14383 Via Royal #3 · Delray Beach, FL 33446

$255,000

3 bd · 2.0 ba · 1,575 sqft · Condo public records · 2 Days on market

Built 1994 $755/mo HOA · 22% 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 +16.7/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• DSCR +5.2/10.0
• 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

''FABULOUS LAKE VIEW, VAULTED CEILINGS, PUGRADED 16''''TILE T/O'' EXCEPT BEDROOMS. ALL UPGRADED KIT. APPLIANCES. IF BUYER WANTS- BUY NOW & CLOSE NEXT SEASON-OR SELLER WILL MOVE NOW.

Key facts

• Meticulous upkeep
• Waterfront condo
• Huge balcony

Tags

• WATERFRONT CONDO
• HUGE BALCONY
• BREATHTAKING LAKE
• METICULOUS UPKEEP
• LUSH LANDSCAPING
• EXCLUSIVE CARPORT PARKING SPOT

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with number and size limits
• HOA & community: Community amenities include pool, spa/hot tub, sauna, fitness center, clubhouse, billiard room, game room, community room, library, management/on-site manager, tennis courts, pickleball courts, street lights; HOA dues paid monthly

Exterior

• Parking: 2 open parking spaces
• Security: Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi/split levels; 2 total stories; Faces east; Resale property
• Construction: CBS construction; Spanish tile roof; Built-in public records (living area 1,575)
• Exterior features: Patio; Sidewalks; Waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: No main-level bedrooms (upstairs living area)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Cathedral ceilings; High ceilings; Vaulted ceilings; Walk-in closets; Split bedroom layout; Upstairs living area
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $255k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Cap rate 7.0% 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: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% 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 average 35% FRL vs 52% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 50% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 577 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $4k of equity ($2k loan paydown + $2k 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.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $255k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $255,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 6.3

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: 0.9%
• Equity multiple: 1.04×
• Total profit: $3,093
• Equity at exit: $82,922

10-year hold

• IRR: 3.7%
• Equity multiple: 1.40×
• Total profit: $28,424
• Equity at exit: $107,069

Cash invested: $71,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,397 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$328 /mo · $3,939/yr
• Insurance: −$106
• HOA: −$755
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $157

Break-even live

Break-even rent $3,198

Max offer price $255,000

Occupancy floor 90%

Sensitivity live

Price	-10% $301	-5% $229	+0% $157	+5% $85	+10% $13
Rent	-10% $-111	-5% $23	+0% $157	+5% $291	+10% $425
Rate	-1.0pp $285	-0.5pp $222	base $157	+0.5pp $91	+1.0pp $24

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14856 Barletta Way Delray Beach, FL	2.0	2.0	1406	$3,200	$2.28	25d	1	0.18mi
7350 Kinghurst Dr Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	15d	1	0.32mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	22d	1	0.32mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	0d	1	0.32mi
7301 Amberly Ln #304 Delray Beach, FL	2.0	2.0	1080	$1,495	$1.38	8d	1	0.33mi
8085 Tumblestone Ct Delray Beach, FL	2.0	2.0	1097	$2,679	$2.44	25d	1	0.45mi
8085 Tumblestone Ct Delray Beach, FL	2.0	2.0	1076	$2,668	$2.48	3d	1	0.45mi
8085 Tumblestone Ct Delray Beach, FL	3.0	2.0	1242	$2,998	$2.41	2d	1	0.45mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$2,700	$2.20	19d	2	0.46mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	8d	1	0.46mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	15d	1	0.46mi
14131 Rock Salt Rd Delray Beach, FL	3.0	2.0	1490	$4,800	$3.22	2d	1	0.47mi
14131 Rock Salt Rd Delray Beach, FL	3.0	2.0	1490	$4,800	$3.22	0d	1	0.47mi
7260 Kinghurst Dr #205 Delray Beach, FL	2.0	2.0	1230	$2,800	$2.28	19d	1	0.49mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	25d	1	0.53mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	12d	1	0.53mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1097	$2,892	$2.64	12d	1	0.54mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1097	$2,877	$2.62	25d	1	0.54mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1153	$3,002	$2.60	3d	1	0.54mi
13851 Oneida Dr Unit D2 Delray Beach, FL	3.0	2.0	1557	$2,850	$1.83	4d	1	0.56mi
7286 Huntington Ln #105 Delray Beach, FL	2.0	2.0	1070	$3,350	$3.13	25d	1	0.61mi
7904 Mansfield Hollow Rd Delray Beach, FL	3.0	2.0	1865	$3,950	$2.12	25d	1	0.63mi
13811 Oneida Dr Unit H2 Delray Beach, FL	2.0	2.0	1078	$2,100	$1.95	25d	1	0.65mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	25d	1	0.66mi
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	18d	1	0.66mi
14509 Sloan Ridge Dr Unit 10-104 Luminosa Delray Beach, FL	3.0	2.0	1328	$3,827	$2.88	25d	1	0.67mi
14828 Golden Jax Ln Unit 6-105 Radiance Delray Beach, FL	2.0	2.0	1321	$4,148	$3.14	17d	1	0.67mi
14828 Golden Jax Ln Unit 8103 Delray Beach, FL	2.0	2.0	1321	$3,949	$2.99	5d	1	0.67mi
14828 Golden Jax Ln Unit 8-105 Radiance Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	15d	1	0.67mi
7512 Eagle Point Dr Unit 7512 Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	19d	1	0.68mi
7512 Eagle Point Dr Delray Beach, FL	3.0	2.0	1461	$4,000	$2.74	0d	1	0.68mi
7512 Eagle Point Dr Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	4d	1	0.68mi
7192 Huntington Ln #307 Delray Beach, FL	2.0	2.0	1070	$3,500	$3.27	18d	1	0.71mi
7657 Lexington Club Blvd Delray Beach, FL	3.0	2.0	1645	$4,500	$2.74	25d	1	0.73mi
14800 Cumberland Dr Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	0d	3	0.74mi
14534 Highland Center Way Delray Beach, FL	2.0	2.0	1319	$3,400	$2.58	8d	1	0.78mi
7076 Huntington Ln #608 Delray Beach, FL	2.0	2.0	1230	$2,600	$2.11	25d	1	0.81mi
14556 Wiley Range Rd Delray Beach, FL	2.0	2.0	1319	$3,000	$2.27	25d	1	0.83mi
15035 Michelangelo Blvd #103 Delray Beach, FL	2.0	2.0	1079	$2,000	$1.85	25d	1	0.83mi
15055 Michelangelo Blvd #208 Delray Beach, FL	3.0	2.0	1238	$2,500	$2.02	0d	1	0.84mi

HOA detail condo

• Monthly dues: $755 · $9,060/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $255,000 Active 2 DOM
2. 2026-06-17
   pricedays on marketlisting id $255,000 Active 1 DOM
3. 2026-06-04
   days on market $265,000 Active 157 DOM
4. 2026-06-03
   days on market $265,000 Active 156 DOM
5. 2026-06-01
   days on market $265,000 Active 154 DOM
6. 2026-05-31
   days on market $265,000 Active 153 DOM
7. 2026-04-25
   price $265,000
8. 2026-03-03
   price $269,000
9. 2026-02-09
   status Active
10. 2026-01-30
    historical Active Under Contract
11. 2025-12-29
    listed $275,000 Active
12. 1998-07-09
    soldstatus $96,500
13. 1998-06-30
    soldstatus $96,500 187-char remark

    Show marketing remark (187 chars)

    ''FABULOUS LAKE VIEW, VAULTED CEILINGS, PUGRADED 16''''TILE T/O'' EXCEPT BEDROOMS. ALL UPGRADED KIT. APPLIANCES. IF BUYER WANTS- BUY NOW & CLOSE NEXT SEASON-OR SELLER WILL MOVE NOW.

14. 1998-05-19
    historical 187-char remark

    Show marketing remark (187 chars)

    ''FABULOUS LAKE VIEW, VAULTED CEILINGS, PUGRADED 16''''TILE T/O'' EXCEPT BEDROOMS. ALL UPGRADED KIT. APPLIANCES. IF BUYER WANTS- BUY NOW & CLOSE NEXT SEASON-OR SELLER WILL MOVE NOW.

15. 1998-04-15
    listed $99,000 187-char remark

    Show marketing remark (187 chars)

    ''FABULOUS LAKE VIEW, VAULTED CEILINGS, PUGRADED 16''''TILE T/O'' EXCEPT BEDROOMS. ALL UPGRADED KIT. APPLIANCES. IF BUYER WANTS- BUY NOW & CLOSE NEXT SEASON-OR SELLER WILL MOVE NOW.

16. 1994-03-31
    soldstatus $90,000

ⓘ 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: $3,939 · $328/mo
• Projected year-2 tax: $3,939 · $328/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,763
• − Mortgage interest: −$14,284
• − Property taxes: −$3,939
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,261
• − Management: −$3,261
• − HOA: −$9,060
• − Depreciation: −$7,418
• Taxable loss: −$1,735
• Est. tax savings @ 24.0%: +$416
• After-tax cash flow: $2,299/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

+194.4% since first listed

10 events — show timeline

• 2026-04-25 Price Changed $265,000 Beaches MLS
• 2026-03-03 Price Changed $269,000 Beaches MLS
• 2026-02-09 Relisted — Beaches MLS
• 2026-01-30 Contingent — Beaches MLS
• 2025-12-29 Listed $275,000 Beaches MLS
• 1998-07-09 Sold (Public Records) $96,500 Public Records
• 1998-06-30 Sold (MLS) $96,500 Beaches MLS
• 1998-05-19 Listing Removed — Beaches MLS
• 1998-04-15 Listed $99,000 Beaches MLS
• 1994-03-31 Sold (Public Records) $90,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,939 · +6.7% YoY. Source: county tax records.