13924 Vía Flora · Delray Beach, FL 33484

$159,000

2 bd · 2.0 ba · 989 sqft · Condo · 38 Days on market

Built 1974 Fair condition $580/mo HOA · 25% of rent

---

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 +17.5/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Ground floor unit 2/2, washer and dryer in unit. 2018 a/c unit, tile and carpet floors, renovate as needed. Community offers state of the art clubhouse and amenities

Key facts

• $580 HOA
• Parking
• Community pool

Tags

• WASHER AND DRYER IN UNIT
• STATE OF THE ART CLUBHOUSE

Property features AI

Finance

• Other: Resale property; Road frontage on a city street with asphalt and public maintenance; Located in a senior community
• Financial info: Not a land lease community; No pets allowed
• HOA & community: Part of Palm Greens association; Monthly HOA dues; Association amenities include clubhouse, fitness center, parking, pool, community room and recreation facilities; HOA covers insurance, grounds maintenance, sewer, water, common areas, roof repairs, recreation facility and pool service

Exterior

• Parking: Assigned and deeded parking; Guest parking (total parking for 1)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Electricity available; Water available; Sewer connected
• Home design: Condominium; One level living (entry on level 1); North-facing
• Construction: Built with CBS construction; Shingle roof; 2-story building
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closets; Split bedroom layout; Unfurnished
• Laundry & utility: Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 541 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 44% of the median local income ($62k/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 $5k 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 38 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.43% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.67×
• Total profit: $-14,586
• Equity at exit: $23,707

10-year hold

• IRR: 3.3%
• Equity multiple: 1.26×
• Total profit: $11,476
• Equity at exit: $13,747

Cash invested: $44,520 (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 33484

• Rents YoY: 4.3%
• Active inventory: 541
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,280 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$580
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $123

Break-even live

Break-even rent $2,125

Max offer price $159,000

Occupancy floor 90%

Sensitivity live

Price	-10% $233	-5% $178	+0% $123	+5% $68	+10% $13
Rent	-10% $-57	-5% $33	+0% $123	+5% $213	+10% $303
Rate	-1.0pp $203	-0.5pp $163	base $123	+0.5pp $81	+1.0pp $40

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13886 Via Flora Unit A Delray Beach, FL	2.0	2.0	1097	$2,075	$1.89	25d	1	0.05mi
13916 Via Flora Unit F Delray Beach, FL	2.0	2.0	989	$3,000	$3.03	25d	1	0.05mi
13787 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$2,500	$2.28	25d	1	0.15mi
13731 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	25d	1	0.21mi
13741 Flora Pl Unit B Delray Beach, FL	2.0	2.0	989	$2,100	$2.12	23d	1	0.24mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	25d	1	0.25mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	6d	1	0.25mi
14050 Pacific Point Pl Delray Beach, FL	1.0–3.0	1.0–2.0	1033	$2,682	$2.60	0d	29	0.26mi
13682 Via Flora Unit H Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	25d	1	0.32mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	17d	1	0.34mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	25d	1	0.34mi
5550 Nepsa Way Delray Beach, FL	1.0–3.0	1.0–2.0	1035	$2,744	$2.65	0d	11	0.37mi
5349 Lakefront Blvd Unit B Delray Beach, FL	1.0	2.0	1068	$1,800	$1.69	25d	1	0.49mi
14040 Nesting Way Unit B Delray Beach, FL	1.0	2.0	1092	$1,700	$1.56	25d	1	0.50mi
13990 Nesting Way Unit C Delray Beach, FL	1.0	2.0	1092	$2,300	$2.11	25d	1	0.52mi
14629 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,600	$1.50	25d	1	0.80mi
14676 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,775	$1.66	25d	1	0.80mi
14484 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,700	$1.59	25d	1	0.82mi
5265 NW 3rd St Unit C Delray Beach, FL	1.0	1.5	1080	$2,200	$2.04	25d	1	0.90mi
5910 Morningstar Cir #202 Delray Beach, FL	2.0	2.0	1120	$2,200	$1.96	25d	1	0.98mi
6795 Huntington Ln #406 Delray Beach, FL	2.0	2.0	990	$2,500	$2.53	21d	1	0.99mi
5884 Morningstar Cir #306 Delray Beach, FL	2.0	2.0	1113	$2,200	$1.98	25d	1	1.00mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	25d	1	1.01mi
4809 N Wickham Cir Unit A Delray Beach, FL	2.0	2.0	1028	$2,600	$2.53	25d	1	1.04mi
5600 Atlantic Ave Delray Beach, FL	1.0–3.0	1.0–3.0	1147	$2,997	$2.61	0d	31	1.06mi
14307 Bedford Dr #302 Delray Beach, FL	2.0	2.0	990	$2,200	$2.22	25d	1	1.15mi
4510 NW 2nd St Unit A Delray Beach, FL	2.0	2.0	1080	$1,800	$1.67	25d	1	1.17mi
14671 Bonaire Blvd #505 Delray Beach, FL	1.0	2.0	925	$1,600	$1.73	25d	1	1.18mi
7192 Huntington Ln #307 Delray Beach, FL	2.0	2.0	1070	$3,500	$3.27	19d	1	1.28mi
14832 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,500	$2.33	18d	1	1.28mi
32 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	1.29mi
31 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$1,300	$1.41	25d	1	1.31mi
14735 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,350	$2.19	3d	1	1.31mi
15469 Lakes of Delray Blvd #102 Delray Beach, FL	2.0	2.0	976	$3,000	$3.07	25d	1	1.33mi
15449 Lakes of Delray Blvd #207 Delray Beach, FL	2.0	2.0	976	$2,950	$3.02	25d	1	1.34mi
4515 NW 3rd Ct Unit C Delray Beach, FL	1.0	2.0	1080	$1,900	$1.76	25d	1	1.34mi
23 Abbey Ln #208 Delray Beach, FL	2.0	2.0	925	$1,500	$1.62	4d	1	1.34mi
13916 Viale Elizabeth Unit F Delray Beach, FL	2.0	2.0	989	$3,000	$3.03	25d	1	1.35mi
7286 Huntington Ln #105 Delray Beach, FL	2.0	2.0	1070	$3,350	$3.13	25d	1	1.36mi
21 Abbey Ln #107 Delray Beach, FL	2.0	2.0	925	$1,800	$1.95	16d	1	1.37mi

HOA detail condo

• Monthly dues: $580 · $6,960/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $159,000 Active 38 DOM
2. 2026-06-18
   days on market $159,000 Active 35 DOM
3. 2026-06-17
   days on market $159,000 Active 34 DOM
4. 2026-06-16
   days on market $159,000 Active 33 DOM
5. 2026-06-15
   days on market $159,000 Active 32 DOM
6. 2026-06-13
   days on market $159,000 Active 30 DOM
7. 2026-06-09
   days on market $159,000 Active 26 DOM
8. 2026-06-08
   days on market $159,000 Active 25 DOM
9. 2026-06-07
   days on market $159,000 Active 24 DOM
10. 2026-06-04
    days on market $159,000 Active 21 DOM
11. 2026-06-03
    days on market $159,000 Active 20 DOM
12. 2026-06-02
    days on market $159,000 Active 19 DOM
13. 2026-06-01
    days on market $159,000 Active 18 DOM
14. 2026-05-31
    days on market $159,000 Active 17 DOM
15. 2026-05-13
    listed $159,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $27,365
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − HOA: −$6,960
• − Depreciation: −$4,625
• Taxable loss: −$686
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $1,637/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations to improve its condition and appearance. Key areas for improvement include the kitchen and living room, with updates that can significantly enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Light wear
• Minor Kitchen appliances — Light wear
• Minor Kitchen countertops — Light wear
• Minor Kitchen backsplash — Light wear
• Minor Kitchen lighting — Light wear
• Minor Living room carpet — Light wear

Value-add opportunities

• Resale Paint kitchen cabinets — Fresh paint can significantly improve the appearance of the kitchen
• Resale Replace kitchen appliances — Modern appliances can attract more buyers
• Resale Replace kitchen countertops — New countertops can enhance the kitchen's functionality and appearance
• Resale Replace kitchen backsplash — A fresh backsplash can make the kitchen look more modern and appealing
• Resale Replace kitchen lighting — Fresh lighting can make the kitchen appear brighter and more inviting
• Resale Replace living room carpet — Fresh carpet can make the living room appear more inviting and modern
• Both Landscaping improvements — A well-maintained landscape can improve curb appeal and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear	Minor	$500–3,000
Kitchen appliances · Light wear	Minor	$500–3,000
Kitchen countertops · Light wear	Minor	$500–3,000
Kitchen backsplash · Light wear	Minor	$500–3,000
Kitchen lighting · Light wear	Minor	$500–3,000
Living room carpet · Light wear	Minor	$500–3,000
Total estimated repair cost · 6 items		$3,000–18,000

Value-add ROI direction

• Resale Paint kitchen cabinets — Fresh paint can significantly improve the appearance of the kitchen ↑
• Resale Replace kitchen appliances — Modern appliances can attract more buyers ↑
• Resale Replace kitchen countertops — New countertops can enhance the kitchen's functionality and appearance ↑
• Resale Replace kitchen backsplash — A fresh backsplash can make the kitchen look more modern and appealing ↑
• Resale Replace kitchen lighting — Fresh lighting can make the kitchen appear brighter and more inviting ↑
• Resale Replace living room carpet — Fresh carpet can make the living room appear more inviting and modern ↑
• Both Landscaping improvements — A well-maintained landscape can improve curb appeal and attract more potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 26,208
• Household income: $62,151
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 991.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 10% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Scotch-Irish 7% Romanian 6% Italian 2%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 13% Russian/Polish/Slavic 3% French/Haitian/Cajun 3%

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: ▼ -232.73%
• Current HPI: 254.5016
• Rent YoY: ▲ 4.28%
• 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

1 event — show timeline

• 2026-05-13 Listed $159,000 Beaches MLS