14110 Nesting Way Unit A · Delray Beach, FL 33484

$178,900

2 bd · 2.0 ba · 1,186 sqft · Condo public records · 463 Days on market

Built 1983 $657/mo HOA · 29% 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 +9.6/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate corner unit in High Point. Great Location! Just one block from Atlantic Avenue, shopping, Restaurants, Movies, & Transportation. 2 full beds and baths with enclosed porch. Incredible amenities include; Tennis, Bocce Court, Resort style pool, shuffle board and Club House. HOA FEE INCLUDES CABLE AND WiFi.

Key facts

• Clubhouse
• Corner unit
• Enclosed porch

Tags

• CORNER UNIT
• ENCLOSED PORCH
• BEAUTIFUL POOL
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets not allowed; Is a senior community
• HOA & community: Has association; Monthly HOA includes cable TV, insurance, water, and grounds maintenance; Community amenities: clubhouse, pool, tennis courts, bocce ball, on-site manager, laundry; HOA fee: $657 monthly

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium villa; Single-story; Multi/split levels; Entry-level living area; Faces north
• Construction: CBS construction; Composition shingle roof; Resale condition; Built as a villa
• Exterior features: Screened porch; Porch; Glass-enclosed porch; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central individual heating; Central individual cooling
• Interior features: Walk-in closet(s); Partially furnished; Jalousie windows
• Laundry & utility: Laundry available in the community

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (11.8% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $157k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% vs local median 4.3% in Delray Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 543 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 44% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 463 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $155k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,432 (12.0% 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 463 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
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: 1.27% ✓
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 6.6

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: -18.5%
• Equity multiple: 0.34×
• Total profit: $-33,207
• Equity at exit: $26,675

10-year hold

• IRR: -7.0%
• Equity multiple: 0.51×
• Total profit: $-24,474
• Equity at exit: $15,468

Cash invested: $50,092 (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: 543
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$938
• Tax from tax record: −$238 /mo · $2,857/yr
• Insurance: −$75
• HOA: −$657
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-120

Break-even live

Break-even rent $2,415

Max offer price $157,773

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-69	+0% $-120	+5% $-170	+10% $-221
Rent	-10% $-298	-5% $-209	+0% $-120	+5% $-30	+10% $59
Rate	-1.0pp $-29	-0.5pp $-74	base $-120	+0.5pp $-166	+1.0pp $-213

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: $44,725
• Closing costs: $5,367
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14040 Nesting Way Unit B Delray Beach, FL	1.0	2.0	1092	$1,700	$1.56	26d	1	0.09mi
13990 Nesting Way Unit C Delray Beach, FL	1.0	2.0	1092	$2,300	$2.11	26d	1	0.14mi
5349 Lakefront Blvd Unit B Delray Beach, FL	1.0	2.0	1068	$1,800	$1.69	26d	1	0.17mi
14139 Nesting Way Unit A Delray Beach, FL	2.0	2.0	1255	$2,000	$1.59	0d	1	0.17mi
5061 Nesting Way Unit D Delray Beach, FL	2.0	2.0	1255	$2,400	$1.91	26d	1	0.18mi
5169 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,300	$1.94	26d	1	0.24mi
14629 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,600	$1.50	26d	1	0.28mi
5385 Lakefront Blvd Unit A Delray Beach, FL	2.0	2.0	1186	$2,200	$1.85	26d	1	0.28mi
14676 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,775	$1.66	26d	1	0.28mi
5265 NW 3rd St Unit C Delray Beach, FL	1.0	1.5	1080	$2,200	$2.04	26d	1	0.31mi
5126 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,500	$2.11	22d	1	0.33mi
13682 Via Flora Unit H Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	26d	1	0.35mi
5550 Nepsa Way Delray Beach, FL	1.0–3.0	1.0–2.0	1035	$2,764	$2.67	0d	10	0.35mi
5030 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1287	$1,700	$1.32	26d	1	0.36mi
5200 Privet Pl Unit C Delray Beach, FL	2.0	2.0	1457	$1,850	$1.27	26d	1	0.37mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	26d	1	0.44mi
14050 Pacific Point Pl Delray Beach, FL	1.0–3.0	1.0–2.0	1033	$2,682	$2.60	1d	29	0.46mi
5093 Privet Pl Unit A-1 Delray Beach, FL	2.0	2.0	1220	$2,350	$1.93	26d	1	0.46mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	7d	1	0.48mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	26d	1	0.48mi
14484 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,700	$1.59	26d	1	0.48mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	18d	1	0.50mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	26d	1	0.50mi
13787 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$2,500	$2.28	26d	1	0.52mi
5462 Via Delray #123 Delray Beach, FL	2.0	2.0	1200	$2,700	$2.25	22d	1	0.52mi
13731 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	26d	1	0.52mi
13741 Flora Pl Unit B Delray Beach, FL	2.0	2.0	989	$2,100	$2.12	24d	1	0.54mi
13419 Noble Dr Delray Beach, FL	2.0	2.0	1410	$3,600	$2.55	19d	1	0.54mi
13886 Via Flora Unit A Delray Beach, FL	2.0	2.0	1097	$2,075	$1.89	26d	1	0.54mi
13916 Via Flora Unit F Delray Beach, FL	2.0	2.0	989	$3,000	$3.03	26d	1	0.57mi
4510 NW 2nd St Unit A Delray Beach, FL	2.0	2.0	1080	$1,800	$1.67	26d	1	0.59mi
13776 Hero Path Delray Beach, FL	3.0	2.0	1319	$3,400	$2.58	26d	1	0.59mi
13653 Jubilee Ln Delray Beach, FL	3.0	2.0	1305	$3,450	$2.64	15d	1	0.60mi
14716 Canalview Dr Unit D Delray Beach, FL	2.0	2.0	1186	$3,500	$2.95	14d	1	0.64mi
5260 Grande Palm Cir Delray Beach, FL	3.0	2.0	1464	$2,800	$1.91	26d	1	0.65mi
13759 Date Palm Ct Unit A Delray Beach, FL	2.0	2.0	1247	$3,500	$2.81	26d	1	0.68mi
14425 Amapola Way Delray Beach, FL	2.0	2.0	1406	$2,800	$1.99	7d	1	0.71mi
5655 Via Delray Delray Beach, FL	2.0	2.0	1205	$2,200	$1.83	26d	1	0.72mi
14606 Lucy Dr Delray Beach, FL	2.0	2.0	1200	$1,850	$1.54	26d	1	0.74mi
13657 Night Sky Pl Delray Beach, FL	2.0	2.0	1319	$3,200	$2.43	9d	1	0.74mi

HOA detail condo

• Monthly dues: $657 · $7,884/yr
• Likely covers: internetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $178,900 Active 463 DOM
2. 2026-06-18
   days on market $178,900 Active 460 DOM
3. 2026-06-17
   days on market $178,900 Active 459 DOM
4. 2026-06-16
   days on market $178,900 Active 458 DOM
5. 2026-06-15
   days on market $178,900 Active 457 DOM
6. 2026-06-13
   days on market $178,900 Active 455 DOM
7. 2026-06-09
   days on market $178,900 Active 451 DOM
8. 2026-06-07
   days on market $178,900 Active 449 DOM
9. 2026-06-04
   days on market $178,900 Active 446 DOM
10. 2026-06-03
    days on market $178,900 Active 445 DOM
11. 2026-06-01
    days on market $178,900 Active 443 DOM
12. 2026-05-31
    days on market $178,900 Active 442 DOM
13. 2025-12-27
    status Active
14. 2025-12-25
    historical
15. 2025-04-22
    price $178,900
16. 2025-03-13
    listed $185,000 Active
17. 2021-11-19
    soldstatus $154,950 Closed 321-char remark

    Show marketing remark (321 chars)

    Immaculate corner unit in High Point. Great Location! Just one block from Atlantic Avenue, shopping, Restaurants, Movies, & Transportation. 2 full beds and baths with enclosed porch. Incredible amenities include; Tennis, Bocce Court, Resort style pool, shuffle board and Club House. HOA FEE INCLUDES CABLE AND WiFi.

18. 2021-10-14
    historical Active Under Contract 321-char remark

    Show marketing remark (321 chars)

    Immaculate corner unit in High Point. Great Location! Just one block from Atlantic Avenue, shopping, Restaurants, Movies, & Transportation. 2 full beds and baths with enclosed porch. Incredible amenities include; Tennis, Bocce Court, Resort style pool, shuffle board and Club House. HOA FEE INCLUDES CABLE AND WiFi.

19. 2021-08-04
    listed $159,900 Active 321-char remark

    Show marketing remark (321 chars)

    Immaculate corner unit in High Point. Great Location! Just one block from Atlantic Avenue, shopping, Restaurants, Movies, & Transportation. 2 full beds and baths with enclosed porch. Incredible amenities include; Tennis, Bocce Court, Resort style pool, shuffle board and Club House. HOA FEE INCLUDES CABLE AND WiFi.

20. 2003-05-06
    soldstatus $68,000
21. 2003-04-28
    soldstatus $68,000 208-char remark

    Show marketing remark (208 chars)

    CORNER, IMMACULATE, HARDWOOD FLRS EXCEPT BEDROOMS, GARDEN FACING SCREENED PORCH ROLLUPS, AWNINGS, CEILING FANS, BIG ROOMS, BIG CLOSETS, NEW ROOF, REC LEASE FEE INCLUDED IN MAINTENANCE. MAY OR JUNE POSSESSION!

22. 2003-01-28
    historical 208-char remark

    Show marketing remark (208 chars)

    CORNER, IMMACULATE, HARDWOOD FLRS EXCEPT BEDROOMS, GARDEN FACING SCREENED PORCH ROLLUPS, AWNINGS, CEILING FANS, BIG ROOMS, BIG CLOSETS, NEW ROOF, REC LEASE FEE INCLUDED IN MAINTENANCE. MAY OR JUNE POSSESSION!

23. 2002-12-11
    listed $72,500 208-char remark

    Show marketing remark (208 chars)

    CORNER, IMMACULATE, HARDWOOD FLRS EXCEPT BEDROOMS, GARDEN FACING SCREENED PORCH ROLLUPS, AWNINGS, CEILING FANS, BIG ROOMS, BIG CLOSETS, NEW ROOF, REC LEASE FEE INCLUDED IN MAINTENANCE. MAY OR JUNE POSSESSION!

24. 1982-08-01
    soldstatus $54,400

ⓘ 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: $2,857 · $238/mo
• Projected year-2 tax: $2,857 · $238/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 5 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,163
• − Mortgage interest: −$10,021
• − Property taxes: −$2,857
• − Insurance: −$894
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − HOA: −$7,884
• − Depreciation: −$5,204
• Taxable loss: −$4,044
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $-464/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

+228.9% since first listed

12 events — show timeline

• 2025-12-27 Relisted — Beaches MLS
• 2025-12-25 Listing Removed — Beaches MLS
• 2025-04-22 Price Changed $178,900 Beaches MLS
• 2025-03-13 Listed $185,000 Beaches MLS
• 2021-11-19 Sold (MLS) $154,950 Beaches MLS
• 2021-10-14 Contingent — Beaches MLS
• 2021-08-04 Listed $159,900 Beaches MLS
• 2003-05-06 Sold (Public Records) $68,000 Public Records
• 2003-04-28 Sold (MLS) $68,000 Beaches MLS
• 2003-01-28 Listing Removed — Beaches MLS
• 2002-12-11 Listed $72,500 Beaches MLS
• 1982-08-01 Sold (Public Records) $54,400 Public Records

Property tax history

+14.3%/yr

Latest (2025): $2,857 · -10.0% YoY. Source: county tax records.