7773 Silver Lake Dr · Delray Beach, FL 33446

$295,000

2 bd · 2.0 ba · 1,575 sqft · Townhouse public records · 220 Days on market

Built 1992 Est $301k · at est. $986/mo HOA · 30% 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 +8.6/30.0
• ARV discount +8.4/15.0
• 1% rule +6.1/10.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

GREAT OPPORTUNITY TO BUY IN DESIRABLE COMMUNITY OF EMERALD POINTE AT LOWEST PRICED LISTING IN THE COMMUNITY. THIS HIBISCUS MODEL HAS VAULTED CEILINGS THROUGHOUT THE UNIT. THE LARGE EAT IN KITCHEN HAS NEWER WHITE CABINETS. HAS LARGE SIZE VAULTED DEN. THIS BEAUTIFUL COMMUNITY TAKES CARE OF EVERYTHING AS WELL AS ROOFS AND EXTERIOR INSURANCE. BEAUTIFUL HEATED POOL AND CLUBHOUSE WITH MANY ACTIVITIES AND FULL TIME SOCIAL DIRECTOR. HURRY BEFORE SEASON STARTS THIS LOW PRICE UNIT WILL SELL QUICKLY.

Key facts

• Clubhouse
• Two walk-in closets
• New roof

Tags

• NEW ROOF
• SPACIOUS MASTER SUITE
• TWO WALK-IN CLOSETS
• HEATED POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with restrictions and possible limits
• HOA & community: HOA with monthly fee; Community amenities include clubhouse, pool, tennis courts, and community room; HOA fee covers cable TV, insurance, security, sewer, trash, water and common areas

Exterior

• Parking: Attached garage (1 covered space); 2 open parking spaces
• Security: Smoke detector(s); Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa; Single-story; Faces south; Resale property
• Construction: Block/Concrete/CBS construction; Built with foundation per public records
• Exterior features: No waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central individual heating; Central cooling (electric); Central individual cooling; Ceiling fan(s)
• Interior features: High ceilings; Walk-in closet(s); Partially furnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (15.3% below list).
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $250k (15.3% below list) — sets the bar for cash-flow.

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: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% 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 average 35% FRL vs 52% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 50% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 583 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $4k 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 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $55k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $198k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,952 (15.3% 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 220 days. Have you received any prior offers? Is the seller open to a 15% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.11% ✓
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $300,825
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7360 S Oriole Blvd #102	0.72mi	3/2.0 (+1)	1,599 (+2%)	5mo	$305,000	$191	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.69% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.73×
• Total profit: $-22,697
• Equity at exit: $95,929

10-year hold

• IRR: -2.2%
• Equity multiple: 0.76×
• Total profit: $-19,852
• Equity at exit: $123,864

Cash invested: $82,600 (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: 583
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,284 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$193 /mo · $2,319/yr
• Insurance: −$123
• HOA: −$986
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $-255

Break-even live

Break-even rent $3,607

Max offer price $249,952

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-172	+0% $-255	+5% $-339	+10% $-422
Rent	-10% $-514	-5% $-385	+0% $-255	+5% $-125	+10% $4
Rate	-1.0pp $-106	-0.5pp $-180	base $-255	+0.5pp $-331	+1.0pp $-409

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14131 Rock Salt Rd Delray Beach, FL	3.0	2.0	1490	$4,800	$3.22	3d	1	0.30mi
14131 Rock Salt Rd Delray Beach, FL	3.0	2.0	1490	$4,800	$3.22	0d	1	0.30mi
14856 Barletta Way Delray Beach, FL	2.0	2.0	1406	$3,200	$2.28	25d	1	0.35mi
8085 Tumblestone Ct Delray Beach, FL	2.0	2.0	1097	$2,679	$2.44	25d	1	0.36mi
8085 Tumblestone Ct Delray Beach, FL	2.0	2.0	1076	$2,668	$2.48	4d	1	0.36mi
8085 Tumblestone Ct Delray Beach, FL	3.0	2.0	1242	$2,998	$2.41	3d	1	0.36mi
13851 Oneida Dr Unit D2 Delray Beach, FL	3.0	2.0	1557	$2,850	$1.83	4d	1	0.47mi
7904 Mansfield Hollow Rd Delray Beach, FL	3.0	2.0	1865	$3,950	$2.12	25d	1	0.48mi
7301 Amberly Ln #304 Delray Beach, FL	2.0	2.0	1080	$1,495	$1.38	8d	1	0.48mi
7350 Kinghurst Dr Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	16d	1	0.51mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	23d	1	0.51mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	0d	1	0.51mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1097	$2,877	$2.62	25d	1	0.52mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1153	$3,002	$2.60	4d	1	0.52mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1097	$2,892	$2.64	13d	1	0.52mi
13811 Oneida Dr Unit H2 Delray Beach, FL	2.0	2.0	1078	$2,100	$1.95	25d	1	0.55mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	8d	1	0.62mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	16d	1	0.62mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$2,700	$2.20	19d	2	0.62mi
7260 Kinghurst Dr #205 Delray Beach, FL	2.0	2.0	1230	$2,800	$2.28	19d	1	0.67mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	13d	1	0.72mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	25d	1	0.72mi
7286 Huntington Ln #105 Delray Beach, FL	2.0	2.0	1070	$3,350	$3.13	25d	1	0.74mi
13542 Weyburne Dr Delray Beach, FL	3.0	2.0	1727	$3,145	$1.82	23d	1	0.79mi
14509 Sloan Ridge Dr Unit 10-104 Luminosa Delray Beach, FL	3.0	2.0	1328	$3,827	$2.88	25d	1	0.83mi
14828 Golden Jax Ln Unit 8103 Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	0d	1	0.83mi
14828 Golden Jax Ln Unit 8-105 Radiance Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	16d	1	0.83mi
14828 Golden Jax Ln Unit 6-105 Radiance Delray Beach, FL	2.0	2.0	1321	$4,148	$3.14	17d	1	0.83mi
7512 Eagle Point Dr Unit 7512 Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	19d	1	0.84mi
7512 Eagle Point Dr Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	5d	1	0.84mi
7512 Eagle Point Dr Delray Beach, FL	3.0	2.0	1461	$4,000	$2.74	0d	1	0.84mi
7192 Huntington Ln #307 Delray Beach, FL	2.0	2.0	1070	$3,500	$3.27	19d	1	0.84mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	25d	1	0.85mi
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	18d	1	0.85mi
7657 Lexington Club Blvd Delray Beach, FL	3.0	2.0	1645	$4,500	$2.74	25d	1	0.85mi
14800 Cumberland Dr Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	0d	3	0.91mi
14534 Highland Center Way Delray Beach, FL	2.0	2.0	1319	$3,400	$2.58	8d	1	0.94mi
7076 Huntington Ln #608 Delray Beach, FL	2.0	2.0	1230	$2,600	$2.11	25d	1	0.95mi
14556 Wiley Range Rd Delray Beach, FL	2.0	2.0	1319	$3,000	$2.27	25d	1	0.99mi
15035 Michelangelo Blvd #103 Delray Beach, FL	2.0	2.0	1079	$2,000	$1.85	25d	1	1.02mi

HOA detail

• Monthly dues: $986 · $11,832/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-21
   days on market $295,000 Active 220 DOM
2. 2026-06-18
   days on market $295,000 Active 217 DOM
3. 2026-06-17
   days on market $295,000 Active 216 DOM
4. 2026-06-16
   days on market $295,000 Active 215 DOM
5. 2026-06-15
   days on market $295,000 Active 214 DOM
6. 2026-06-13
   days on market $295,000 Active 212 DOM
7. 2026-06-09
   days on market $295,000 Active 208 DOM
8. 2026-06-07
   days on market $295,000 Active 206 DOM
9. 2026-06-04
   days on market $295,000 Active 203 DOM
10. 2026-06-03
    days on market $295,000 Active 202 DOM
11. 2026-06-01
    days on market $295,000 Active 200 DOM
12. 2026-05-31
    days on market $295,000 Active 199 DOM

ⓘ 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: $2,319 · $193/mo
• Projected year-2 tax: $2,448 · $204/mo
• Expected delta: +$129/yr (+$11/mo · 5.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,405
• − Mortgage interest: −$16,525
• − Property taxes: −$2,319
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,152
• − Management: −$3,152
• − HOA: −$11,832
• − Depreciation: −$8,582
• Taxable loss: −$7,632
• Est. tax savings @ 24.0%: +$1,832
• After-tax cash flow: $-1,228/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

+129.0% since first listed

19 events — show timeline

• 2026-05-28 Relisted — Beaches MLS
• 2026-03-27 Listing Removed — Beaches MLS
• 2026-02-28 Price Changed $295,000 Beaches MLS
• 2026-02-12 Price Changed $309,000 Beaches MLS
• 2026-01-07 Price Changed $315,000 Beaches MLS
• 2026-01-07 Relisted — Beaches MLS
• 2025-12-31 Listing Removed — Beaches MLS
• 2025-10-09 Price Changed $320,000 Beaches MLS
• 2025-09-24 Relisted — Beaches MLS
• 2025-05-23 Listing Removed — Beaches MLS
• 2025-05-14 Relisted — Beaches MLS
• 2025-03-11 Listing Removed — Beaches MLS
• 2025-03-01 Listed $349,900 Beaches MLS
• 2016-11-30 Sold (Public Records) $197,500 Public Records
• 2016-11-21 Sold (MLS) $197,500 Beaches MLS
• 2016-11-18 Relisted — Beaches MLS
• 2016-10-25 Pending — Beaches MLS
• 2016-09-20 Listed $209,900 Beaches MLS
• 1992-06-26 Sold (Public Records) $128,800 Public Records

Property tax history

-0.2%/yr

Latest (2025): $2,319 · +3.7% YoY. Source: county tax records.