220 High Point Ct E Unit B · Delray Beach, FL 33445

$164,900

1 bd · 1.5 ba · 1,122 sqft · Condo public records · 113 Days on market

Built 1971 $531/mo HOA · 23% 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 +23.5/30.0
• 1% rule +9.2/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 Bed 1 1/2 bath in high point. off of Atlantic ave. close to beaches and downtown Delray Beach. large bedroom with lots of closets. fully furnished in great condition. Walking distance to the pool and clubhouse. 55+ community.

Key facts

• Shuffleboard courts
• Clubhouse
• Brand new kitchen

Tags

• BRAND NEW KITCHEN
• UPDATED BATHROOM
• NEW FLOORING
• SHUFFLEBOARD COURTS
• CLUBHOUSE
• COMMUNITY ROOM

Property features AI

Finance

• HOA & community: Monthly HOA fee; HOA includes cable TV, insurance, grounds maintenance, common area maintenance; Community amenities: clubhouse, shuffleboard court, community room, sidewalks, street lights; Association-managed community; Senior community; Pets allowed with restrictions (breed/size limits possible)

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi/split levels; Entry-level living area; Faces west
• Construction: Concrete/CBS construction; One story (unit); Building area reported from public records
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds on windows
• Laundry & utility: Inside laundry with washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools average 67% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 354 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% of the median local income ($78k/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 $1k of loan paydown is wiped out by about $5k 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 113 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 1.42% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-9,579
• Equity at exit: $24,587

10-year hold

• IRR: 2.3%
• Equity multiple: 1.15×
• Total profit: $7,117
• Equity at exit: $14,258

Cash invested: $46,172 (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 33445

• Rents YoY: 1.8%
• Active inventory: 354
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,334 high
• Mortgage (P&I): −$865
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$69
• HOA: −$531
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $307

Break-even live

Break-even rent $1,945

Max offer price $164,900

Occupancy floor 82%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 High Point Blvd Unit C Delray Beach, FL	1.0	1.5	994	$1,500	$1.51	24d	1	0.20mi
512 High Point Dr Unit C Delray Beach, FL	1.0	2.0	994	$2,100	$2.11	20d	1	0.25mi
212 High Point Ter W Unit C Delray Beach, FL	1.0	1.5	1122	$2,000	$1.78	22d	1	0.28mi
2480 S Coral Trace Cir Delray Beach, FL	2.0	2.0	1379	$2,900	$2.10	8d	1	0.36mi
707 High Point Blvd N Unit C Delray Beach, FL	1.0	1.5	994	$1,600	$1.61	24d	1	0.36mi
305 SW 28th Ave Delray Beach, FL	2.0	2.0	1369	$4,300	$3.14	14d	1	0.39mi
775 North Dr Unit A Delray Beach, FL	2.0	2.0	1175	$2,000	$1.70	11d	1	0.40mi
227 Coral Trace Ln Unit 227 Delray Beach, FL	2.0	2.0	1376	$3,100	$2.25	24d	1	0.40mi
354 SW 28th Ave Delray Beach, FL	2.0	2.0	1369	$5,450	$3.98	24d	1	0.42mi
125 Via D Este Delray Beach, FL	1.0–3.0	1.0–2.0	1156	$2,450	$2.12	2d	13	0.55mi
250 Congress Park Dr Delray Beach, FL	1.0–2.0	1.0–2.0	972	$2,180	$2.24	3d	6	0.56mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	24d	1	0.60mi
1155 South Drive Cir Unit A Delray Beach, FL	2.0	2.0	1080	$2,195	$2.03	24d	1	0.60mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	12d	1	0.60mi
1142 Circle Ter W Unit C Delray Beach, FL	1.0	1.5	1080	$1,700	$1.57	3d	1	0.65mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	5d	1	0.79mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	24d	1	0.79mi
500 N Congress Ave Delray Beach, FL	2.0–3.0	1.0–2.0	989	$2,295	$2.32	2d	6	0.80mi
1720 Depot Ave Delray Beach, FL	2.0	2.0	1189	$2,650	$2.23	24d	1	0.83mi
1720 Depot Ave Delray Beach, FL	2.0	2.0	1199	$2,874	$2.40	14d	1	0.83mi
2828 Casita Way Delray Beach, FL	2.0	2.0	1023	$2,248	$2.20	24d	2	0.86mi
2828 Casita Way #214 Delray Beach, FL	2.0	2.0	1023	$2,300	$2.25	15d	1	0.86mi
625 SW 20th Ct #80 Delray Beach, FL	2.0	1.0	777	$2,300	$2.96	24d	1	0.86mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	24d	1	0.86mi
2828 Casita Way #1020 Delray Beach, FL	2.0	2.0	1023	$2,000	$1.96	21d	1	0.87mi
829 Camino Rd Delray Beach, FL	2.0	2.0	1023	$2,262	$2.21	24d	2	0.88mi
829 Camino Rd Unit 206C Delray Beach, FL	2.0	2.0	1023	$2,400	$2.35	24d	1	0.88mi
2600 Fiore Way #2140 Delray Beach, FL	2.0	2.0	1023	$2,175	$2.13	4d	1	0.90mi
2700 Fiore Way #2020 Delray Beach, FL	2.0	2.0	1023	$2,500	$2.44	5d	1	0.93mi
210 NW 13th Ave Delray Beach, FL	2.0	1.0	800	$2,200	$2.75	24d	1	0.95mi
2900 Fiore Way #2110 Delray Beach, FL	2.0	2.0	1023	$2,385	$2.33	4d	1	0.95mi
2500 Fiore Way #109 Delray Beach, FL	1.0	1.5	825	$2,150	$2.61	12d	1	0.96mi
2500 Fiore Way #1110 Delray Beach, FL	2.0	2.0	1023	$1,850	$1.81	24d	1	0.97mi
2500 Fiore Way Delray Beach, FL	1.0–2.0	1.5–2.0	874	$1,900	$2.17	18d	2	0.97mi
4515 NW 3rd Ct Unit C Delray Beach, FL	1.0	2.0	1080	$1,900	$1.76	24d	1	0.98mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	24d	1	0.99mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	18d	1	0.99mi
105 SW 12th Ave Unit 107B Delray Beach, FL	—	2.0	1320	$1,900	$1.44	24d	1	0.99mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	24d	1	1.00mi
2403 Lowson Blvd Unit D Delray Beach, FL	2.0	2.0	1020	$2,200	$2.16	24d	1	1.01mi

HOA detail condo

• Monthly dues: $531 · $6,372/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $164,900 Active 113 DOM
2. 2026-06-17
   days on market $164,900 Active 112 DOM
3. 2026-06-16
   days on market $164,900 Active 111 DOM
4. 2026-06-15
   days on market $164,900 Active 110 DOM
5. 2026-06-13
   days on market $164,900 Active 108 DOM
6. 2026-06-09
   days on market $164,900 Active 104 DOM
7. 2026-06-07
   days on market $164,900 Active 102 DOM
8. 2026-06-04
   days on market $164,900 Active 99 DOM
9. 2026-06-03
   days on market $164,900 Active 98 DOM
10. 2026-06-02
    days on market $164,900 Active 97 DOM
11. 2026-06-01
    days on market $164,900 Active 96 DOM
12. 2026-05-31
    days on market $164,900 Active 95 DOM
13. 2026-02-25
    listed $164,900 Active
14. 2023-02-15
    soldstatus $153,000
15. 2023-02-10
    soldstatus $153,000 Closed 228-char remark

    Show marketing remark (228 chars)

    1 Bed 1 1/2 bath in high point. off of Atlantic ave. close to beaches and downtown Delray Beach. large bedroom with lots of closets. fully furnished in great condition. Walking distance to the pool and clubhouse. 55+ community.

16. 2023-01-11
    status Pending 228-char remark

    Show marketing remark (228 chars)

    1 Bed 1 1/2 bath in high point. off of Atlantic ave. close to beaches and downtown Delray Beach. large bedroom with lots of closets. fully furnished in great condition. Walking distance to the pool and clubhouse. 55+ community.

17. 2023-01-05
    historical 228-char remark

    Show marketing remark (228 chars)

    1 Bed 1 1/2 bath in high point. off of Atlantic ave. close to beaches and downtown Delray Beach. large bedroom with lots of closets. fully furnished in great condition. Walking distance to the pool and clubhouse. 55+ community.

18. 2022-12-07
    price $155,900 228-char remark

    Show marketing remark (228 chars)

    1 Bed 1 1/2 bath in high point. off of Atlantic ave. close to beaches and downtown Delray Beach. large bedroom with lots of closets. fully furnished in great condition. Walking distance to the pool and clubhouse. 55+ community.

19. 2022-10-20
    price $157,900 228-char remark

    Show marketing remark (228 chars)

    1 Bed 1 1/2 bath in high point. off of Atlantic ave. close to beaches and downtown Delray Beach. large bedroom with lots of closets. fully furnished in great condition. Walking distance to the pool and clubhouse. 55+ community.

20. 2022-09-29
    listed $159,900 Active 228-char remark

    Show marketing remark (228 chars)

    1 Bed 1 1/2 bath in high point. off of Atlantic ave. close to beaches and downtown Delray Beach. large bedroom with lots of closets. fully furnished in great condition. Walking distance to the pool and clubhouse. 55+ community.

21. 2002-10-17
    soldstatus $40,000
22. 2000-02-07
    soldstatus $15,000
23. 2000-02-02
    soldstatus $15,000 92-char remark

    Show marketing remark (92 chars)

    RETIRE IN THIS NICE ONE BEDROOM ONE BATH CONDO NEAR LAKE AND POOL IN LOVELY ACTIVE COMMUNITY

24. 2000-01-17
    historical 92-char remark

    Show marketing remark (92 chars)

    RETIRE IN THIS NICE ONE BEDROOM ONE BATH CONDO NEAR LAKE AND POOL IN LOVELY ACTIVE COMMUNITY

25. 1999-09-22
    listed $25,900 92-char remark

    Show marketing remark (92 chars)

    RETIRE IN THIS NICE ONE BEDROOM ONE BATH CONDO NEAR LAKE AND POOL IN LOVELY ACTIVE COMMUNITY

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$503/yr (+$42/mo · 58.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 7 d/yr ≥106°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: $28,010
• − Mortgage interest: −$9,237
• − Property taxes: −$866
• − Insurance: −$824
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − HOA: −$6,372
• − Depreciation: −$4,797
• Taxable income: $1,432
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $3,345/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): 33,122
• Household income: $78,163
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1649.0

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 0.62)
• Race & ethnicity: White 55% Black 24% Hispanic / Latino 11% Two or more races 11% Asian 4%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 14% Romanian 3% Scotch-Irish 3%
• Foreign-born: 27% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · French/Haitian/Cajun 18% Spanish 9% Other Indo-European 4%

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: ▼ -258.16%
• Current HPI: 349.5505
• Rent YoY: ▲ 1.83%
• 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

+536.7% since first listed

13 events — show timeline

• 2026-02-25 Listed $164,900 Beaches MLS
• 2023-02-15 Sold (Public Records) $153,000 Public Records
• 2023-02-10 Sold (MLS) $153,000 Beaches MLS
• 2023-01-11 Pending — Beaches MLS
• 2023-01-05 Listing Removed — Beaches MLS
• 2022-12-07 Price Changed $155,900 Beaches MLS
• 2022-10-20 Price Changed $157,900 Beaches MLS
• 2022-09-29 Listed $159,900 Beaches MLS
• 2002-10-17 Sold (Public Records) $40,000 Public Records
• 2000-02-07 Sold (Public Records) $15,000 Public Records
• 2000-02-02 Sold (MLS) $15,000 Beaches MLS
• 2000-01-17 Listing Removed — Beaches MLS
• 1999-09-22 Listed $25,900 Beaches MLS

Property tax history

+12.0%/yr

Latest (2025): $866 · +11.2% YoY. Source: county tax records.