7563 Glendevon Ln #1306 · Boca Raton, FL 33446

$245,000

2 bd · 2.0 ba · 1,260 sqft · Condo public records · 65 Days on market

Built 1986 $650/mo HOA · 26% 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 +7.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks

Bring your toothbrush or we will give you a new one! Priced to sell! This thoughtfully renovated second-floor condo checks all the boxes: Country Club with amazing golf and fantastic amenities, quiet and serene location, but just a minute from the Club and a quick ride to all of the nightlife, shopping and beaches of Delray Beach. This fabulous 2 bedroom, 2 full bathroom property is all-ages, perfect for a full-time Florida lifestyle or as a fun-and-sun get-away from your home in a colder area. The furniture is available for an additional fee and is quality and extremely comfortable. The satellite pool is close by or indulge in the stunning pool, gym, tennis, pickleball and enjoy the restau

Key facts

• $650 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets allowed with restrictions (breed/number limits and possible pet restrictions); Community contains many units (over 1,000)
• Financial info: Monthly association fee reported
• HOA & community: Association (DAPA / Gleneagles CC) with monthly fee; HOA amenities: clubhouse, fitness center, golf course, parking, pool, heated pool, spa/hot tub, tennis courts, pickleball courts, putting green, bar, cafe/restaurant, internet included, maintained community, sidewalks, gated community, security

Exterior

• Parking: Assigned parking plus guest parking (1 open parking space total)
• Security: Gated community with guard; Security guard and patrol; Owned security system; Security gate
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Electricity available; Sewer available; Water available
• Home design: Condominium; One level; Entry via stairs up to front entrance; Faces east; Resale property
• Construction: Frame/Stucco/CBS construction; Concrete and tile roof; Located in a 2-story building; Builder model: Walter Hagen; Building name: 7563 unit 1306
• Exterior features: Screened patio; Patio; Terrace; Sidewalks; No waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Entrance foyer; High ceilings; Walk-in closets; Split bedroom layout; Closet cabinetry; Custom mirrors
• Laundry & utility: In-unit laundry in a closet (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $-299 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (21.5% below list).
• Meets the 1% rule at list price ($2k rent vs $245k).
• Recommended offer: $192k (21.5% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 2.8% in Boca Raton — 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 (#192 in FL, #3,070 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime B+; Watch: amenities D, cost of living 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 23d 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 $3k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask is 2962% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $129k; list at $245k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $192,248 (21.5% 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 65 days. Have you received any prior offers? Is the seller open to a 22% 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
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: 1.01% ✓
• Cap rate: 4.83%
• Cash-on-cash: -5.22%
• DSCR: 0.77
• GRM: 8.2

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: -7.2%
• Equity multiple: 0.65×
• Total profit: $-23,848
• Equity at exit: $79,670

10-year hold

• IRR: -3.4%
• Equity multiple: 0.62×
• Total profit: $-25,893
• Equity at exit: $102,870

Cash invested: $68,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,481 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$222 /mo · $2,658/yr
• Insurance: −$102
• HOA: −$650
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-299

Break-even live

Break-even rent $2,859

Max offer price $192,248

Occupancy floor —

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7509 Glendevon Ln #1002 Delray Beach, FL	2.0	2.0	1399	$9,500	$6.79	18d	1	0.08mi
7455 Glendevon Ln #206 Delray Beach, FL	2.0	2.0	1260	$9,500	$7.54	24d	1	0.08mi
7533 Glendevon Ln #907 Delray Beach, FL	2.0	2.0	1311	$8,000	$6.10	15d	1	0.08mi
15694 Loch Maree Ln #5903 Delray Beach, FL	2.0	2.0	1705	$9,000	$5.28	15d	1	0.21mi
7254 Clunie Pl #15002 Delray Beach, FL	2.0	2.0	1311	$9,000	$6.86	24d	1	0.21mi
15711 Loch Maree Ln #4702 Delray Beach, FL	2.0	2.0	1688	$10,000	$5.92	24d	1	0.26mi
15831 Loch Maree Ln #5502 Delray Beach, FL	2.0	2.0	1340	$9,500	$7.09	13d	1	0.29mi
16021 Loch Katrine Trl #7405 Delray Beach, FL	2.0	2.0	1311	$9,500	$7.25	24d	1	0.44mi
16032 Lomond Hills Trl #152 Delray Beach, FL	2.0	2.0	1415	$10,000	$7.07	21d	1	0.45mi
7657 Lexington Club Blvd Delray Beach, FL	3.0	2.0	1645	$4,500	$2.74	24d	1	0.55mi
15306 W Tranquility Lake Dr Delray Beach, FL	2.0	2.0	1175	$2,850	$2.43	11d	1	0.56mi
7512 Eagle Point Dr Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	4d	1	0.56mi
7512 Eagle Point Dr Unit 7512 Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	19d	1	0.57mi
15085 Michelangelo Blvd #202 Delray Beach, FL	3.0	2.0	1238	$2,700	$2.18	22d	1	0.58mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	3d	1	0.58mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	24d	1	0.58mi
15055 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1158	$2,125	$1.83	22d	2	0.63mi
15212 W Tranquility Lake Dr Unit 15212 Delray Beach, FL	2.0	2.0	1175	$3,250	$2.77	22d	1	0.63mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	20d	1	0.63mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	24d	1	0.63mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	2d	1	0.64mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	22d	1	0.64mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	8d	2	0.64mi
15005 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1234	$2,050	$1.66	2d	22	0.65mi
15035 Michelangelo Blvd #103 Delray Beach, FL	2.0	2.0	1079	$2,000	$1.85	24d	1	0.67mi
417 Brittany Dr #417 Delray Beach, FL	2.0	2.0	880	$1,750	$1.99	21d	1	0.69mi
15015 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,499	$2.02	3d	1	0.70mi
15015 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,499	$2.02	24d	1	0.70mi
233 Brittany Dr Unit 233 Delray Beach, FL	2.0	2.0	988	$1,700	$1.72	24d	1	0.72mi
7607 Atlantic Ave Delray Beach, FL	1.0–2.0	1.0–2.0	1086	$3,494	$3.22	2d	6	0.72mi
233 Brittany F Unit F Delray Beach, FL	2.0	2.0	988	$1,600	$1.62	24d	1	0.73mi
260 Brittany F Unit F Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	2d	1	0.73mi
292 Brittany Ave #292 Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	4d	1	0.73mi
564 Brittany L Delray Beach, FL	2.0	2.5	880	$1,800	$2.05	24d	1	0.73mi
537 Brittany K Unit 537 Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	24d	1	0.73mi
568 Brittany L Delray Beach, FL	2.0	2.0	883	$1,950	$2.21	24d	1	0.73mi
233 Brittany F Unit F Delray Beach, FL	2.0	2.0	988	$1,600	$1.62	8d	1	0.73mi
629 Saxony Pl #629 Delray Beach, FL	2.0	2.0	880	$1,550	$1.76	12d	1	0.77mi
318 Monaco G Delray Beach, FL	2.0	2.0	907	$2,200	$2.43	24d	1	0.79mi
276 Monaco F Delray Beach, FL	2.0	2.0	883	$1,650	$1.87	24d	1	0.79mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $245,000 Active 65 DOM
2. 2026-06-17
   days on market $245,000 Active 64 DOM
3. 2026-06-16
   days on market $245,000 Active 63 DOM
4. 2026-06-15
   days on market $245,000 Active 62 DOM
5. 2026-06-13
   days on market $245,000 Active 60 DOM
6. 2026-06-09
   days on market $245,000 Active 56 DOM
7. 2026-06-08
   days on market $245,000 Active 55 DOM
8. 2026-06-07
   days on market $245,000 Active 54 DOM
9. 2026-06-04
   days on market $245,000 Active 51 DOM
10. 2026-06-03
    days on market $245,000 Active 50 DOM
11. 2026-06-02
    days on market $245,000 Active 49 DOM
12. 2026-06-01
    days on market $245,000 Active 48 DOM
13. 2026-05-31
    days on market $245,000 Active 47 DOM
14. 2026-05-18
    listed $8,000
15. 2026-04-14
    listed $245,000 Active
16. 2024-05-13
    historical
17. 2024-02-20
    listed $299,000 Active
18. 2022-07-28
    historical
19. 2022-05-21
    listed $329,000 Active
20. 2022-05-21
    historical
21. 2021-11-12
    soldstatus $129,000
22. 2021-10-25
    soldstatus $129,000 Closed
23. 2021-10-06
    status Pending
24. 2021-10-01
    listed $129,000 Active
25. 2004-07-26
    soldstatus $118,000
26. 2004-07-23
    soldstatus $118,000
27. 2004-04-26
    historical
28. 2004-03-05
    historical
29. 2004-03-01
    listed $129,000
30. 2004-03-01
    listed $129,000
31. 2002-05-31
    soldstatus $105,000
32. 2002-05-30
    soldstatus $105,000
33. 2002-03-20
    historical
34. 2001-10-26
    listed $125,000
35. 1991-11-14
    soldstatus $85,000

ⓘ 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: $2,658 · $222/mo
• Projected year-2 tax: $2,658 · $222/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,769
• − Mortgage interest: −$13,724
• − Property taxes: −$2,658
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − HOA: −$7,800
• − Depreciation: −$7,127
• Taxable loss: −$7,528
• Est. tax savings @ 24.0%: +$1,807
• After-tax cash flow: $-1,777/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 — Boca Raton

• Score: 77/100
• State rank: #192
• US rank: #3070

Category grades

Amenities D Commute B Cost of living F Crime B+ Employment A+ Housing B+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• City population: 250,102
• 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

-90.6% since first listed

22 events — show timeline

• 2026-05-18 Listed for Rent $8,000 GFLMLS
• 2026-04-14 Listed $245,000 Beaches MLS
• 2024-05-13 Listing Removed — Beaches MLS
• 2024-02-20 Listed $299,000 Beaches MLS
• 2022-07-28 Listing Removed — Beaches MLS
• 2022-05-21 Listed $329,000 Beaches MLS
• 2022-05-21 Coming Soon — Beaches MLS
• 2021-11-12 Sold (Public Records) $129,000 Public Records
• 2021-10-25 Sold (MLS) $129,000 Beaches MLS
• 2021-10-06 Pending — Beaches MLS
• 2021-10-01 Listed $129,000 Beaches MLS
• 2004-07-26 Sold (Public Records) $118,000 Public Records
• 2004-07-23 Sold (MLS) $118,000 Beaches MLS
• 2004-04-26 Listing Removed — Beaches MLS
• 2004-03-05 Listing Removed — Beaches MLS
• 2004-03-01 Listed $129,000 Beaches MLS
• 2004-03-01 Listed $129,000 Beaches MLS
• 2002-05-31 Sold (Public Records) $105,000 Public Records
• 2002-05-30 Sold (MLS) $105,000 Beaches MLS
• 2002-03-20 Listing Removed — Beaches MLS
• 2001-10-26 Listed $125,000 Beaches MLS
• 1991-11-14 Sold (Public Records) $85,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,658 · -4.3% YoY. Source: county tax records.