3955 Village Dr Unit D · Delray Beach, FL 33445

$285,000

3 bd · 3.0 ba · 1,326 sqft · Townhouse public records · 54 Days on market

Built 1989 $473/mo HOA · 16% of rent

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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).

• Cash flow +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful townhouse in centrally located community, in high demand. Close to downtown Delray Atlantic Ave. Close to schools. Great family community! Hurry this property will sell quickly!

Key facts

• Fully fenced patio
• Private balcony
• Hurricane shutters

Tags

• CHATEAU WOOD COMMUNITY
• PRIVATE BALCONY
• FULLY FENCED PATIO
• HURRICANE SHUTTERS
• ADDITIONAL STORAGE SHED
• ASSIGNED PARKING

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditional approval
• HOA & community: Monthly association fee of $473; HOA covers common areas, grounds maintenance, structure maintenance, and parking

Exterior

• Parking: Guest parking available; Two or more parking spaces
• Home design: 2 stories; Resale property; Attached property; Entry on level 1
• Construction: Block construction
• Exterior features: Awning(s); Balcony; Open balcony/patio; Shed(s)

Interior

• Bedrooms: Bedroom located on main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $285k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (9.0% below list).
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $259k (9.0% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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 rising (+1.8%/yr); 354 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $3,036/mo this rent would consume 47% of the median local household income ($78k/yr) (locally 1649% 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 54 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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

• 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 $259,352 (9.0% 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 54 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 7.8

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: -21.5%
• Equity multiple: 0.27×
• Total profit: $-58,564
• Equity at exit: $42,494

10-year hold

• IRR: -18.7%
• Equity multiple: 0.05×
• Total profit: $-75,445
• Equity at exit: $24,642

Cash invested: $79,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,036 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$458 /mo · $5,490/yr
• Insurance: −$119
• HOA: −$473
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $-145

Break-even live

Break-even rent $3,220

Max offer price $259,352

Occupancy floor 100%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3935 Village Dr Delray Beach, FL	3.0	3.0	1326	$2,700	$2.04	5d	1	0.04mi
3935 Village Dr Unit A Delray Beach, FL	3.0	3.0	1326	$2,700	$2.04	7d	1	0.04mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	24d	1	0.19mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	12d	1	0.19mi
1155 South Drive Cir Unit A Delray Beach, FL	2.0	2.0	1080	$2,195	$2.03	24d	1	0.19mi
4310 Village Dr Unit D Delray Beach, FL	3.0	3.0	1326	$2,600	$1.96	24d	1	0.25mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	24d	1	0.28mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	5d	1	0.28mi
3996 NW 7th Ct Delray Beach, FL	3.0	2.0	1480	$5,000	$3.38	24d	1	0.33mi
775 North Dr Unit A Delray Beach, FL	2.0	2.0	1175	$2,000	$1.70	10d	1	0.41mi
2941 Angler Dr Delray Beach, FL	3.0	2.0	1578	$5,000	$3.17	24d	1	0.41mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	17d	1	0.46mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	24d	1	0.46mi
945 Sunflower Ave Delray Beach, FL	3.0	2.0	1755	$4,500	$2.56	7d	1	0.46mi
4110 NW 10th St Delray Beach, FL	3.0	2.5	1839	$4,500	$2.45	24d	1	0.49mi
2712 Lake Ida Rd Delray Beach, FL	3.0	2.0	1604	$4,000	$2.49	7d	1	0.49mi
4510 NW 2nd St Unit A Delray Beach, FL	2.0	2.0	1080	$1,800	$1.67	24d	1	0.54mi
328 W Coral Trace Cir Delray Beach, FL	3.0	2.5	1632	$3,500	$2.14	21d	1	0.55mi
328 W Coral Trace Cir Unit 328 Delray Beach, FL	3.0	2.5	1632	$3,500	$2.14	10d	1	0.55mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	24d	1	0.56mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	24d	1	0.56mi
215 NW 40th Ave Delray Beach, FL	3.0	2.0	1240	$3,350	$2.70	24d	1	0.62mi
13487 Barwick Rd Unit B Delray Beach, FL	2.0	1.5	1092	$3,900	$3.57	24d	1	0.65mi
315 Coral Trace Ln Delray Beach, FL	3.0	2.0	1576	$3,800	$2.41	7d	1	0.66mi
227 Coral Trace Ln Unit 227 Delray Beach, FL	2.0	2.0	1376	$3,100	$2.25	24d	1	0.68mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	24d	1	0.68mi
125 Via D Este Delray Beach, FL	1.0–3.0	1.0–2.0	1156	$4,129	$3.57	1d	13	0.69mi
2513 Coral Trace Pl Delray Beach, FL	3.0	2.5	1632	$3,500	$2.14	24d	1	0.69mi
1225 E Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,700	$2.17	24d	1	0.69mi
2480 S Coral Trace Cir Delray Beach, FL	2.0	2.0	1379	$2,900	$2.10	7d	1	0.69mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	7d	1	0.71mi
2450 S Coral Trace Cir Delray Beach, FL	3.0	2.0	1576	$2,975	$1.89	24d	1	0.72mi
4311 N Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,100	$1.82	24d	1	0.80mi
2583 NW 13th St Delray Beach, FL	2.0	2.0	1466	$2,600	$1.77	17d	1	0.84mi
500 N Congress Ave Delray Beach, FL	2.0–3.0	1.0–2.0	989	$3,073	$3.11	1d	6	0.89mi
305 SW 28th Ave Delray Beach, FL	2.0	2.0	1369	$4,300	$3.14	13d	1	0.92mi
5030 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1287	$1,700	$1.32	24d	1	0.93mi
354 SW 28th Ave Delray Beach, FL	2.0	2.0	1369	$5,450	$3.98	24d	1	0.94mi
5033 S La Sedona Cir Delray Beach, FL	3.0	2.0	1594	$3,500	$2.20	24d	1	0.94mi
378 SW 28th Ave Delray Beach, FL	3.0	2.0	1519	$3,500	$2.30	10d	1	0.96mi

HOA detail

• Monthly dues: $473 · $5,676/yr

Listing history 12 events

1. 2026-05-18
   status Pending
2. 2026-03-25
   listed $285,000 Active
3. 2022-02-04
   soldstatus $305,000 Closed 191-char remark

   Show marketing remark (191 chars)

   Beautiful townhouse in centrally located community, in high demand. Close to downtown Delray Atlantic Ave. Close to schools. Great family community! Hurry this property will sell quickly!

4. 2021-12-16
   status Pending 191-char remark

   Show marketing remark (191 chars)

   Beautiful townhouse in centrally located community, in high demand. Close to downtown Delray Atlantic Ave. Close to schools. Great family community! Hurry this property will sell quickly!

5. 2021-12-05
   price $305,000 191-char remark

   Show marketing remark (191 chars)

   Beautiful townhouse in centrally located community, in high demand. Close to downtown Delray Atlantic Ave. Close to schools. Great family community! Hurry this property will sell quickly!

6. 2021-12-03
   listed $298,000 Active 191-char remark

   Show marketing remark (191 chars)

   Beautiful townhouse in centrally located community, in high demand. Close to downtown Delray Atlantic Ave. Close to schools. Great family community! Hurry this property will sell quickly!

7. 2015-09-02
   soldstatus $130,000
8. 2007-09-05
   soldstatus $170,000
9. 2007-08-31
   soldstatus $170,000 479-char remark

   Show marketing remark (479 chars)

   BARELY LIVED IN THIS LOVELY 3BR, 3BA TOWNHOME. NEW ROOF, ACCORDIAN SHUTTERS, NEWER A/C & HOT WATER HEATER. GREAT LOCATION, MINUTES TO TRENDY DOWNTOWN DELRAY, SHOPPING, RESTAURANTS AND BEACHES. CLOSE TO ALL MAJOR HIGHWAYS. SEE ADDENDUM DELRAY'S BEST KEPT SECRET*GREAT FLOOR PLAN WITH OPEN BALCONY UPSTAIRS*PRIDE OF OWNERSHIP SHOWN THROUGHOUT THIS HOME*NEWER CARPET, FRESHLY PAINTED *STEPS AWAY FROM COMMUNITY POOL*FULL BATH AND BEDROOM DOWN COULD BE USED AS DEN OR HOME OFFICE

10. 2007-08-20
    historical 479-char remark

    Show marketing remark (479 chars)

    BARELY LIVED IN THIS LOVELY 3BR, 3BA TOWNHOME. NEW ROOF, ACCORDIAN SHUTTERS, NEWER A/C & HOT WATER HEATER. GREAT LOCATION, MINUTES TO TRENDY DOWNTOWN DELRAY, SHOPPING, RESTAURANTS AND BEACHES. CLOSE TO ALL MAJOR HIGHWAYS. SEE ADDENDUM DELRAY'S BEST KEPT SECRET*GREAT FLOOR PLAN WITH OPEN BALCONY UPSTAIRS*PRIDE OF OWNERSHIP SHOWN THROUGHOUT THIS HOME*NEWER CARPET, FRESHLY PAINTED *STEPS AWAY FROM COMMUNITY POOL*FULL BATH AND BEDROOM DOWN COULD BE USED AS DEN OR HOME OFFICE

11. 2006-08-30
    listed $205,000 479-char remark

    Show marketing remark (479 chars)

    BARELY LIVED IN THIS LOVELY 3BR, 3BA TOWNHOME. NEW ROOF, ACCORDIAN SHUTTERS, NEWER A/C & HOT WATER HEATER. GREAT LOCATION, MINUTES TO TRENDY DOWNTOWN DELRAY, SHOPPING, RESTAURANTS AND BEACHES. CLOSE TO ALL MAJOR HIGHWAYS. SEE ADDENDUM DELRAY'S BEST KEPT SECRET*GREAT FLOOR PLAN WITH OPEN BALCONY UPSTAIRS*PRIDE OF OWNERSHIP SHOWN THROUGHOUT THIS HOME*NEWER CARPET, FRESHLY PAINTED *STEPS AWAY FROM COMMUNITY POOL*FULL BATH AND BEDROOM DOWN COULD BE USED AS DEN OR HOME OFFICE

12. 1990-01-29
    soldstatus $72,400

ⓘ 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: $5,490 · $458/mo
• Projected year-2 tax: $5,490 · $458/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $36,435
• − Mortgage interest: −$15,964
• − Property taxes: −$5,490
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,915
• − Management: −$2,915
• − HOA: −$5,676
• − Depreciation: −$8,291
• Taxable loss: −$6,241
• Est. tax savings @ 24.0%: +$1,498
• After-tax cash flow: $-244/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

+293.6% since first listed

12 events — show timeline

• 2026-05-18 Pending — MARMLS
• 2026-03-25 Listed $285,000 MARMLS
• 2022-02-04 Sold (MLS) $305,000 Beaches MLS
• 2021-12-16 Pending — Beaches MLS
• 2021-12-05 Price Changed $305,000 Beaches MLS
• 2021-12-03 Listed $298,000 Beaches MLS
• 2015-09-02 Sold (Public Records) $130,000 Public Records
• 2007-09-05 Sold (Public Records) $170,000 Public Records
• 2007-08-31 Sold (MLS) $170,000 Beaches MLS
• 2007-08-20 Listing Removed — Beaches MLS
• 2006-08-30 Listed $205,000 Beaches MLS
• 1990-01-29 Sold (Public Records) $72,400 Public Records

Property tax history

+8.8%/yr

Latest (2025): $5,490 · +28.4% YoY. Source: county tax records.