141 Saxony C Ter #141 · Delray Beach, FL 33446

$95,000

2 bd · 2.0 ba · 880 sqft · Condo · 98 Days on market

Built 1974 Good condition $838/mo HOA · 45% of rent

---

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 +12.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +2.6/5.0

Listing remarks

Lovely 2-bedroom, 2-bath condo in the desirable Kings Point community. This well kept home offers a bright, comfortable layout with an enclosed patio for added living space. Clean and move in ready, with plenty of potential to update to your taste. Enjoy resort-style amenities including clubhouses, pools, golf, tennis, fitness center, theater, and more. Close to shopping, dining, and vibrant Downtown Delray Beach. Perfect as a seasonal getaway or full time residence, this home offers comfort, convenience, and access to one of the area's most vibrant 55+ communities. The living and dining areas flow nicely for everyday living, while the kitchen provides practical storage and functionality. B

Key facts

• Enclosed patio
• $838 HOA
• Parking

Tags

• ENCLOSED PATIO
• RESORT-STYLE AMENITIES
• KINGS POINT COMMUNITY

Property features AI

Finance

• Other: Senior community
• Financial info: Part of a large community (number of units in community listed)
• HOA & community: Has association (Saxony Condominium Association); Monthly HOA fee (amount listed separately); Association amenities include clubhouse, fitness center, golf course, tennis courts, pickleball courts, heated pool, recreation facilities, cafe/restaurant, bar, library, workshop area, maintained community, trash chute, elevator, security, gated community, internet included

Exterior

• Parking: Assigned parking; Guest parking (total parking spaces: 1)
• Security: Gated community with guard; Security gate; Attended lobby; Secure elevator
• Utilities: Public water; Public sewer; Three-phase electric service available; Cable available; Electricity available; Water available
• Home design: Condominium; One level; Entry located at level 2; Faces south; Resale property; Part of Saxony C building (2 stories total)
• Construction: Block and concrete construction; Pre-stressed roof; Concrete perimeter foundation; Built as part of Saxony C (building area ~988)
• Exterior features: Glass-enclosed patio/porch; Main gate entry; Waterfront community (no direct waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Disposal; Owned water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Tile; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Custom mirrors; Storm windows; Jalousie windows; Glass-enclosed patio/porch
• Laundry & utility: In-unit laundry with washer hookup; Inside laundry closet; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-13 ($-152/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (1.9% below list).
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: Orchard View Elementary School (math 48% / reading 47%, grade D, #1,182 of 2,144 statewide, top 55%, 596 students, 76% FRL); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% FRL).
• Market conditions: Rents flat; 586 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 ($657 loan paydown + $652 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 98 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 5838% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 45% 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 $86,450 (9.0% 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 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.97% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 4.2

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: -3.5%
• Equity multiple: 0.83×
• Total profit: $-4,519
• Equity at exit: $30,892

10-year hold

• IRR: -1.6%
• Equity multiple: 0.83×
• Total profit: $-4,587
• Equity at exit: $39,889

Cash invested: $26,600 (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: 586
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$838
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-13

Break-even live

Break-even rent $1,892

Max offer price $93,166

Occupancy floor 96%

Sensitivity live

Price	-10% $53	-5% $20	+0% $-13	+5% $-45	+10% $-78
Rent	-10% $-161	-5% $-87	+0% $-13	+5% $61	+10% $136
Rate	-1.0pp $35	-0.5pp $11	base $-13	+0.5pp $-37	+1.0pp $-62

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
370 Saxony H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	7d	1	0.01mi
321 Saxony G Delray Beach, FL	2.0	2.0	880	$2,200	$2.50	6d	1	0.02mi
352 Saxony Trl Unit 352 Delray Beach, FL	2.0	2.0	907	$2,000	$2.21	26d	1	0.03mi
445 Saxony Way #445 Delray Beach, FL	2.0	2.0	883	$1,550	$1.76	26d	1	0.03mi
564 Saxony Dr #564 Delray Beach, FL	2.0	2.0	880	$2,200	$2.50	7d	1	0.03mi
516 Saxony K Delray Beach, FL	2.0	2.0	880	$1,450	$1.65	26d	1	0.03mi
662 Saxony N Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	23d	1	0.03mi
23 Saxony a Delray Beach, FL	1.0	1.5	726	$1,300	$1.79	10d	1	0.03mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	26d	1	0.03mi
189 Saxony Trl Unit 189 Delray Beach, FL	2.0	2.0	880	$1,475	$1.68	24d	1	0.03mi
123 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	26d	1	0.03mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	5d	1	0.03mi
468 Saxony J Delray Beach, FL	2.0	2.0	907	$1,850	$2.04	26d	1	0.09mi
679 Saxony Way Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	7d	1	0.09mi
669 Monaco N Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	26d	1	0.10mi
569 Monaco L Delray Beach, FL	2.0	2.0	880	$1,500	$1.70	26d	1	0.13mi
211 Saxony Ln #211 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	10d	1	0.13mi
151 Saxony D Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	14d	1	0.17mi
99 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	26d	1	0.19mi
401 Monaco Way Unit 401 Delray Beach, FL	2.0	2.0	920	$1,950	$2.12	26d	1	0.19mi
640 Monaco Blvd #640 Delray Beach, FL	2.0	2.0	883	$1,650	$1.87	0d	1	0.20mi
482 Monaco Blvd #482 Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	26d	1	0.20mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	15d	1	0.20mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	21d	1	0.20mi
596 Saxony M Delray Beach, FL	2.0	2.0	883	$1,400	$1.59	16d	1	0.20mi
451 Monaco Blvd Unit J Delray Beach, FL	1.0	1.5	720	$1,599	$2.22	26d	1	0.20mi
711 Monaco O Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	26d	1	0.20mi
581 Monaco Blvd Unit 581 Delray Beach, FL	2.0	2.0	880	$2,000	$2.27	26d	1	0.20mi
459 Monaco Blvd Unit 459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	1d	1	0.20mi
52 Saxony Cir Unit 52 Delray Beach, FL	2.0	2.0	1027	$3,200	$3.12	26d	1	0.21mi
459 Monaco J #459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	3d	1	0.21mi
153 Monaco D Delray Beach, FL	2.0	2.0	880	$1,750	$1.99	19d	1	0.24mi
675 Brittany O Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	26d	1	0.24mi
58 Monaco Blvd Unit 58 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	26d	1	0.25mi
72 Monaco Blvd Unit 72 Delray Beach, FL	2.0	2.0	880	$1,950	$2.22	24d	1	0.25mi
23 Flanders a Delray Beach, FL	1.0	1.5	760	$1,500	$1.97	26d	1	0.25mi
276 Monaco F Delray Beach, FL	2.0	2.0	883	$1,650	$1.87	26d	1	0.25mi
286 Monaco F Delray Beach, FL	1.0	2.0	726	$1,700	$2.34	26d	1	0.25mi
318 Monaco G Delray Beach, FL	2.0	2.0	907	$2,200	$2.43	26d	1	0.25mi
11 Brittany a Delray Beach, FL	1.0	1.5	725	$1,500	$2.07	10d	1	0.25mi

HOA detail condo

• Monthly dues: $838 · $10,056/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-22
   days on market $95,000 Active 98 DOM
2. 2026-06-21
   days on market $95,000 Active 97 DOM
3. 2026-06-18
   days on market $95,000 Active 94 DOM
4. 2026-06-17
   days on market $95,000 Active 93 DOM
5. 2026-06-16
   days on market $95,000 Active 92 DOM
6. 2026-06-15
   days on market $95,000 Active 91 DOM
7. 2026-06-13
   days on market $95,000 Active 89 DOM
8. 2026-06-09
   days on market $95,000 Active 85 DOM
9. 2026-06-08
   days on market $95,000 Active 84 DOM
10. 2026-06-07
    days on market $95,000 Active 83 DOM
11. 2026-06-04
    days on market $95,000 Active 80 DOM
12. 2026-06-03
    days on market $95,000 Active 79 DOM
13. 2026-06-02
    days on market $95,000 Active 78 DOM
14. 2026-06-01
    days on market $95,000 Active 77 DOM
15. 2026-05-31
    days on market $95,000 Active 76 DOM
16. 2026-04-28
    price $95,000
17. 2026-03-25
    listed $1,600
18. 2026-03-24
    historical $1,600
19. 2026-03-16
    listed $100,000 Active
20. 2025-12-10
    listed $1,600
21. 2025-12-09
    historical $1,600
22. 2025-12-04
    historical $1,600
23. 2025-10-26
    listed $1,600
24. 2025-10-17
    price $1,600
25. 2025-08-12
    listed $1,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $22,509
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − HOA: −$10,056
• − Depreciation: −$2,764
• Taxable loss: −$1,133
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $120/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bath condo in Kings Point offers a bright, comfortable layout with resort-style amenities and is ready for a new owner.

Value-add opportunities

• Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Replace carpet in living areas — Improves comfort and appearance.
• Rental Clean and maintain HVAC system — Ensures comfort and reduces maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Replace carpet in living areas — Improves comfort and appearance. ↑
• Rental Clean and maintain HVAC system — Ensures comfort and reduces maintenance costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+5177.8% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $95,000 Beaches MLS
• 2026-03-25 Listed for Rent $1,600 RMLSFL
• 2026-03-24 Rental Removed $1,600 GFLMLS
• 2026-03-16 Listed $100,000 Beaches MLS
• 2025-12-10 Listed for Rent $1,600 GFLMLS
• 2025-12-09 Rental Removed $1,600 RMLSFL
• 2025-12-04 Rental Removed $1,600 GFLMLS
• 2025-10-26 Listed for Rent $1,600 RMLSFL
• 2025-10-17 Price Changed $1,600 GFLMLS
• 2025-08-12 Listed for Rent $1,800 GFLMLS