716 Saxony Pl Unit O · Delray Beach, FL 33446

$75,000

2 bd · 2.0 ba · 988 sqft · Condo public records · 13 Days on market

Built 1974 $740/mo HOA · 41% 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 +28.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

Welcome to resort-style living in Kings Point, Delray Beach's premier 55+ gated community! This beautifully updated condo features brand new 2025 luxury vinyl flooring, a 2024 updated electrical panel, 2024 water heater, new appliances, new toilets, and storm shutters for peace of mind. The AC is only 5 years old. Enjoy a spacious living area, a versatile flex room perfect as a home office or guest space, and a generous walk-in closet. Kings Point offers world-class amenities including 2 championship golf courses, 3 clubhouses, indoor & outdoor pools, fitness center, theater, tennis, shuffleboard, bocce, spa, salon, restaurant, library, and free community transportation. Move-in ready

Key facts

• Updated water heater
• New appliances
• Storm shutters

Tags

• LUXURY VINYL FLOORING
• UPDATED ELECTRICAL PANEL
• UPDATED WATER HEATER
• NEW APPLIANCES
• STORM SHUTTERS
• FLEX ROOM

Property features AI

Finance

• Other: Senior community; Pets not allowed
• Financial info: Monthly association fee listed
• HOA & community: Association with monthly fee; HOA fee includes cable TV, insurance, grounds maintenance, security, sewer, trash, water, common areas, elevator, and recreation facilities; Community amenities: clubhouse, fitness center, indoor pool, outdoor pool (heated), management and manager on site, on-site parking, cafe/restaurant, community room, courtesy bus, maintained community, pickleball courts, sidewalks, street lights, gated community, security, recreation facilities

Exterior

• Parking: Assigned parking (1 space)
• Security: Security guard; Security gate
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Two levels; Resale condition; Faces west
• Construction: Stucco and CBS construction
• Exterior features: Not waterfront; Flat and mansard roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; No additional interior features listed
• Laundry & utility: In-unit laundry; Laundry closet; Washer hookup; Electric dryer hookup; Laundry access inside and outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 10.1% vs local median 4.4% 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: Orchard View Elementary School (math 48% / reading 47%, grade D, #1,182 of 2,144 statewide, top 55%, 596 students, 76% 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 50% FRL track the district average.
• Market conditions: Rents flat; 577 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).

Forward outlook

• In year one you build about $1k of equity ($519 loan paydown + $515 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 2→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.40% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 3.5

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: 11.3%
• Equity multiple: 1.54×
• Total profit: $11,399
• Equity at exit: $24,389

10-year hold

• IRR: 12.3%
• Equity multiple: 2.27×
• Total profit: $26,655
• Equity at exit: $31,491

Cash invested: $21,000 (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 33446

• Home prices YoY: 0.3%
• Rents YoY: 0.5%
• Active inventory: 577
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$393
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$31
• HOA: −$740
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $237

Break-even live

Break-even rent $1,502

Max offer price $75,000

Occupancy floor 82%

Sensitivity live

Price	-10% $280	-5% $258	+0% $237	+5% $216	+10% $195
Rent	-10% $95	-5% $166	+0% $237	+5% $308	+10% $380
Rate	-1.0pp $275	-0.5pp $256	base $237	+0.5pp $218	+1.0pp $198

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Brittany Park #718 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	17d	1	0.04mi
715 Saxony O Delray Beach, FL	1.0	1.5	726	$1,200	$1.65	25d	1	0.05mi
686 Brittany O Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	25d	1	0.07mi
629 Saxony Pl #629 Delray Beach, FL	2.0	2.0	880	$1,550	$1.76	12d	1	0.10mi
675 Brittany O Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	25d	1	0.11mi
11 Brittany a Delray Beach, FL	1.0	1.5	725	$1,500	$2.07	8d	1	0.13mi
596 Saxony M Delray Beach, FL	2.0	2.0	883	$1,400	$1.59	14d	1	0.13mi
318 Monaco G Delray Beach, FL	2.0	2.0	907	$2,200	$2.43	25d	1	0.20mi
286 Monaco F Delray Beach, FL	1.0	2.0	726	$1,700	$2.34	25d	1	0.20mi
276 Monaco F Delray Beach, FL	2.0	2.0	883	$1,650	$1.87	25d	1	0.20mi
72 Monaco Blvd Unit 72 Delray Beach, FL	2.0	2.0	880	$1,950	$2.22	22d	1	0.20mi
58 Monaco Blvd Unit 58 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	25d	1	0.20mi
459 Monaco J #459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	2d	1	0.21mi
417 Brittany Dr #417 Delray Beach, FL	2.0	2.0	880	$1,750	$1.99	21d	1	0.22mi
233 Brittany Dr Unit 233 Delray Beach, FL	2.0	2.0	988	$1,700	$1.72	25d	1	0.23mi
468 Saxony J Delray Beach, FL	2.0	2.0	907	$1,850	$2.04	25d	1	0.23mi
679 Saxony Way Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	6d	1	0.24mi
520 Brittany K Unit K Delray Beach, FL	2.0	2.0	880	$1,400	$1.59	0d	1	0.25mi
564 Brittany L Delray Beach, FL	2.0	2.5	880	$1,800	$2.05	25d	1	0.25mi
419 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.25mi
233 Brittany F Unit F Delray Beach, FL	2.0	2.0	988	$1,600	$1.62	25d	1	0.25mi
260 Brittany F Unit F Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	2d	1	0.25mi
537 Brittany K Unit 537 Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	25d	1	0.25mi
270 Brittany F Unit F Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	8d	1	0.25mi
292 Brittany Ave #292 Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	4d	1	0.25mi
568 Brittany L Delray Beach, FL	2.0	2.0	883	$1,950	$2.21	25d	1	0.25mi
159 Brittany Ter Unit 159 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	17d	1	0.25mi
233 Brittany F Unit F Delray Beach, FL	2.0	2.0	988	$1,600	$1.62	8d	1	0.25mi
569 Monaco L Delray Beach, FL	2.0	2.0	880	$1,500	$1.70	25d	1	0.26mi
482 Monaco Blvd #482 Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	25d	1	0.28mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	19d	1	0.28mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	13d	1	0.28mi
451 Monaco Blvd Unit J Delray Beach, FL	1.0	1.5	720	$1,599	$2.22	25d	1	0.28mi
581 Monaco Blvd Unit 581 Delray Beach, FL	2.0	2.0	880	$2,000	$2.27	25d	1	0.28mi
459 Monaco Blvd Unit 459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	0d	1	0.28mi
711 Monaco O Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	25d	1	0.28mi
123 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	25d	1	0.29mi
662 Saxony N Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	21d	1	0.29mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	25d	1	0.29mi
445 Saxony Way #445 Delray Beach, FL	2.0	2.0	883	$1,550	$1.76	25d	1	0.29mi

HOA detail condo

• Monthly dues: $740 · $8,880/yr
• Likely covers: waterelectricpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $75,000 Active 13 DOM
2. 2026-06-17
   days on market $75,000 Active 12 DOM
3. 2026-06-16
   days on market $75,000 Active 11 DOM
4. 2026-06-15
   days on market $75,000 Active 10 DOM
5. 2026-06-13
   days on market $75,000 Active 8 DOM
6. 2026-06-09
   days on market $75,000 Active 4 DOM
7. 2026-06-08
   days on market $75,000 Active 3 DOM
8. 2026-06-07
   remarks 695-char remark
9. 2026-06-07
   listed $75,000 Active 2 DOM

ⓘ 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: $264 · $22/mo
• Projected year-2 tax: $622 · $52/mo
• Expected delta: +$358/yr (+$30/mo · 135.3%)

ⓘ 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 8/10 Severe 2 d/yr ≥107°F today · 8 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: $21,627
• − Mortgage interest: −$4,201
• − Property taxes: −$264
• − Insurance: −$375
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − HOA: −$8,880
• − Depreciation: −$2,182
• Taxable income: $2,264
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $2,303/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

1 event — show timeline

• 2026-06-05 Listed $75,000 Beaches MLS

Property tax history

-4.2%/yr

Latest (2025): $264 · +3.5% YoY. Source: county tax records.