchen with brand new fridge, serene balcony, & resort-style Kings Point pure comfort! this is a +55 an older community.

Key facts

• Golf course view
• Modern kitchen
• Serene balcony

Tags

• IMPACT WINDOWS
• GOLF COURSE VIEW
• MODERN KITCHEN
• SERENE BALCONY

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association includes common area maintenance, cable TV, and grounds maintenance; Community clubhouse; Fitness center; Senior community

Exterior

• Parking: One parking space
• Security: Complex fenced; Security guard; Smoke detectors
• Utilities: Has cooling; Has heating
• Home design: Attached property; 2-story building; Entry on 2nd floor
• Construction: Block construction; Resale property
• Exterior features: Balcony; Courtyard; Screened balcony/porch; Security/high impact doors

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: Entry located on 2nd floor
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Impact glass windows; Second floor entry; Elevator
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $121k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (17.1% below list).
• Meets the 1% rule at list price ($2k rent vs $121k).
• Recommended offer: $100k (17.1% 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: 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 flat; 584 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).

Forward outlook

• In year one you build about $2k of equity ($837 loan paydown + $831 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.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $100,349 (17.1% 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 234 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.37% ✓
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.64×
• Total profit: $-12,310
• Equity at exit: $39,345

10-year hold

• IRR: -4.4%
• Equity multiple: 0.52×
• Total profit: $-16,098
• Equity at exit: $50,802

Cash invested: $33,878 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,655 high
• Mortgage (P&I): −$635
• Tax est. 1.5%: −$151 /mo · $1,815/yr
• Insurance: −$50
• HOA: −$614
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-143

Break-even live

Break-even rent $1,836

Max offer price $100,349

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-101	+0% $-143	+5% $-184	+10% $-226
Rent	-10% $-273	-5% $-208	+0% $-143	+5% $-77	+10% $-12
Rate	-1.0pp $-82	-0.5pp $-112	base $-143	+0.5pp $-174	+1.0pp $-206

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: $30,248
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
163 Tuscany C Unit C Delray Beach, FL	1.0	1.5	720	$1,300	$1.81	16d	1	0.10mi
102 Waterford D Unit 102 Delray Beach, FL	1.0	1.5	720	$1,900	$2.64	26d	1	0.10mi
43 Waterford B Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	26d	1	0.20mi
6 Brittany a Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	1d	1	0.21mi
270 Brittany F Unit F Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	9d	1	0.26mi
419 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	26d	1	0.26mi
159 Brittany Ter Unit 159 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	18d	1	0.26mi
242 Seville K Unit 242 Delray Beach, FL	1.0	1.5	720	$1,380	$1.92	26d	1	0.34mi
195 Monaco E Delray Beach, FL	1.0	1.5	728	$1,550	$2.13	26d	1	0.36mi
318 Seville N #318 Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	26d	1	0.36mi
286 Monaco F Delray Beach, FL	1.0	2.0	726	$1,700	$2.34	26d	1	0.37mi
58 Monaco Blvd Unit 58 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	26d	1	0.37mi
175 Valencia H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	9d	1	0.39mi
154 Seville G Delray Beach, FL	1.0	1.0	720	$1,490	$2.07	16d	1	0.40mi
459 Monaco J #459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	3d	1	0.40mi
459 Monaco Blvd Unit 459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	1d	1	0.40mi
711 Monaco O Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	26d	1	0.40mi
322 Seville N Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	26d	1	0.40mi
451 Monaco Blvd Unit J Delray Beach, FL	1.0	1.5	720	$1,599	$2.22	26d	1	0.41mi
11 Brittany a Delray Beach, FL	1.0	1.5	725	$1,500	$2.07	9d	1	0.41mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	14d	1	0.41mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	20d	1	0.41mi
482 Monaco Blvd #482 Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	26d	1	0.41mi
126 Seville E Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	20d	1	0.42mi
675 Brittany O Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	26d	1	0.44mi
15035 Michelangelo Blvd #202 Delray Beach, FL	1.0	1.0	700	$1,895	$2.71	0d	1	0.44mi
686 Brittany O Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	26d	1	0.45mi
718 Brittany Park #718 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	18d	1	0.45mi
715 Saxony O Delray Beach, FL	1.0	1.5	726	$1,200	$1.65	26d	1	0.52mi
679 Saxony Way Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	7d	1	0.52mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	4d	1	0.58mi
662 Saxony N Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	22d	1	0.58mi
123 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	26d	1	0.58mi
23 Saxony a Delray Beach, FL	1.0	1.5	726	$1,300	$1.79	9d	1	0.58mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	26d	1	0.58mi
111 Normandy Ln Delray Beach, FL	1.0	1.5	726	$1,450	$2.00	3d	1	0.58mi
111 Normandy Ln Delray Beach, FL	1.0	1.5	726	$1,450	$2.00	1d	1	0.58mi
370 Saxony H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	7d	1	0.60mi
99 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	26d	1	0.67mi
151 Saxony D Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	13d	1	0.68mi

HOA detail condo

• Monthly dues: $614 · $7,368/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $120,993 Active 234 DOM
2. 2026-06-18
   days on market $120,993 Active 231 DOM
3. 2026-06-17
   days on market $120,993 Active 230 DOM
4. 2026-06-16
   days on market $120,993 Active 229 DOM
5. 2026-06-15
   days on market $120,993 Active 228 DOM
6. 2026-06-13
   days on market $120,993 Active 226 DOM
7. 2026-06-09
   days on market $120,993 Active 222 DOM
8. 2026-06-07
   days on market $120,993 Active 220 DOM
9. 2026-06-04
   days on market $120,993 Active 217 DOM
10. 2026-06-03
    days on market $120,993 Active 216 DOM
11. 2026-06-01
    days on market $120,993 Active 214 DOM
12. 2026-05-31
    days on market $120,993 Active 213 DOM
13. 2025-12-26
    price $120,993
14. 2025-10-30
    listed $129,993 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,861
• − Mortgage interest: −$6,777
• − Property taxes: −$1,815
• − Insurance: −$605
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − HOA: −$7,368
• − Depreciation: −$3,520
• Taxable loss: −$3,402
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $-895/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

-6.9% since first listed

2 events — show timeline

• 2025-12-26 Price Changed $120,993 MARMLS
• 2025-10-30 Listed $129,993 MARMLS