1252 Club Dr W Unit D · Delray Beach, FL 33445

$215,000

2 bd · 2.0 ba · 1,137 sqft · Condo public records · 6 Days on market

Built 1978 $457/mo HOA · 19% 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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Water Included & Basic Cable Included! Beautifully maintained 2-bedroom, 2-bathroom condo in the highly desirable 55+ community of High Point Section 6. Ideally situated directly across from the clubhouse, heated pool, tennis courts, pickleball courts, shuffleboard, bean bag toss area, and BBQ grilling station. Enjoy an active lifestyle with social events including Friday night Tiki Bar gatherings and a variety of community activities. This bright and inviting residence offers comfortable living and a prime location just minutes from Atlantic Avenue, Delray Beach's beautiful beaches, dining, shopping, and entertainment. Convenient access to I-95, Tri-Rail, and Brightline provides easy

Key facts

• Clubhouse
• Pickleball courts
• Tennis courts

Tags

• CLUBHOUSE
• HEATED POOL
• TENNIS COURTS
• PICKLEBALL COURTS
• SHUFFLEBOARD
• BBQ GRILLING STATION

Property features AI

Finance

• Other: Senior community
• Financial info: No land lease; Pets allowed (call for details)
• HOA & community: Community association (monthly fee applies); Association amenities include clubhouse, game room, laundry, pool, heated pool, spa/hot tub, tennis courts, pickleball courts, shuffleboard court, parking, community room, maintained community, sidewalks, street lights, and maintenance; Monthly HOA fee

Exterior

• Parking: Assigned parking plus guest spaces; 2 open parking spaces (total parking count 1 listed)
• Utilities: Public water; Public sewer; Cable available; Water connected
• Home design: Condominium, single-story; First-floor entry; Faces east; Resale property; Living area recorded from public records
• Construction: Block construction; Shingle roof; Built on a single story
• Exterior features: Open patio; Patio; Corner lot; Asphalt road access; In-ground spa

Interior

• Kitchen: Dishwasher (ENERGY STAR qualified); Disposal; Microwave; Electric cooktop; Refrigerator (ENERGY STAR qualified); Freezer (ENERGY STAR qualified); Trash compactor; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Closet cabinetry; Blinds and shutters on windows; Negotiable furnished status; Accessible entrance and hallways
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (7.4% below list).
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $199k (7.4% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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: Banyan Creek Elementary School (math 62% / reading 64%, grade B, #582 of 2,144 statewide, top 28%, 844 students, 51% FRL); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL).
• Market conditions: Rents rising (+1.8%/yr); 359 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $6k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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 $83k; list at $215k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,018 (7.4% 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. Built in 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 1.10% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 7.6

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: -20.8%
• Equity multiple: 0.29×
• Total profit: $-43,030
• Equity at exit: $32,057

10-year hold

• IRR: -17.7%
• Equity multiple: 0.09×
• Total profit: $-54,605
• Equity at exit: $18,589

Cash invested: $60,200 (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: 359
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,369 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$288 /mo · $3,458/yr
• Insurance: −$90
• HOA: −$457
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-90

Break-even live

Break-even rent $2,484

Max offer price $199,018

Occupancy floor 99%

Sensitivity live

Price	-10% $31	-5% $-30	+0% $-90	+5% $-151	+10% $-212
Rent	-10% $-278	-5% $-184	+0% $-90	+5% $3	+10% $97
Rate	-1.0pp $18	-0.5pp $-36	base $-90	+0.5pp $-146	+1.0pp $-203

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	7d	1	0.03mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	26d	1	0.03mi
1142 Circle Ter W Unit C Delray Beach, FL	1.0	1.5	1080	$1,700	$1.57	4d	1	0.18mi
4310 Village Dr Unit D Delray Beach, FL	3.0	3.0	1326	$2,600	$1.96	26d	1	0.19mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	26d	1	0.20mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	14d	1	0.20mi
1155 South Drive Cir Unit A Delray Beach, FL	2.0	2.0	1080	$2,195	$2.03	26d	1	0.20mi
4515 NW 3rd Ct Unit C Delray Beach, FL	1.0	2.0	1080	$1,900	$1.76	26d	1	0.23mi
3935 Village Dr Delray Beach, FL	3.0	3.0	1326	$2,700	$2.04	7d	1	0.26mi
3935 Village Dr Unit A Delray Beach, FL	3.0	3.0	1326	$2,700	$2.04	9d	1	0.26mi
4510 NW 2nd St Unit A Delray Beach, FL	2.0	2.0	1080	$1,800	$1.67	26d	1	0.36mi
125 Via D Este Delray Beach, FL	1.0–3.0	1.0–2.0	1156	$3,297	$2.85	1d	14	0.50mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	26d	1	0.52mi
215 NW 40th Ave Delray Beach, FL	3.0	2.0	1240	$3,350	$2.70	26d	1	0.53mi
707 High Point Blvd N Unit C Delray Beach, FL	1.0	1.5	994	$1,600	$1.61	26d	1	0.53mi
3996 NW 7th Ct Delray Beach, FL	3.0	2.0	1480	$5,000	$3.38	26d	1	0.54mi
512 High Point Dr Unit C Delray Beach, FL	1.0	2.0	994	$2,100	$2.11	21d	1	0.55mi
775 North Dr Unit A Delray Beach, FL	2.0	2.0	1175	$2,000	$1.70	12d	1	0.56mi
775 North Dr Unit A Delray Beach, FL	2.0	2.0	1175	$2,000	$1.70	1d	1	0.56mi
405 High Point Blvd Unit C Delray Beach, FL	1.0	1.5	994	$1,500	$1.51	26d	1	0.57mi
212 High Point Ter W Unit C Delray Beach, FL	1.0	1.5	1122	$2,000	$1.78	23d	1	0.58mi
5265 NW 3rd St Unit C Delray Beach, FL	1.0	1.5	1080	$2,200	$2.04	26d	1	0.64mi
5030 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1287	$1,700	$1.32	26d	1	0.70mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	19d	1	0.73mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	26d	1	0.73mi
13487 Barwick Rd Unit B Delray Beach, FL	2.0	1.5	1092	$3,600	$3.30	1d	1	0.76mi
5126 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,500	$2.11	22d	1	0.80mi
305 SW 28th Ave Delray Beach, FL	2.0	2.0	1369	$4,300	$3.14	15d	1	0.82mi
354 SW 28th Ave Delray Beach, FL	2.0	2.0	1369	$5,450	$3.98	26d	1	0.82mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	26d	1	0.83mi
2480 S Coral Trace Cir Delray Beach, FL	2.0	2.0	1379	$2,900	$2.10	9d	1	0.84mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	26d	1	0.84mi
227 Coral Trace Ln Unit 227 Delray Beach, FL	2.0	2.0	1376	$3,100	$2.25	26d	1	0.84mi
14629 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,600	$1.50	26d	1	0.85mi
14676 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,775	$1.66	26d	1	0.85mi
5385 Lakefront Blvd Unit A Delray Beach, FL	2.0	2.0	1186	$2,200	$1.85	26d	1	0.85mi
5169 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,300	$1.94	26d	1	0.85mi
5093 Privet Pl Unit A-1 Delray Beach, FL	2.0	2.0	1220	$2,350	$1.93	26d	1	0.90mi
5061 Nesting Way Unit D Delray Beach, FL	2.0	2.0	1255	$2,400	$1.91	26d	1	0.94mi
5200 Privet Pl Unit C Delray Beach, FL	2.0	2.0	1457	$1,850	$1.27	26d	1	0.98mi

HOA detail condo

• Monthly dues: $457 · $5,484/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-21
   days on market $215,000 Active 6 DOM
2. 2026-06-18
   days on market $215,000 Active 3 DOM
3. 2026-06-17
   days on market $215,000 Active 2 DOM
4. 2026-06-16
   remarks 695-char remark
5. 2026-06-16
   listed $215,000 Active 1 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: $3,458 · $288/mo
• Projected year-2 tax: $3,458 · $288/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $28,432
• − Mortgage interest: −$12,043
• − Property taxes: −$3,458
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,275
• − Management: −$2,275
• − HOA: −$5,484
• − Depreciation: −$6,255
• Taxable loss: −$4,432
• Est. tax savings @ 24.0%: +$1,064
• After-tax cash flow: $-22/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

+711.3% since first listed

14 events — show timeline

• 2026-06-15 Listed $215,000 Beaches MLS
• 2026-06-14 Price Changed $2,100 RMLSFL
• 2026-06-02 Listed for Rent $2,200 RMLSFL
• 2026-06-02 Rental Removed $2,100 MARMLS
• 2026-02-20 Listed for Rent $2,100 MARMLS
• 2026-02-19 Listing Removed — MARMLS
• 2026-02-19 Listed $2,100 MARMLS
• 2025-10-31 Rental Removed $2,500 GFLMLS
• 2025-09-18 Price Changed $2,500 GFLMLS
• 2025-05-14 Price Changed $2,000 GFLMLS
• 2025-05-02 Listed for Rent $2,200 GFLMLS
• 2016-01-21 Sold (Public Records) $83,000 Public Records
• 2013-09-06 Sold (Public Records) $26,500 Public Records
• 2013-09-06 Sold (Public Records) $26,500 Public Records

Property tax history

+24.5%/yr

Latest (2025): $3,458 · +16.4% YoY. Source: county tax records.