19 Abbey Ln #204 · Delray Beach, FL 33446

$86,900

1 bd · 1.0 ba · 610 sqft · Condo public records · 23 Days on market

Built 1979 $502/mo HOA · 30% 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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• 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 MLS

1 BEDROOM- 1 BATH CONDO ON THE 2ND FLOOR OF A 2 STORY BUILDING. FLORIDA ROOM OFFERING A LOVELY GARDEN VIEW & WALKING PATH. AC IS LESS THAN 2 YEARS OLD, WATER HEATER 2006. LAMINATED FLOOR IN LIVING ROOM-DINING ROOM. NO DISHWASHER. CLUBHOUSE, POOL, EXERCISE ROOM, & MORE. WALK TO SHOPS OR HOP THE TROLLEY. 8 MILES TO BEACH AND TRENDY DOWNTOWN.

Key facts

• Enclosed balcony
• Scenic walking paths
• Peaceful lake views

Tags

• ENCLOSED BALCONY
• RESORT STYLE AMENITIES
• SCENIC WALKING PATHS
• LUSH LANDSCAPING
• MATURE TREES
• PEACEFUL LAKE VIEWS

Property features AI

Finance

• Financial info: Large community with 528 units
• HOA & community: Community has an association (Abbey Village Condominium Association); Quarterly association fee; Association amenities include billiard room, clubhouse, fitness center, game room, jogging path, laundry, on-site management, parking, pool (heated), sauna, shuffleboard court, community room, courtesy bus, library, maintained community, and manager on site; Association fee covers cable TV, insurance, grounds maintenance, sewer, trash, water, common areas, legal/accounting, reserve funds, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned, guest, and open parking available; One parking space assigned/open
• Security: No pet policy in the community
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; Single-level living (one level); Faces north; Resale property; Two-story building (unit in a 2-story building)
• Construction: Built with concrete block and stucco (CBS / concrete with stucco); Composition, mansard, and shingle roof options; Slab foundation
• Exterior features: Not waterfront; no waterfront features; Road frontage on city street and other; Asphalt public-maintained road

Interior

• Kitchen: Electric range; Microwave; Dishwasher disposal; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Laminate; Tile; Wood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heating present (other type); Central air conditioning
• Interior features: No notable built-in interior features listed; Window treatments include drapes, jalousie, single-hung metal, and sliding windows
• Laundry & utility: Laundry facilities in a common area / laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $87k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 ($601 loan paydown + $597 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 30% 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 $85,596 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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: 1.90% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.86%
• DSCR: 1.57
• GRM: 4.4

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: 11.2%
• Equity multiple: 1.54×
• Total profit: $13,169
• Equity at exit: $28,259

10-year hold

• IRR: 12.8%
• Equity multiple: 2.36×
• Total profit: $33,012
• Equity at exit: $36,488

Cash invested: $24,332 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$456
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$36
• HOA: −$502
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $261

Break-even live

Break-even rent $1,321

Max offer price $86,900

Occupancy floor 79%

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Waterford B Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	24d	1	0.53mi
163 Tuscany C Unit C Delray Beach, FL	1.0	1.5	720	$1,300	$1.81	15d	1	0.55mi
102 Waterford D Unit 102 Delray Beach, FL	1.0	1.5	720	$1,900	$2.64	24d	1	0.59mi
126 Seville E Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	18d	1	0.61mi
154 Seville G Delray Beach, FL	1.0	1.0	720	$1,490	$2.07	15d	1	0.63mi
242 Seville K Unit 242 Delray Beach, FL	1.0	1.5	720	$1,380	$1.92	24d	1	0.68mi
318 Seville N #318 Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	24d	1	0.78mi
322 Seville N Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	24d	1	0.79mi
175 Valencia H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	7d	1	0.87mi
159 Brittany Ter Unit 159 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	16d	1	0.87mi
270 Brittany F Unit F Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	7d	1	0.87mi
419 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.87mi
111 Normandy Ln Delray Beach, FL	1.0	1.5	726	$1,450	$2.00	2d	1	0.92mi
195 Monaco E Delray Beach, FL	1.0	1.5	728	$1,550	$2.13	24d	1	0.93mi
286 Monaco F Delray Beach, FL	1.0	2.0	726	$1,700	$2.34	24d	1	0.98mi
58 Monaco Blvd Unit 58 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	24d	1	0.98mi
459 Monaco Blvd Unit 459 Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	20d	1	0.98mi
711 Monaco O Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	24d	1	0.98mi
451 Monaco Blvd Unit J Delray Beach, FL	1.0	1.5	720	$1,599	$2.22	24d	1	0.99mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	18d	1	0.99mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	12d	1	0.99mi
482 Monaco Blvd #482 Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	24d	1	0.99mi
459 Monaco J #459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	1d	1	1.01mi
11 Brittany a Delray Beach, FL	1.0	1.5	725	$1,500	$2.07	7d	1	1.02mi
675 Brittany O Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	24d	1	1.06mi
686 Brittany O Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	24d	1	1.07mi
718 Brittany Park #718 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	16d	1	1.07mi
679 Saxony Way Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	5d	1	1.12mi
715 Saxony O Delray Beach, FL	1.0	1.5	726	$1,200	$1.65	24d	1	1.14mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	2d	1	1.16mi
662 Saxony N Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	20d	1	1.16mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	24d	1	1.16mi
123 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	24d	1	1.16mi
23 Saxony a Delray Beach, FL	1.0	1.5	726	$1,300	$1.79	7d	1	1.16mi
370 Saxony H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	5d	1	1.18mi
99 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	24d	1	1.19mi
151 Saxony D Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	12d	1	1.21mi
211 Saxony Ln #211 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	7d	1	1.23mi

HOA detail condo

• Monthly dues: $502 · $6,024/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $86,900 Active 23 DOM
2. 2026-06-17
   days on market $86,900 Active 22 DOM
3. 2026-06-16
   days on market $86,900 Active 21 DOM
4. 2026-06-15
   days on market $86,900 Active 20 DOM
5. 2026-06-13
   days on market $86,900 Active 18 DOM
6. 2026-06-09
   days on market $86,900 Active 14 DOM
7. 2026-06-08
   days on market $86,900 Active 13 DOM
8. 2026-06-07
   days on market $86,900 Active 12 DOM
9. 2026-06-04
   days on market $86,900 Active 9 DOM
10. 2026-06-03
    days on market $86,900 Active 8 DOM
11. 2026-06-02
    days on market $86,900 Active 7 DOM
12. 2026-06-01
    days on market $86,900 Active 6 DOM
13. 2026-05-31
    days on market $86,900 Active 5 DOM
14. 2026-05-26
    listed $86,900 Active
15. 2023-08-01
    soldstatus $90,000
16. 2015-03-20
    soldstatus $35,000 Closed 349-char remark

    Show marketing remark (349 chars)

    1 BEDROOM- 1 BATH CONDO ON THE 2ND FLOOR OF A 2 STORY BUILDING. FLORIDA ROOM OFFERING A LOVELY GARDEN VIEW & WALKING PATH. AC IS LESS THAN 2 YEARS OLD, WATER HEATER 2006. LAMINATED FLOOR IN LIVING ROOM-DINING ROOM. NO DISHWASHER. CLUBHOUSE, POOL, EXERCISE ROOM, & MORE. WALK TO SHOPS OR HOP THE TROLLEY. 8 MILES TO BEACH AND TRENDY DOWNTOWN.

17. 2015-02-26
    status Pending 349-char remark

    Show marketing remark (349 chars)

    1 BEDROOM- 1 BATH CONDO ON THE 2ND FLOOR OF A 2 STORY BUILDING. FLORIDA ROOM OFFERING A LOVELY GARDEN VIEW & WALKING PATH. AC IS LESS THAN 2 YEARS OLD, WATER HEATER 2006. LAMINATED FLOOR IN LIVING ROOM-DINING ROOM. NO DISHWASHER. CLUBHOUSE, POOL, EXERCISE ROOM, & MORE. WALK TO SHOPS OR HOP THE TROLLEY. 8 MILES TO BEACH AND TRENDY DOWNTOWN.

18. 2015-01-21
    listed $36,500 Active 349-char remark

    Show marketing remark (349 chars)

    1 BEDROOM- 1 BATH CONDO ON THE 2ND FLOOR OF A 2 STORY BUILDING. FLORIDA ROOM OFFERING A LOVELY GARDEN VIEW & WALKING PATH. AC IS LESS THAN 2 YEARS OLD, WATER HEATER 2006. LAMINATED FLOOR IN LIVING ROOM-DINING ROOM. NO DISHWASHER. CLUBHOUSE, POOL, EXERCISE ROOM, & MORE. WALK TO SHOPS OR HOP THE TROLLEY. 8 MILES TO BEACH AND TRENDY DOWNTOWN.

19. 1990-10-15
    soldstatus $27,500

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $721 · $60/mo
• Expected delta: +$124/yr (+$10/mo · 20.7%)

ⓘ 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 2/10 Low
• 🌡 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: $19,814
• − Mortgage interest: −$4,868
• − Property taxes: −$597
• − Insurance: −$434
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − HOA: −$6,024
• − Depreciation: −$2,528
• Taxable income: $2,192
• Est. tax owed @ 24.0%: −$526
• After-tax cash flow: $2,603/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

+216.0% since first listed

6 events — show timeline

• 2026-05-26 Listed $86,900 Beaches MLS
• 2023-08-01 Sold (Public Records) $90,000 Public Records
• 2015-03-20 Sold (MLS) $35,000 Beaches MLS
• 2015-02-26 Pending — Beaches MLS
• 2015-01-21 Listed $36,500 Beaches MLS
• 1990-10-15 Sold (Public Records) $27,500 Public Records

Property tax history

+7.6%/yr

Latest (2025): $597 · -27.8% YoY. Source: county tax records.