116 SW 11th Ave · Delray Beach, FL 33444

$300,000

3 bd · 1.0 ba · 805 sqft · SingleFamily public records · 269 Days on market

Built 1955 6,882 sqft lot

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PROBATE IS FINALIZED. PLEASE SUBMIT YOUR BEST AND HIGHEST BY 1/19/2026

Key facts

• 6,882 sq ft lot
• 4 parking spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.4% 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: Plumosa School of The Arts (math 34% / reading 43%, grade F, #1,575 of 2,144 statewide, top 74%, 779 students, 68% 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 (+1.6%/yr); 233 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $3,089/mo this rent would consume 51% of the median local household income ($73k/yr) (locally 1211% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 269 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $103k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.63% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-25,352
• Equity at exit: $44,731

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-3,465
• Equity at exit: $25,939

Cash invested: $84,000 (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 33444

• Rents YoY: 1.6%
• Active inventory: 233
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,089 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$311 /mo · $3,736/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $431

Break-even live

Break-even rent $2,544

Max offer price $300,000

Occupancy floor 81%

Sensitivity live

Price	-10% $601	-5% $516	+0% $431	+5% $346	+10% $261
Rent	-10% $187	-5% $309	+0% $431	+5% $553	+10% $675
Rate	-1.0pp $582	-0.5pp $507	base $431	+0.5pp $353	+1.0pp $274

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 SW 10th Ave Delray Beach, FL	2.0	1.0	600	$1,850	$3.08	25d	1	0.15mi
137 SW 9th Ave Delray Beach, FL	2.0	1.0	736	$2,200	$2.99	18d	1	0.20mi
142 SW 8th Ave Unit D Delray Beach, FL	2.0	1.0	912	$2,250	$2.47	25d	1	0.23mi
27 NW 11th Ave Delray Beach, FL	2.0	1.0	1040	$2,150	$2.07	25d	1	0.25mi
240 SW 15th Ave Unit 242 Delray Beach, FL	2.0	1.0	648	$2,250	$3.47	25d	1	0.29mi
602 NW 1st St Delray Beach, FL	3.0	2.0	1032	$3,400	$3.29	25d	1	0.45mi
210 NW 13th Ave Delray Beach, FL	2.0	1.0	800	$2,200	$2.75	25d	1	0.48mi
24 SW 4th Ave Delray Beach, FL	3.0	2.0	948	$3,100	$3.27	25d	1	0.48mi
517 NW 1st St Delray Beach, FL	3.0	2.0	888	$4,225	$4.76	4d	1	0.49mi
517 NW 1st St Delray Beach, FL	3.0	2.0	888	$4,125	$4.65	3d	1	0.49mi
336 SW 5th Ave Delray Beach, FL	3.0	2.0	1080	$3,300	$3.06	21d	1	0.51mi
135 NW 5th Ave Apt 3 Delray Beach, FL	2.0	1.0	875	$2,200	$2.51	25d	1	0.59mi
2095 W Atlantic Ave Delray Beach, FL	3.0	1.0–2.0	1012	$3,975	$3.93	0d	11	0.62mi
239 NW 6th Ave Delray Beach, FL	4.0	2.5	962	$3,700	$3.85	25d	1	0.64mi
250 Congress Park Dr Delray Beach, FL	1.0–2.0	1.0–2.0	969	$2,950	$3.04	0d	5	0.69mi
320 NW 6th Ave Delray Beach, FL	3.0	2.0	1032	$3,400	$3.29	25d	1	0.69mi
1335 Lee St Delray Beach, FL	3.0	2.0	1000	$3,200	$3.20	25d	1	0.70mi
625 SW 20th Ct #80 Delray Beach, FL	2.0	1.0	777	$2,300	$2.96	25d	1	0.73mi
608 SW 8th Ct Delray Beach, FL	3.0	1.0	1100	$2,700	$2.45	25d	1	0.77mi
322 NW 4th Ave Delray Beach, FL	2.0	1.0	971	$7,500	$7.72	21d	1	0.77mi
320 NW 3rd Ave Delray Beach, FL	3.0	2.0	1107	$4,500	$4.07	25d	1	0.80mi
238 SE 1st Ave Unit 10 Delray Beach, FL	2.0	1.0	700	$2,600	$3.71	25d	1	0.80mi
111 SE 1st Ave Delray Beach, FL	1.0–3.0	1.0–3.0	1116	$12,000	$10.75	25d	7	0.81mi
111 SE 2nd St Delray Beach, FL	1.0–2.0	2.0	827	$4,200	$5.08	21d	2	0.82mi
111 SE 2nd St #201 Delray Beach, FL	2.0	2.0	1083	$4,200	$3.88	22d	1	0.82mi
32 SE 2nd Ave Delray Beach, FL	1.0–2.0	1.0–2.0	1141	$4,075	$3.57	0d	9	0.84mi
151 SE 3rd Ave Delray Beach, FL	2.0	1.0–2.0	919	$3,859	$4.20	0d	16	0.95mi
715 S Swinton Ave Apt 2B Delray Beach, FL	2.0	1.0	850	$2,150	$2.53	3d	1	0.96mi
200 NE 2nd Ave Delray Beach, FL	1.0–2.0	1.0–2.0	1133	$4,200	$3.71	2d	2	0.97mi
200 NE 2nd Ave Delray Beach, FL	1.0–2.0	1.0–2.0	1133	$4,500	$3.97	25d	2	0.97mi
320 NE 1st Ave Delray Beach, FL	2.0	1.0	1000	$2,900	$2.90	25d	1	0.99mi
341 SE 3rd Ave Delray Beach, FL	2.0	2.0	785	$3,250	$4.14	25d	1	0.99mi
743 S Swinton Ave Unit 1 Delray Beach, FL	2.0	1.0	900	$1,900	$2.11	25d	1	1.02mi
500 N Congress Ave Delray Beach, FL	2.0–3.0	1.0–2.0	989	$3,033	$3.07	0d	6	1.04mi
1100 SW 4th Ave Delray Beach, FL	2.0	2.0	855	$2,150	$2.51	16d	5	1.07mi
185 NE 4th Ave Delray Beach, FL	1.0–2.0	1.5–2.0	1406	$8,000	$5.69	14d	2	1.08mi
710 SE 4th Ave Delray Beach, FL	2.0	1.0	648	$1,750	$2.70	22d	1	1.13mi
320 Sterling Ave Delray Beach, FL	3.0	1.0	1000	$3,500	$3.50	25d	1	1.15mi
118 SE 7th Ave Delray Beach, FL	2.0	1.0	663	$5,000	$7.54	25d	1	1.17mi
102 SE 7th Ave Unit Villa 2 Delray Beach, FL	2.0	1.0	735	$4,500	$6.12	25d	1	1.17mi

Listing history 9 events

1. 2026-03-11
   status Pending
2. 2026-02-05
   status Pending
3. 2025-09-19
   price $300,000
4. 2025-09-18
   status Active
5. 2025-04-12
   historical
6. 2024-12-27
   price $320,000
7. 2024-12-04
   listed $403,000 Active
8. 2015-01-03
   historical
9. 2014-08-10
   listed $60,000 Active

ⓘ 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: $3,736 · $311/mo
• Projected year-2 tax: $3,736 · $311/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $37,073
• − Mortgage interest: −$16,805
• − Property taxes: −$3,736
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,966
• − Management: −$2,966
• − Depreciation: −$8,727
• Taxable income: $373
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $5,083/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): 22,737
• Household income: $72,925
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 1211.0

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 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 1%
• Common ancestry: Hispanic 17% Romanian 2% Italian 2%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 70% English-only · French/Haitian/Cajun 18% Spanish 11% Other Indo-European 1%

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: ▼ -743.16%
• Current HPI: 415.3247
• Rent YoY: ▲ 1.63%
• 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

+400.0% since first listed

9 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2026-02-05 Pending — Beaches MLS
• 2025-09-19 Price Changed $300,000 Beaches MLS
• 2025-09-18 Relisted — Beaches MLS
• 2025-04-12 Listing Removed — Beaches MLS
• 2024-12-27 Price Changed $320,000 Beaches MLS
• 2024-12-04 Listed $403,000 Beaches MLS
• 2015-01-03 Listing Removed — Beaches MLS
• 2014-08-10 Listed $60,000 Beaches MLS

Property tax history

+7.8%/yr

Latest (2025): $3,736 · +9.8% YoY. Source: county tax records.