294 Brittany G #294 · Delray Beach, FL 33446

$76,900

1 bd · 1.5 ba · 720 sqft · Condo · 87 Days on market

Built 1974 $640/mo HOA · 39% of rent

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Why this score? — see what drove the B- 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 +22.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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

Listing remarks MLS

Nicely furnished, first floor condo. Carpets were just cleaned on 12/19/12. Basic cable & building insurance along with lots of amenities included with the monthly fee. www.KingsPointDelray.com

Key facts

• $640 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Updated/remodeled condition
• Financial info: Pets allowed with restrictions or conditional; some properties do not allow pets
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, cable TV, insurance, grounds maintenance, structure maintenance, reserve fund, roof, security, and trash; Community amenities include clubhouse, fitness center, hobby room, pool, transportation service, and elevator(s); Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Complex is fenced
• Utilities: Association pool (heated)
• Home design: 2-story property; Resale property; Entry level 1; Has attached property
• Construction: Block construction
• Exterior features: Glass-enclosed patio/porch; Patio; Porch; Complex fenced; Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Primary bedroom on main level
• Flooring: Ceramic tile; Hardwood; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Unfurnished; First-floor entry; Bedroom on the main level; Main level primary bedroom; Living/dining room; Tub/shower combination
• Laundry & utility: Washer; Dryer; Electric water heater; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $77k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $72k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Market conditions: Rents flat; 583 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1k of equity ($532 loan paydown + $528 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.
• At projected returns (0.7% appreciation + 0.5% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $17k; list at $77k implies a 358% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,286 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 2.15% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 3.9

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: 5.0%
• Equity multiple: 1.24×
• Total profit: $5,173
• Equity at exit: $25,007

10-year hold

• IRR: 6.4%
• Equity multiple: 1.67×
• Total profit: $14,433
• Equity at exit: $32,289

Cash invested: $21,532 (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: 583
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$403
• Tax est. 1.5%: −$96 /mo · $1,154/yr
• Insurance: −$32
• HOA: −$640
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $134

Break-even live

Break-even rent $1,483

Max offer price $76,900

Occupancy floor 87%

Sensitivity live

Price	-10% $187	-5% $160	+0% $134	+5% $107	+10% $81
Rent	-10% $3	-5% $69	+0% $134	+5% $199	+10% $264
Rate	-1.0pp $173	-0.5pp $153	base $134	+0.5pp $114	+1.0pp $94

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: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Brittany a Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	0d	1	0.03mi
419 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.06mi
270 Brittany F Unit F Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	9d	1	0.06mi
159 Brittany Ter Unit 159 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	18d	1	0.06mi
286 Monaco F Delray Beach, FL	1.0	2.0	726	$1,700	$2.34	25d	1	0.18mi
58 Monaco Blvd Unit 58 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	25d	1	0.18mi
11 Brittany a Delray Beach, FL	1.0	1.5	725	$1,500	$2.07	9d	1	0.20mi
195 Monaco E Delray Beach, FL	1.0	1.5	728	$1,550	$2.13	25d	1	0.21mi
459 Monaco J #459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	2d	1	0.21mi
675 Brittany O Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	25d	1	0.23mi
686 Brittany O Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	25d	1	0.24mi
711 Monaco O Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	25d	1	0.24mi
459 Monaco Blvd Unit 459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	0d	1	0.24mi
451 Monaco Blvd Unit J Delray Beach, FL	1.0	1.5	720	$1,599	$2.22	25d	1	0.24mi
718 Brittany Park #718 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	18d	1	0.25mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	20d	1	0.25mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	14d	1	0.25mi
482 Monaco Blvd #482 Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	25d	1	0.25mi
102 Waterford D Unit 102 Delray Beach, FL	1.0	1.5	720	$1,900	$2.64	25d	1	0.26mi
163 Tuscany C Unit C Delray Beach, FL	1.0	1.5	720	$1,300	$1.81	16d	1	0.29mi
715 Saxony O Delray Beach, FL	1.0	1.5	726	$1,200	$1.65	25d	1	0.31mi
679 Saxony Way Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	6d	1	0.34mi
175 Valencia H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	9d	1	0.34mi
43 Waterford B Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	25d	1	0.36mi
318 Seville N #318 Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	25d	1	0.36mi
123 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	25d	1	0.40mi
662 Saxony N Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	22d	1	0.40mi
23 Saxony a Delray Beach, FL	1.0	1.5	726	$1,300	$1.79	9d	1	0.40mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	3d	1	0.40mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	25d	1	0.40mi
242 Seville K Unit 242 Delray Beach, FL	1.0	1.5	720	$1,380	$1.92	25d	1	0.40mi
322 Seville N Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	25d	1	0.41mi
370 Saxony H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	6d	1	0.42mi
154 Seville G Delray Beach, FL	1.0	1.0	720	$1,490	$2.07	16d	1	0.48mi
126 Seville E Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	20d	1	0.52mi
211 Saxony Ln #211 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	9d	1	0.52mi
99 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	25d	1	0.53mi
151 Saxony D Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	13d	1	0.54mi
111 Normandy Ln Delray Beach, FL	1.0	1.5	726	$1,450	$2.00	0d	1	0.56mi
111 Normandy Ln Delray Beach, FL	1.0	1.5	726	$1,450	$2.00	3d	1	0.56mi

HOA detail condo

• Monthly dues: $640 · $7,680/yr
• Likely covers: cableinsurance
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $76,900 Active 87 DOM
2. 2026-06-18
   days on market $76,900 Active 84 DOM
3. 2026-06-17
   days on market $76,900 Active 83 DOM
4. 2026-06-16
   days on market $76,900 Active 82 DOM
5. 2026-06-15
   price $76,900 Active 81 DOM
6. 2026-06-15
   days on market $80,000 Active 81 DOM
7. 2026-06-13
   days on market $80,000 Active 79 DOM
8. 2026-06-09
   days on market $80,000 Active 75 DOM
9. 2026-06-08
   days on market $80,000 Active 74 DOM
10. 2026-06-07
    days on market $80,000 Active 73 DOM
11. 2026-06-04
    days on market $80,000 Active 70 DOM
12. 2026-06-03
    days on market $80,000 Active 69 DOM
13. 2026-06-02
    days on market $80,000 Active 68 DOM
14. 2026-06-01
    days on market $80,000 Active 67 DOM
15. 2026-05-31
    days on market $80,000 Active 66 DOM
16. 2026-03-26
    listed $80,000 Active
17. 2013-02-01
    soldstatus $16,800 197-char remark

    Show marketing remark (197 chars)

    Nicely furnished, first floor condo. Carpets were just cleaned on 12/19/12. Basic cable & building insurance along with lots of amenities included with the monthly fee. www.KingsPointDelray.com

18. 2013-01-02
    historical 197-char remark

    Show marketing remark (197 chars)

    Nicely furnished, first floor condo. Carpets were just cleaned on 12/19/12. Basic cable & building insurance along with lots of amenities included with the monthly fee. www.KingsPointDelray.com

19. 2012-12-19
    listed $16,800 197-char remark

    Show marketing remark (197 chars)

    Nicely furnished, first floor condo. Carpets were just cleaned on 12/19/12. Basic cable & building insurance along with lots of amenities included with the monthly fee. www.KingsPointDelray.com

20. 2010-12-23
    soldstatus $13,000 135-char remark

    Show marketing remark (135 chars)

    NICE CLEAN UNIT, NEWER APPLIANCES ENCLOSED GLASS PATIO, SHUTTERS, DISHWASHER, ENJOY VERY ACTIVE LIFESTYLE, BUS SERVICE, GATED COMMUNITY

21. 2010-11-10
    historical 135-char remark

    Show marketing remark (135 chars)

    NICE CLEAN UNIT, NEWER APPLIANCES ENCLOSED GLASS PATIO, SHUTTERS, DISHWASHER, ENJOY VERY ACTIVE LIFESTYLE, BUS SERVICE, GATED COMMUNITY

22. 2010-05-15
    listed $14,950 135-char remark

    Show marketing remark (135 chars)

    NICE CLEAN UNIT, NEWER APPLIANCES ENCLOSED GLASS PATIO, SHUTTERS, DISHWASHER, ENJOY VERY ACTIVE LIFESTYLE, BUS SERVICE, GATED COMMUNITY

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,828
• − Mortgage interest: −$4,308
• − Property taxes: −$1,154
• − Insurance: −$384
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − HOA: −$7,680
• − Depreciation: −$2,237
• Taxable income: $892
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $1,392/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

+435.1% since first listed

7 events — show timeline

• 2026-03-26 Listed $80,000 MARMLS
• 2013-02-01 Sold (MLS) $16,800 Beaches MLS
• 2013-01-02 Listing Removed — Beaches MLS
• 2012-12-19 Listed $16,800 Beaches MLS
• 2010-12-23 Sold (MLS) $13,000 Beaches MLS
• 2010-11-10 Listing Removed — Beaches MLS
• 2010-05-15 Listed $14,950 Beaches MLS