7146 Huntington Ln #105 · Delray Beach, FL 33446

$233,000

2 bd · 2.0 ba · 1,070 sqft · Condo public records · 21 Days on market

Built 1985 $879/mo HOA · 31% 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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Greatest ground floor Westchester model in rare golf and water view Westchester bldg. Light and bright southern exposure from your lengthy patio. Gorgeous views. Peaceful and serene. Nicely furnished. Newer W/D in kitchen pantry. park right in front FREE Lolley Trolley bus transportation for those with needs. Best section of Huntington Lakes for reserves. Clubhouse with more amenities than being on a crusieship.

Key facts

• Updated baths
• New washer and dryer
• Updated kitchen

Tags

• PRIVATE GARDEN PORCH OASIS
• OVERSIZED SCREENED LANAI
• TRANQUIL WATER VIEWS
• UPDATED KITCHEN
• UPDATED BATHS
• NEW WASHER AND DRYER

Property features AI

Finance

• Other: Community contains 1,754 units; Pets allowed with number and size limits; Manager on site
• HOA & community: Has homeowners association; Quarterly HOA dues (includes cable TV, insurance, internet, grounds maintenance, security, sewer, trash, water, common areas, elevator, reserves, recreation facilities, pool service); Community amenities: clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball court, basketball court, shuffleboard court, billiard/game rooms, library, bike storage, storage, manager on site, parking, elevators, trash chute, sidewalks, street lights, gated entry, recreation facilities, internet included

Exterior

• Parking: Assigned parking; Guest parking (shared)
• Security: Gated community with guard; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Condominium; One level; Facing north; Resale unit; Waterfront
• Construction: Built with stucco and CBS; Built-up / tar and gravel roof; 4-story building; Westchester model
• Exterior features: Covered and screened patio; Open porch; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer
• Bedrooms: 2 bedrooms on main level
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds and drapes
• Laundry & utility: In-unit laundry with washer hookup; Electric dryer hookup; Laundry closet; Laundry area located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $233k.

Deal economics

• At list price, monthly cash flow is $-48 ($-577/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (3.6% below list).
• Meets the 1% rule at list price ($3k rent vs $233k).
• Recommended offer: $225k (3.6% 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; 577 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $3k 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 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $80k; list at $233k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $224,504 (3.6% 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. 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. 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?
8. 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.
9. 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.
10. 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: 1.21% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 6.9

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: -2.7%
• Equity multiple: 0.87×
• Total profit: $-8,687
• Equity at exit: $75,768

10-year hold

• IRR: 0.4%
• Equity multiple: 1.04×
• Total profit: $2,893
• Equity at exit: $97,832

Cash invested: $65,240 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,815 high
• Mortgage (P&I): −$1,222
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$97
• HOA: −$879
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $-48

Break-even live

Break-even rent $2,876

Max offer price $224,504

Occupancy floor 97%

Sensitivity live

Price	-10% $84	-5% $18	+0% $-48	+5% $-114	+10% $-180
Rent	-10% $-271	-5% $-159	+0% $-48	+5% $63	+10% $174
Rate	-1.0pp $69	-0.5pp $11	base $-48	+0.5pp $-108	+1.0pp $-170

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: $58,250
• Closing costs: $6,990
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7192 Huntington Ln #307 Delray Beach, FL	2.0	2.0	1070	$3,500	$3.27	19d	1	0.04mi
7076 Huntington Ln #608 Delray Beach, FL	2.0	2.0	1230	$2,600	$2.11	25d	1	0.07mi
14307 Bedford Dr #302 Delray Beach, FL	2.0	2.0	990	$2,200	$2.22	25d	1	0.11mi
7286 Huntington Ln #105 Delray Beach, FL	2.0	2.0	1070	$3,350	$3.13	25d	1	0.14mi
14534 Highland Center Way Delray Beach, FL	2.0	2.0	1319	$3,400	$2.58	8d	1	0.16mi
14556 Wiley Range Rd Delray Beach, FL	2.0	2.0	1319	$3,000	$2.27	25d	1	0.18mi
6866 Huntington Ln #305 Delray Beach, FL	2.0	2.0	1230	$4,500	$3.66	25d	1	0.20mi
14624 Three Ponds Trl Delray Beach, FL	3.0	2.0	1411	$3,250	$2.30	18d	1	0.21mi
14509 Sloan Ridge Dr Unit 10-104 Luminosa Delray Beach, FL	3.0	2.0	1328	$3,827	$2.88	25d	1	0.22mi
14828 Golden Jax Ln Unit 8-105 Radiance Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	15d	1	0.22mi
14828 Golden Jax Ln Unit 8103 Delray Beach, FL	2.0	2.0	1321	$3,949	$2.99	5d	1	0.22mi
14828 Golden Jax Ln Unit 6-105 Radiance Delray Beach, FL	2.0	2.0	1321	$4,148	$3.14	17d	1	0.22mi
6795 Huntington Ln #406 Delray Beach, FL	2.0	2.0	990	$2,500	$2.53	21d	1	0.26mi
14800 Cumberland Dr Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	0d	3	0.29mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	16d	1	0.30mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$2,700	$2.20	19d	2	0.30mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	8d	1	0.30mi
23 Abbey Ln #208 Delray Beach, FL	2.0	2.0	925	$1,500	$1.62	3d	1	0.32mi
21 Abbey Ln #107 Delray Beach, FL	2.0	2.0	925	$1,800	$1.95	15d	1	0.34mi
20 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,600	$2.81	25d	1	0.37mi
31 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$1,300	$1.41	25d	1	0.37mi
14747 Cumberland Dr #301 Delray Beach, FL	2.0	2.0	1044	$1,900	$1.82	25d	1	0.37mi
14671 Bonaire Blvd #505 Delray Beach, FL	1.0	2.0	925	$1,600	$1.73	25d	1	0.38mi
32 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.39mi
19 Abbey Ln #206 Delray Beach, FL	2.0	2.0	925	$1,750	$1.89	25d	1	0.39mi
14475 Strathmore Ln Delray Beach, FL	2.0	2.0	1230	$2,422	$1.97	25d	2	0.40mi
7260 Kinghurst Dr #205 Delray Beach, FL	2.0	2.0	1230	$2,800	$2.28	19d	1	0.41mi
7301 Amberly Ln #304 Delray Beach, FL	2.0	2.0	1080	$1,495	$1.38	8d	1	0.42mi
14 Willowbrook Ln #101 Delray Beach, FL	2.0	2.0	1005	$1,700	$1.69	6d	1	0.43mi
14723 Cumberland Dr Unit 404 B Delray Beach, FL	1.0	2.0	912	$1,850	$2.03	25d	1	0.43mi
3 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.48mi
10 Willowbrook Ln #105 Delray Beach, FL	2.0	2.0	1005	$2,100	$2.09	11d	1	0.50mi
6813 Moonlit Dr Delray Beach, FL	2.0	2.0	1148	$2,150	$1.87	25d	1	0.55mi
14735 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,350	$2.19	2d	1	0.57mi
14896 Bal Moral Ln Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	25d	1	0.58mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	25d	1	0.59mi
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	18d	1	0.59mi
7350 Kinghurst Dr Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	16d	1	0.60mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	22d	1	0.60mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	0d	1	0.60mi

HOA detail condo

• Monthly dues: $879 · $10,548/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $233,000 Active 21 DOM
2. 2026-06-17
   days on market $233,000 Active 20 DOM
3. 2026-06-16
   days on market $233,000 Active 19 DOM
4. 2026-06-15
   days on market $233,000 Active 18 DOM
5. 2026-06-13
   days on market $233,000 Active 16 DOM
6. 2026-06-09
   days on market $233,000 Active 12 DOM
7. 2026-06-08
   days on market $233,000 Active 11 DOM
8. 2026-06-07
   days on market $233,000 Active 10 DOM
9. 2026-06-04
   days on market $233,000 Active 7 DOM
10. 2026-06-03
    days on market $233,000 Active 6 DOM
11. 2026-06-02
    days on market $233,000 Active 5 DOM
12. 2026-06-01
    days on market $233,000 Active 4 DOM
13. 2026-05-31
    days on market $233,000 Active 3 DOM
14. 2026-05-27
    listed $233,000 Active
15. 2013-04-18
    soldstatus $80,000
16. 2013-04-11
    soldstatus $80,000 Sold 415-char remark

    Show marketing remark (415 chars)

    Greatest ground floor Westchester model in rare golf and water view Westchester bldg. Light and bright southern exposure from your lengthy patio. Gorgeous views. Peaceful and serene. Nicely furnished. Newer W/D in kitchen pantry. park right in front FREE Lolley Trolley bus transportation for those with needs. Best section of Huntington Lakes for reserves. Clubhouse with more amenities than being on a crusieship.

17. 2013-04-08
    historical 415-char remark

    Show marketing remark (415 chars)

    Greatest ground floor Westchester model in rare golf and water view Westchester bldg. Light and bright southern exposure from your lengthy patio. Gorgeous views. Peaceful and serene. Nicely furnished. Newer W/D in kitchen pantry. park right in front FREE Lolley Trolley bus transportation for those with needs. Best section of Huntington Lakes for reserves. Clubhouse with more amenities than being on a crusieship.

18. 2012-10-10
    listed $84,990 415-char remark

    Show marketing remark (415 chars)

    Greatest ground floor Westchester model in rare golf and water view Westchester bldg. Light and bright southern exposure from your lengthy patio. Gorgeous views. Peaceful and serene. Nicely furnished. Newer W/D in kitchen pantry. park right in front FREE Lolley Trolley bus transportation for those with needs. Best section of Huntington Lakes for reserves. Clubhouse with more amenities than being on a crusieship.

19. 2004-04-29
    soldstatus $123,000
20. 2004-03-31
    soldstatus $123,000 189-char remark

    Show marketing remark (189 chars)

    MAJESTIC GOLF AND WATER VIEWS, CERAMIC TILE, MIRROR, WROLL-UPS, ACTIVE CLUBHOUSE, THEATER, SPA, EXERCISE RM, TENNIS, BILLARDS, SPA, BUS SERVICE, GATED, LIGHT FIXTURE IN DINING ROOM EXCLUDED

21. 2004-02-16
    historical 189-char remark

    Show marketing remark (189 chars)

    MAJESTIC GOLF AND WATER VIEWS, CERAMIC TILE, MIRROR, WROLL-UPS, ACTIVE CLUBHOUSE, THEATER, SPA, EXERCISE RM, TENNIS, BILLARDS, SPA, BUS SERVICE, GATED, LIGHT FIXTURE IN DINING ROOM EXCLUDED

22. 2004-01-19
    listed $128,900 189-char remark

    Show marketing remark (189 chars)

    MAJESTIC GOLF AND WATER VIEWS, CERAMIC TILE, MIRROR, WROLL-UPS, ACTIVE CLUBHOUSE, THEATER, SPA, EXERCISE RM, TENNIS, BILLARDS, SPA, BUS SERVICE, GATED, LIGHT FIXTURE IN DINING ROOM EXCLUDED

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $1,934 · $161/mo
• Expected delta: +$1,043/yr (+$87/mo · 117.1%)

ⓘ 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 2/10 Low
• 🌡 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: $33,784
• − Mortgage interest: −$13,052
• − Property taxes: −$891
• − Insurance: −$1,165
• − Repairs & maintenance: −$2,703
• − Management: −$2,703
• − HOA: −$10,548
• − Depreciation: −$6,778
• Taxable loss: −$4,055
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $396/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

+80.8% since first listed

9 events — show timeline

• 2026-05-27 Listed $233,000 Beaches MLS
• 2013-04-18 Sold (Public Records) $80,000 Public Records
• 2013-04-11 Sold (MLS) $80,000 Beaches MLS
• 2013-04-08 Listing Removed — Beaches MLS
• 2012-10-10 Listed $84,990 Beaches MLS
• 2004-04-29 Sold (Public Records) $123,000 Public Records
• 2004-03-31 Sold (MLS) $123,000 Beaches MLS
• 2004-02-16 Listing Removed — Beaches MLS
• 2004-01-19 Listed $128,900 Beaches MLS

Property tax history

-3.6%/yr

Latest (2025): $891 · +4.5% YoY. Source: county tax records.