157 Saxony D · Delray Beach, FL 33446

$90,000

2 bd · 2.0 ba · 988 sqft · Condo public records · 241 Days on market

Built 1974 $826/mo HOA · 43% 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 +16.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• DSCR +5.0/10.0
• 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

NO EXPENSE SPARED-Gorgeous RENOVATED 2/2 corner unit on the 1st FLOOR. UPGRADES GALORE! Fabulous Kitchen with NEW GRANITE COUNTERTOPS, FLOOR TO CEILING rich, WOOD custom CABINETRY with plenty of storage AND PULL OUTS, decorative BACKSPLASH and MATCHNG WALL TILE, ITALIAN PORCELAIN TILE thru-out the ENTIRE home, with new carpet in the master. The new TANK LESS WATER HEATER compliments the DELUXE WALK IN-SPA (never used) with a WALL MOUNTED TV for your pleasure in the guest bathroom. Both BATHROOMS UPDATED & the WASHER AND DRYER IS LOCATED IN THE UNIT (Florida Room) for your convenience. INFORMATION DEEMED RELIABLE AND SUBJECT TO ERRORS, OMISSIONS, OR CHANGES WITHOUT NOTICE. ALL MEASUREMENTS ARE APPROXIMATE. The recreational facilities include 3 multi-million dollar clubhouses & 2 golf courses (Par 3 & 18 hole Executive Course), Tennis, Fitness Center, Theatre, Billiards & much more! The residents also enjoy use of the Kings Point buses which serve the community and immediate surrounding area as well as 3 shopping centers.

Key facts

• New patio storm door
• Fresh paint
• New carpet

Tags

• UPDATED CORNER UNIT
• NEW PATIO STORM DOOR
• NEW INTERIOR DOORS
• FRESH PAINT
• NEW CARPET
• GARDEN VIEWS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Has association; Monthly HOA fee (association) includes cable TV, insurance, security, trash, and common areas; Association amenities: billiard room, clubhouse, pool, sauna, shuffleboard court, community room, courtesy bus; Senior community

Exterior

• Parking: Assigned parking
• Security: Community security included in association services
• Utilities: Public water; Public sewer; Cable available; Sewer available; Water available
• Home design: Condominium; Resale condition; Faces north; 4-story building; Living area approximately 880
• Construction: CBS construction
• Exterior features: Covered patio; Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Electric cooling
• Interior features: Walk-in closets; Blinds; Unfurnished
• Laundry & utility: Laundry closet inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $45 ($543/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Market conditions: Rents flat; 577 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($622 loan paydown + $618 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.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 2→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 2.14% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 3.9

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: -0.8%
• Equity multiple: 0.96×
• Total profit: $-963
• Equity at exit: $29,267

10-year hold

• IRR: 0.7%
• Equity multiple: 1.08×
• Total profit: $1,957
• Equity at exit: $37,789

Cash invested: $25,200 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$472
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$38
• HOA: −$826
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $45

Break-even live

Break-even rent $1,872

Max offer price $90,000

Occupancy floor 93%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Saxony Ln #211 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	7d	1	0.02mi
151 Saxony D Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	12d	1	0.05mi
99 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	24d	1	0.07mi
321 Saxony G Delray Beach, FL	2.0	2.0	880	$2,200	$2.50	4d	1	0.10mi
52 Saxony Cir Unit 52 Delray Beach, FL	2.0	2.0	1027	$3,200	$3.12	24d	1	0.11mi
352 Saxony Trl Unit 352 Delray Beach, FL	2.0	2.0	907	$2,000	$2.21	24d	1	0.13mi
370 Saxony H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	5d	1	0.13mi
23 Flanders a Delray Beach, FL	1.0	1.5	760	$1,500	$1.97	24d	1	0.14mi
189 Saxony Trl Unit 189 Delray Beach, FL	2.0	2.0	880	$1,475	$1.68	22d	1	0.15mi
516 Saxony K Delray Beach, FL	2.0	2.0	880	$1,450	$1.65	24d	1	0.15mi
23 Saxony a Delray Beach, FL	1.0	1.5	726	$1,300	$1.79	7d	1	0.15mi
123 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	24d	1	0.15mi
564 Saxony Dr #564 Delray Beach, FL	2.0	2.0	880	$2,200	$2.50	5d	1	0.15mi
445 Saxony Way #445 Delray Beach, FL	2.0	2.0	883	$1,550	$1.76	24d	1	0.15mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	24d	1	0.15mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	2d	1	0.15mi
662 Saxony N Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	20d	1	0.15mi
669 Monaco N Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	24d	1	0.15mi
29 Flanders a Delray Beach, FL	2.0	2.0	760	$1,900	$2.50	24d	1	0.20mi
679 Saxony Way Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	5d	1	0.21mi
127 Flanders C Delray Beach, FL	1.0	1.5	760	$1,550	$2.04	24d	1	0.21mi
569 Monaco L Delray Beach, FL	2.0	2.0	880	$1,500	$1.70	24d	1	0.21mi
468 Saxony J Delray Beach, FL	2.0	2.0	907	$1,850	$2.04	24d	1	0.21mi
401 Monaco Way Unit 401 Delray Beach, FL	2.0	2.0	920	$1,950	$2.12	24d	1	0.25mi
482 Monaco Blvd #482 Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	24d	1	0.26mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	18d	1	0.26mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	12d	1	0.26mi
451 Monaco Blvd Unit J Delray Beach, FL	1.0	1.5	720	$1,599	$2.22	24d	1	0.26mi
711 Monaco O Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	24d	1	0.27mi
459 Monaco Blvd Unit 459 Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	20d	1	0.27mi
581 Monaco Blvd Unit 581 Delray Beach, FL	2.0	2.0	880	$2,000	$2.27	24d	1	0.27mi
153 Monaco D Delray Beach, FL	2.0	2.0	880	$1,750	$1.99	17d	1	0.28mi
492 Piedmont Ct Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	24d	1	0.28mi
514 Piedmont K Delray Beach, FL	1.0	1.5	792	$1,690	$2.13	24d	1	0.29mi
514 Piedmont K Unit k Delray Beach, FL	1.0	1.5	792	$1,690	$2.13	3d	1	0.29mi
459 Monaco J #459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	1d	1	0.30mi
195 Monaco E Delray Beach, FL	1.0	1.5	728	$1,550	$2.13	24d	1	0.31mi
596 Saxony M Delray Beach, FL	2.0	2.0	883	$1,400	$1.59	14d	1	0.32mi
177 Flanders D Delray Beach, FL	2.0	2.0	920	$1,600	$1.74	24d	1	0.32mi
344 Piedmont Trl Delray Beach, FL	2.0	2.0	910	$1,600	$1.76	24d	1	0.33mi

HOA detail condo

• Monthly dues: $826 · $9,912/yr
• Likely covers: watergym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $90,000 Active 241 DOM
2. 2026-06-17
   days on market $90,000 Active 240 DOM
3. 2026-06-16
   days on market $90,000 Active 239 DOM
4. 2026-06-15
   days on market $90,000 Active 238 DOM
5. 2026-06-13
   pricedays on market $90,000 Active 236 DOM
6. 2026-06-09
   days on market $110,000 Active 232 DOM
7. 2026-06-07
   days on market $110,000 Active 230 DOM
8. 2026-06-04
   days on market $110,000 Active 227 DOM
9. 2026-06-03
   days on market $110,000 Active 226 DOM
10. 2026-06-01
    days on market $110,000 Active 224 DOM
11. 2026-05-31
    days on market $110,000 Active 223 DOM
12. 2025-10-20
    listed $110,000 Active
13. 2015-03-26
    soldstatus $70,000
14. 2015-03-20
    soldstatus $70,000 Closed 1054-char remark

    Show marketing remark (1054 chars)

    NO EXPENSE SPARED-Gorgeous RENOVATED 2/2 corner unit on the 1st FLOOR. UPGRADES GALORE! Fabulous Kitchen with NEW GRANITE COUNTERTOPS, FLOOR TO CEILING rich, WOOD custom CABINETRY with plenty of storage AND PULL OUTS, decorative BACKSPLASH and MATCHNG WALL TILE, ITALIAN PORCELAIN TILE thru-out the ENTIRE home, with new carpet in the master. The new TANK LESS WATER HEATER compliments the DELUXE WALK IN-SPA (never used) with a WALL MOUNTED TV for your pleasure in the guest bathroom. Both BATHROOMS UPDATED & the WASHER AND DRYER IS LOCATED IN THE UNIT (Florida Room) for your convenience. INFORMATION DEEMED RELIABLE AND SUBJECT TO ERRORS, OMISSIONS, OR CHANGES WITHOUT NOTICE. ALL MEASUREMENTS ARE APPROXIMATE. The recreational facilities include 3 multi-million dollar clubhouses & 2 golf courses (Par 3 & 18 hole Executive Course), Tennis, Fitness Center, Theatre, Billiards & much more! The residents also enjoy use of the Kings Point buses which serve the community and immediate surrounding area as well as 3 shopping centers.

15. 2015-02-05
    historical Contingent 1054-char remark

    Show marketing remark (1054 chars)

    NO EXPENSE SPARED-Gorgeous RENOVATED 2/2 corner unit on the 1st FLOOR. UPGRADES GALORE! Fabulous Kitchen with NEW GRANITE COUNTERTOPS, FLOOR TO CEILING rich, WOOD custom CABINETRY with plenty of storage AND PULL OUTS, decorative BACKSPLASH and MATCHNG WALL TILE, ITALIAN PORCELAIN TILE thru-out the ENTIRE home, with new carpet in the master. The new TANK LESS WATER HEATER compliments the DELUXE WALK IN-SPA (never used) with a WALL MOUNTED TV for your pleasure in the guest bathroom. Both BATHROOMS UPDATED & the WASHER AND DRYER IS LOCATED IN THE UNIT (Florida Room) for your convenience. INFORMATION DEEMED RELIABLE AND SUBJECT TO ERRORS, OMISSIONS, OR CHANGES WITHOUT NOTICE. ALL MEASUREMENTS ARE APPROXIMATE. The recreational facilities include 3 multi-million dollar clubhouses & 2 golf courses (Par 3 & 18 hole Executive Course), Tennis, Fitness Center, Theatre, Billiards & much more! The residents also enjoy use of the Kings Point buses which serve the community and immediate surrounding area as well as 3 shopping centers.

16. 2015-01-30
    listed $74,000 Active 1054-char remark

    Show marketing remark (1054 chars)

    NO EXPENSE SPARED-Gorgeous RENOVATED 2/2 corner unit on the 1st FLOOR. UPGRADES GALORE! Fabulous Kitchen with NEW GRANITE COUNTERTOPS, FLOOR TO CEILING rich, WOOD custom CABINETRY with plenty of storage AND PULL OUTS, decorative BACKSPLASH and MATCHNG WALL TILE, ITALIAN PORCELAIN TILE thru-out the ENTIRE home, with new carpet in the master. The new TANK LESS WATER HEATER compliments the DELUXE WALK IN-SPA (never used) with a WALL MOUNTED TV for your pleasure in the guest bathroom. Both BATHROOMS UPDATED & the WASHER AND DRYER IS LOCATED IN THE UNIT (Florida Room) for your convenience. INFORMATION DEEMED RELIABLE AND SUBJECT TO ERRORS, OMISSIONS, OR CHANGES WITHOUT NOTICE. ALL MEASUREMENTS ARE APPROXIMATE. The recreational facilities include 3 multi-million dollar clubhouses & 2 golf courses (Par 3 & 18 hole Executive Course), Tennis, Fitness Center, Theatre, Billiards & much more! The residents also enjoy use of the Kings Point buses which serve the community and immediate surrounding area as well as 3 shopping centers.

ⓘ 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: $1,720 · $143/mo
• Projected year-2 tax: $1,720 · $143/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 1/10 Low
• 🌡 Heat 8/10 Severe 2 d/yr ≥107°F today · 8 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: $23,151
• − Mortgage interest: −$5,041
• − Property taxes: −$1,720
• − Insurance: −$450
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − HOA: −$9,912
• − Depreciation: −$2,618
• Taxable loss: −$295
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $614/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

+48.6% since first listed

5 events — show timeline

• 2025-10-20 Listed $110,000 Beaches MLS
• 2015-03-26 Sold (Public Records) $70,000 Public Records
• 2015-03-20 Sold (MLS) $70,000 Beaches MLS
• 2015-02-05 Contingent — Beaches MLS
• 2015-01-30 Listed $74,000 Beaches MLS

Property tax history

+16.1%/yr

Latest (2025): $1,720 · -6.0% YoY. Source: county tax records.