7280 Amberly Ln #207 · Delray Beach, FL 33446

$289,000

2 bd · 2.0 ba · 1,220 sqft · Condo public records · 35 Days on market

Built 1987 $751/mo HOA · 26% 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Appreciation +5.3/10.0
• 1% rule +4.9/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks

Beautiful, remodeled in 2025 from top to bottom LANCASTER condo within walking distance to pool nearby and newly renovated state-of-the-art Clubhouse. Rectified porcelain tiles throughout, EuroDesign white and gray glossy kitchen cabinets, top of the brand modern Samsung appliances with counter-depth refrigerator, quartz counters, kitchen island - to name a few. Custom made soffit lights and retractable ceiling fans in every room, designer bathrooms, shelved walk-in closets, separate laundry room with new washer/dryer will add living comfort and contentment. The Huntington Lakes is a great active lifestyle community with dozen clubs by interests, shows, movies, a broad array of activities a

Key facts

• Quartz counters
• Remodeled condo
• $751 HOA

Tags

• REMODELED CONDO
• STATE-OF-THE-ART CLUBHOUSE
• RECTIFIED PORCELAIN TILES
• EURODESIGN KITCHEN CABINETS
• MODERN SAMSUNG APPLIANCES
• QUARTZ COUNTERS

Property features AI

Finance

• HOA & community: Association: Huntington Lakes Section Four; Quarterly HOA fees; HOA covers cable TV, grounds maintenance, security, sewer, trash, water, common areas, and elevator; Community amenities include clubhouse, fitness center, indoor pool, outdoor pool, spa/hot tub, tennis courts, pickleball courts, shuffleboard, billiard room, game room, jogging path, storage, elevators, manager on site, trash chute, parking, street lights, and community room; Pets allowed (restrictions possible); Senior community; Approximately 1,800 units in the community

Exterior

• Parking: Assigned parking and guest parking; One parking space
• Security: Gated community with guard; Security patrol; Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable connected; Electricity available; Sewer available; Water available
• Home design: Condominium; One level; Faces northeast; Resale property
• Construction: CBS construction
• Exterior features: Waterfront community; In-ground spa; Flat tar-and-gravel roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Tile
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Electric central heating (individual); Electric central cooling (individual); Ceiling fans
• Interior features: Built-in features; Kitchen island; Walk-in closets; Split bedroom layout; Custom mirrors
• Laundry & utility: Laundry closet inside the unit; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $289k.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (1.0% below list).
• Recommended offer: $224k (22.6% 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 23d 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $215k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $223,722 (22.6% 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 35 days. Have you received any prior offers? Is the seller open to a 23% 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. 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 0.99% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.48%
• DSCR: 0.76
• GRM: 8.4

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: -7.4%
• Equity multiple: 0.64×
• Total profit: $-29,096
• Equity at exit: $93,978

10-year hold

• IRR: -3.6%
• Equity multiple: 0.60×
• Total profit: $-32,276
• Equity at exit: $121,345

Cash invested: $80,920 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,862 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$244 /mo · $2,924/yr
• Insurance: −$120
• HOA: −$751
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-370

Break-even live

Break-even rent $3,330

Max offer price $223,722

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-288	+0% $-370	+5% $-451	+10% $-533
Rent	-10% $-596	-5% $-483	+0% $-370	+5% $-256	+10% $-143
Rate	-1.0pp $-224	-0.5pp $-296	base $-370	+0.5pp $-444	+1.0pp $-521

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	16d	1	0.03mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$2,700	$2.20	19d	2	0.03mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	8d	1	0.03mi
7301 Amberly Ln #304 Delray Beach, FL	2.0	2.0	1080	$1,495	$1.38	8d	1	0.11mi
7260 Kinghurst Dr #205 Delray Beach, FL	2.0	2.0	1230	$2,800	$2.28	19d	1	0.18mi
7286 Huntington Ln #105 Delray Beach, FL	2.0	2.0	1070	$3,350	$3.13	25d	1	0.19mi
14509 Sloan Ridge Dr Unit 10-104 Luminosa Delray Beach, FL	3.0	2.0	1328	$3,827	$2.88	25d	1	0.24mi
14828 Golden Jax Ln Unit 8103 Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	0d	1	0.24mi
14828 Golden Jax Ln Unit 6-105 Radiance Delray Beach, FL	2.0	2.0	1321	$4,148	$3.14	18d	1	0.24mi
14828 Golden Jax Ln Unit 8-105 Radiance Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	16d	1	0.24mi
7192 Huntington Ln #307 Delray Beach, FL	2.0	2.0	1070	$3,500	$3.27	19d	1	0.28mi
7350 Kinghurst Dr Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	16d	1	0.29mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	23d	1	0.29mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	0d	1	0.29mi
14800 Cumberland Dr Delray Beach, FL	2.0–3.0	2.0	1324	$3,827	$2.89	0d	4	0.33mi
14747 Cumberland Dr #301 Delray Beach, FL	2.0	2.0	1044	$1,900	$1.82	25d	1	0.33mi
14534 Highland Center Way Delray Beach, FL	2.0	2.0	1319	$3,400	$2.58	8d	1	0.34mi
14723 Cumberland Dr Unit 404 B Delray Beach, FL	1.0	2.0	912	$1,850	$2.03	25d	1	0.37mi
7076 Huntington Ln #608 Delray Beach, FL	2.0	2.0	1230	$2,600	$2.11	25d	1	0.38mi
14556 Wiley Range Rd Delray Beach, FL	2.0	2.0	1319	$3,000	$2.27	25d	1	0.39mi
7515 S Oriole Blvd Delray Beach, FL	2.0	2.0	850	$1,700	$2.00	25d	1	0.39mi
14856 Barletta Way Delray Beach, FL	2.0	2.0	1406	$3,200	$2.28	25d	1	0.40mi
14307 Bedford Dr #302 Delray Beach, FL	2.0	2.0	990	$2,200	$2.22	25d	1	0.40mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	25d	1	0.43mi
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	18d	1	0.43mi
14624 Three Ponds Trl Delray Beach, FL	3.0	2.0	1411	$3,250	$2.30	18d	1	0.43mi
14 Willowbrook Ln #101 Delray Beach, FL	2.0	2.0	1005	$1,700	$1.69	6d	1	0.45mi
20 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,600	$2.81	25d	1	0.46mi
23 Abbey Ln #208 Delray Beach, FL	2.0	2.0	925	$1,500	$1.62	4d	1	0.46mi
21 Abbey Ln #107 Delray Beach, FL	2.0	2.0	925	$1,800	$1.95	16d	1	0.47mi
14896 Bal Moral Ln Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	25d	1	0.47mi
19 Abbey Ln #206 Delray Beach, FL	2.0	2.0	925	$1,750	$1.89	25d	1	0.50mi
6866 Huntington Ln #305 Delray Beach, FL	2.0	2.0	1230	$4,500	$3.66	25d	1	0.52mi
31 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$1,300	$1.41	25d	1	0.54mi
10 Willowbrook Ln #105 Delray Beach, FL	2.0	2.0	1005	$2,100	$2.09	12d	1	0.55mi
32 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.57mi
6795 Huntington Ln #406 Delray Beach, FL	2.0	2.0	990	$2,500	$2.53	21d	1	0.57mi
3 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.60mi
14671 Bonaire Blvd #505 Delray Beach, FL	1.0	2.0	925	$1,600	$1.73	25d	1	0.61mi
6813 Moonlit Dr Delray Beach, FL	2.0	2.0	1148	$2,150	$1.87	25d	1	0.62mi

HOA detail condo

• Monthly dues: $751 · $9,012/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-21
   days on market $289,000 Active 35 DOM
2. 2026-06-18
   days on market $289,000 Active 32 DOM
3. 2026-06-17
   days on market $289,000 Active 31 DOM
4. 2026-06-16
   days on market $289,000 Active 30 DOM
5. 2026-06-15
   days on market $289,000 Active 29 DOM
6. 2026-06-13
   days on market $289,000 Active 27 DOM
7. 2026-06-09
   days on market $289,000 Active 23 DOM
8. 2026-06-08
   days on market $289,000 Active 22 DOM
9. 2026-06-07
   days on market $289,000 Active 21 DOM
10. 2026-06-04
    days on market $289,000 Active 18 DOM
11. 2026-06-03
    days on market $289,000 Active 17 DOM
12. 2026-06-02
    days on market $289,000 Active 16 DOM
13. 2026-06-01
    days on market $289,000 Active 15 DOM
14. 2026-05-31
    days on market $289,000 Active 14 DOM
15. 2026-05-17
    listed $289,000 Active
16. 2025-06-19
    historical
17. 2025-06-18
    historical $2,600
18. 2025-04-21
    listed $2,600
19. 2025-04-20
    listed $319,000 Active
20. 2025-04-01
    historical
21. 2025-01-02
    status Active
22. 2024-09-29
    historical
23. 2024-09-01
    listed $340,000 Active
24. 2024-03-22
    soldstatus $214,900
25. 2024-03-19
    soldstatus $214,900 Closed
26. 2024-02-11
    status Pending
27. 2024-02-06
    listed $214,900 Active
28. 2017-04-05
    soldstatus $127,000
29. 2017-03-31
    soldstatus $126,500 Closed
30. 2017-03-21
    status Pending
31. 2017-03-03
    historical Active Under Contract
32. 2017-02-24
    listed $134,999 Active
33. 2017-02-24
    historical
34. 2017-01-26
    price $149,999
35. 2016-12-28
    price $159,999
36. 2016-12-07
    price $164,999
37. 2016-11-07
    listed $174,999 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: $2,924 · $244/mo
• Projected year-2 tax: $2,924 · $244/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,346
• − Mortgage interest: −$16,188
• − Property taxes: −$2,924
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,748
• − Management: −$2,748
• − HOA: −$9,012
• − Depreciation: −$8,407
• Taxable loss: −$9,126
• Est. tax savings @ 24.0%: +$2,190
• After-tax cash flow: $-2,244/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

+65.1% since first listed

23 events — show timeline

• 2026-05-17 Listed $289,000 Beaches MLS
• 2025-06-19 Listing Removed — Beaches MLS
• 2025-06-18 Rental Removed $2,600 RMLSFL
• 2025-04-21 Listed for Rent $2,600 RMLSFL
• 2025-04-20 Listed $319,000 Beaches MLS
• 2025-04-01 Listing Removed — Beaches MLS
• 2025-01-02 Relisted — Beaches MLS
• 2024-09-29 Listing Removed — Beaches MLS
• 2024-09-01 Listed $340,000 Beaches MLS
• 2024-03-22 Sold (Public Records) $214,900 Public Records
• 2024-03-19 Sold (MLS) $214,900 Beaches MLS
• 2024-02-11 Pending — Beaches MLS
• 2024-02-06 Listed $214,900 Beaches MLS
• 2017-04-05 Sold (Public Records) $127,000 Public Records
• 2017-03-31 Sold (MLS) $126,500 Beaches MLS
• 2017-03-21 Pending — Beaches MLS
• 2017-03-03 Contingent — Beaches MLS
• 2017-02-24 Listed $134,999 Beaches MLS
• 2017-02-24 Listing Removed — Beaches MLS
• 2017-01-26 Price Changed $149,999 Beaches MLS
• 2016-12-28 Price Changed $159,999 Beaches MLS
• 2016-12-07 Price Changed $164,999 Beaches MLS
• 2016-11-07 Listed $174,999 Beaches MLS

Property tax history

+9.6%/yr

Latest (2025): $2,924 · -10.7% YoY. Source: county tax records.