5153 Oak Hill Rd #511 · Delray Beach, FL 33484

$227,000

3 bd · 2.0 ba · 1,710 sqft · Condo public records · 44 Days on market

Built 1985 $1066/mo HOA · 30% 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 +16.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

First-floor 2-bedroom, 2-bathroom corner unit with golf course views from the backyard. This unit features an in-unit washer and dryer, and an enclosed rear patio that provides additional living space. The spacious primary bedroom includes walk-in closets, and the primary bathroom offers a dual-sink vanity with a separate tub and shower. Located in Boca Delray Golf & Country Club, a 24-hour manned gated community with NO joining fees and NO annual membership dues (one-time capital contribution only). Residents enjoy access to exceptional amenities, including two pools, cushioned pickleball courts, Har-Tru tennis courts, a fitness center, clubhouse, café, and golf—without

Key facts

• Walk-in closets
• Dual-sink vanity
• Enclosed rear patio

Tags

• IN-UNIT WASHER AND DRYER
• ENCLOSED REAR PATIO
• WALK-IN CLOSETS
• DUAL-SINK VANITY
• 24-HOUR MANNED GATED COMMUNITY
• TWO POOLS

Property features AI

Finance

• Other: Directions: Clint Moore and Linton Blvd, west side of Military to gate
• HOA & community: Has association (Boca Delray II Condominium Association / Boca Delray Association); Monthly HOA fee (approximate) 1,066.66; HOA covers cable TV, insurance, grounds maintenance, pest control, sewer, water, common areas, recreation facility; Community amenities: clubhouse, fitness center, billiard room, game room, community room, golf course, jogging path, bocce ball, cafe/restaurant, internet included; Pets allowed with possible restrictions and number limits; Senior community

Exterior

• Parking: Assigned parking (1 open/assigned space, total 1)
• Security: Gated community with guard; Security guard on site
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Cable available; Electricity available; Sewer connected; Water available
• Home design: Condominium; One-level living with 2 total stories in building; Entry level 1; Faces west; Resale condition
• Construction: CBS construction; Tile roof; Slab foundation; Built for occupancy (living area approx. 1,598)
• Exterior features: No other detached structures; Paved road; Publicly maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $227k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $227k).
• Recommended offer: $220k (3.0% 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.
• 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); 546 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,580/mo this rent would consume 69% of the median local household income ($62k/yr) (locally 991% 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 $7k 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 44 days — a 3% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $227k implies a 116% gain — meaningful room to come down on a strong offer.

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 $220,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.58% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 5.3

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: -10.1%
• Equity multiple: 0.62×
• Total profit: $-23,980
• Equity at exit: $33,846

10-year hold

• IRR: 2.3%
• Equity multiple: 1.18×
• Total profit: $11,362
• Equity at exit: $19,627

Cash invested: $63,560 (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: 546
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,580 high
• Mortgage (P&I): −$1,190
• Tax from tax record: −$362 /mo · $4,340/yr
• Insurance: −$95
• HOA: −$1,066
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $116

Break-even live

Break-even rent $3,434

Max offer price $227,000

Occupancy floor 92%

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16658 La Mesa Dr Delray Beach, FL	3.0	2.0	1779	$4,000	$2.25	24d	1	0.17mi
5072 Alencia Ct Delray Beach, FL	3.0	2.0	1638	$4,500	$2.75	24d	1	0.30mi
4983 Garden Dr Delray Beach, FL	3.0	2.0	2000	$15,000	$7.50	24d	1	0.32mi
16415 Berry Way Delray Beach, FL	4.0	2.5	1605	$3,000	$1.87	17d	1	0.42mi
4801 S Citation Dr Delray Beach, FL	1.0–3.0	1.0–2.0	1180	$3,696	$3.13	2d	38	0.45mi
16843 Boca Delray Dr Delray Beach, FL	2.0	2.0	1533	$4,900	$3.20	22d	1	0.45mi
5605 Forest Oaks Ter Delray Beach, FL	3.0	3.0	2092	$10,000	$4.78	14d	1	0.46mi
5241 Jog Ln Delray Beach, FL	3.0	2.5	1806	$3,650	$2.02	5d	1	0.52mi
2023 Valencia Dr Delray Beach, FL	3.0	2.0	1711	$3,895	$2.28	15d	1	0.75mi
2200 Bloods Grove Cir Delray Beach, FL	2.0–3.0	2.5	1611	$4,043	$2.51	5d	5	0.80mi
16075 Sims Rd #203 Delray Beach, FL	3.0	2.0	1716	$3,900	$2.27	24d	1	0.81mi
5241 Breadfruit Cir Delray Beach, FL	3.0	2.0	1462	$3,500	$2.39	21d	1	0.84mi
5310 Las Verdes Cir #106 Delray Beach, FL	2.0	2.0	1050	$1,900	$1.81	24d	1	0.94mi
16218 Sierra Palms Dr Delray Beach, FL	3.0	2.5	1474	$3,250	$2.20	20d	1	0.98mi
481 Burgundy K #481 Delray Beach, FL	2.0	2.0	1200	$1,700	$1.42	19d	1	1.04mi
5220 Las Verdes Cir Delray Beach, FL	2.0	2.0	963	$1,825	$1.90	22d	2	1.08mi
3216 Spanish Wells Dr Unit 26D Delray Beach, FL	2.0	2.5	1232	$2,400	$1.95	24d	1	1.15mi
3301 Spanish Wells Dr Unit D Delray Beach, FL	2.0	2.5	1400	$2,400	$1.71	24d	1	1.16mi
17256 Boca Club Blvd #1401 Boca Raton, FL	2.0	2.0	1271	$5,800	$4.56	24d	1	1.16mi
5085 Bottlebrush St Delray Beach, FL	2.0	2.0	1165	$2,300	$1.97	22d	1	1.19mi
4695 Brandywine Dr Boca Raton, FL	3.0	3.0	1974	$4,750	$2.41	24d	1	1.20mi
5299 Copperleaf Cir Delray Beach, FL	2.0	2.0	1070	$2,000	$1.87	24d	1	1.21mi
17274 Boca Club Blvd #2308 Boca Raton, FL	2.0	2.0	1271	$3,500	$2.75	15d	1	1.21mi
3118 Spanish Wells Dr Unit 15B Delray Beach, FL	2.0	2.5	1230	$2,650	$2.15	24d	1	1.23mi
15548 Bottlebrush Cir Delray Beach, FL	2.0	2.0	1169	$2,200	$1.88	24d	1	1.24mi
17324 Boca Club Blvd #903 Boca Raton, FL	3.0	2.0	1347	$4,800	$3.56	24d	1	1.25mi
17768 Maplewood Dr Boca Raton, FL	4.0	2.0	2123	$5,200	$2.45	22d	1	1.26mi
481 Burgundy N Unit NA Delray Beach, FL	2.0	2.0	1200	$1,700	$1.42	24d	1	1.27mi
599 Burgundy M Delray Beach, FL	3.0	2.0	1097	$2,100	$1.91	3d	1	1.28mi
17340 Boca Club Blvd Boca Raton, FL	2.0	2.0	1071	$3,300	$3.08	24d	1	1.29mi
17372 Boca Club Blvd #408 Boca Raton, FL	3.0	2.0	1271	$5,000	$3.93	24d	1	1.30mi
17210 Boca Club Blvd #103 Boca Raton, FL	2.0	2.5	2194	$4,000	$1.82	24d	1	1.30mi
16129 Poppyseed Cir #1603 Delray Beach, FL	3.0	2.5	1652	$3,250	$1.97	3d	1	1.31mi
16129 Poppyseed Cir #1603 Delray Beach, FL	3.0	2.5	1652	$3,350	$2.03	21d	1	1.31mi
17317 Boca Club Blvd #8 Boca Raton, FL	3.0	2.0	1639	$3,500	$2.14	17d	1	1.34mi
3001 San Clara Dr Unit 4A Delray Beach, FL	2.0	2.5	1500	$2,250	$1.50	15d	1	1.35mi
3250 Lakeview Blvd Delray Beach, FL	3.0	2.0	2071	$7,900	$3.81	24d	1	1.35mi
1845 Palm Cove Blvd Unit 8-103 Delray Beach, FL	3.0	2.0	1065	$2,500	$2.35	19d	1	1.36mi
2070 Homewood Blvd #3150 Delray Beach, FL	2.0	2.0	1090	$2,350	$2.16	15d	1	1.37mi
17287 Boca Club Blvd #8 Boca Raton, FL	3.0	2.0	1976	$5,800	$2.94	24d	1	1.38mi

HOA detail condo

• Monthly dues: $1,066 · $12,792/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $227,000 Active 44 DOM
2. 2026-06-17
   days on market $227,000 Active 43 DOM
3. 2026-06-16
   days on market $227,000 Active 42 DOM
4. 2026-06-15
   days on market $227,000 Active 41 DOM
5. 2026-06-13
   days on market $227,000 Active 39 DOM
6. 2026-06-10
   price $227,000 Active 35 DOM
7. 2026-06-09
   days on market $252,000 Active 35 DOM
8. 2026-06-08
   days on market $252,000 Active 34 DOM
9. 2026-06-07
   days on market $252,000 Active 33 DOM
10. 2026-06-04
    days on market $252,000 Active 30 DOM
11. 2026-06-03
    days on market $252,000 Active 29 DOM
12. 2026-06-02
    days on market $252,000 Active 28 DOM
13. 2026-06-01
    days on market $252,000 Active 27 DOM
14. 2026-05-31
    days on market $252,000 Active 26 DOM
15. 2026-05-05
    listed $252,000 Active
16. 1996-05-03
    soldstatus $105,000
17. 1985-01-01
    soldstatus $97,900

ⓘ 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: $4,340 · $362/mo
• Projected year-2 tax: $4,340 · $362/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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,964
• − Mortgage interest: −$12,716
• − Property taxes: −$4,340
• − Insurance: −$1,135
• − Repairs & maintenance: −$3,437
• − Management: −$3,437
• − HOA: −$12,792
• − Depreciation: −$6,604
• Taxable loss: −$1,496
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $1,749/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): 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

+157.4% since first listed

3 events — show timeline

• 2026-05-05 Listed $252,000 Beaches MLS
• 1996-05-03 Sold (Public Records) $105,000 Public Records
• 1985-01-01 Sold (Public Records) $97,900 Public Records

Property tax history

+8.9%/yr

Latest (2025): $4,340 · -10.0% YoY. Source: county tax records.