5755 Doris Ct · Delray Beach, FL 33484

$230,000

2 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 217 Days on market

Built 1981 3,223 sqft lot Est $271k · 15% under $228/mo HOA · 9% of rent

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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 +20.4/30.0
• ARV discount +14.3/15.0
• 1% rule +6.6/10.0
• DSCR +6.5/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ ACTIVE COMMUNITY-LOW MAINTENANCE-LOTS OF TILES-SMALL PETS OK TENNIS-EXCELLENT LOCATION-ENCLOSED FRONT PATIO

Key facts

• 3,223 sq ft lot
• Community pool
• Built 1981

Property features AI

Finance

• Other: Senior community
• HOA & community: HOA with monthly fee; Community clubhouse; Fitness center; Game room; Jogging path; Pool; Sauna; Shuffleboard court; Spa/Hot Tub; Tennis courts; Community room; Library; Pets allowed (restrictions and limits may apply)

Exterior

• Utilities: Three-phase electric; Public sewer; Cable available; Sewer available
• Home design: Villa; Single-story (1 story); Multi/split levels; Resale property; Faces south
• Construction: CBS construction; Other roof
• Exterior features: Covered patio; Open patio; Screened patio; Porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Custom mirrors; Partially furnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Banyan Creek Elementary School (math 62% / reading 64%, grade B, #582 of 2,144 statewide, top 28%, 844 students, 51% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 546 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $2,676/mo this rent would consume 52% of the median local household income ($62k/yr) (locally 991% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 217 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $230k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $270,912
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14615 Candy Way	0.07mi	2/2.0	1,200 (-10%)	14mo	$245,000	$204	69
14589 Candy Way	0.09mi	2/2.0	1,200 (-10%)	20mo	$230,000	$192	63

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

Projected returns pro-forma

-3.0% appreciation · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.77×
• Total profit: $-14,586
• Equity at exit: $34,294

10-year hold

• IRR: 5.4%
• Equity multiple: 1.42×
• Total profit: $27,211
• Equity at exit: $19,886

Cash invested: $64,400 (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: 546
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,676 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$285 /mo · $3,425/yr
• Insurance: −$96
• HOA: −$228
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $299

Break-even live

Break-even rent $2,298

Max offer price $230,000

Occupancy floor 84%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14696 Lucy Dr #14696 Delray Beach, FL	2.0	2.0	1200	$2,200	$1.83	7d	1	0.06mi
14606 Lucy Dr Delray Beach, FL	2.0	2.0	1200	$1,850	$1.54	24d	1	0.06mi
5910 Morningstar Cir #202 Delray Beach, FL	2.0	2.0	1120	$2,200	$1.96	24d	1	0.21mi
5884 Morningstar Cir #306 Delray Beach, FL	2.0	2.0	1113	$2,200	$1.98	24d	1	0.22mi
5600 Atlantic Ave Delray Beach, FL	1.0–3.0	1.0–3.0	1147	$3,030	$2.64	1d	29	0.23mi
14464 Campanelli Dr Delray Beach, FL	2.0	2.0	1296	$2,950	$2.28	24d	1	0.24mi
14425 Amapola Way Delray Beach, FL	2.0	2.0	1406	$2,800	$1.99	5d	1	0.27mi
14716 Canalview Dr Unit D Delray Beach, FL	2.0	2.0	1186	$3,500	$2.95	12d	1	0.32mi
6096 Kings Gate Cir Delray Beach, FL	2.0	2.0	1311	$2,500	$1.91	24d	1	0.38mi
14484 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,700	$1.59	24d	1	0.43mi
6234 Pointe Regal Cir Delray Beach, FL	2.0	2.0	1217	$3,899	$3.20	24d	1	0.50mi
14608 Country Side Ln Delray Beach, FL	2.0	2.0	1303	$2,950	$2.26	24d	1	0.50mi
15469 Lakes of Delray Blvd #102 Delray Beach, FL	2.0	2.0	976	$3,000	$3.07	24d	1	0.50mi
15449 Lakes of Delray Blvd #207 Delray Beach, FL	2.0	2.0	976	$2,950	$3.02	24d	1	0.51mi
5550 Nepsa Way Delray Beach, FL	1.0–3.0	1.0–2.0	1035	$2,776	$2.68	1d	12	0.55mi
6372 Sleepy Willow Way Delray Beach, FL	2.0	2.0	1344	$3,975	$2.96	14d	1	0.56mi
6372 Sleepy Willow Way Delray Beach, FL	2.0	2.0	1344	$3,975	$2.96	24d	1	0.56mi
15072 Ashland Pl #132 Delray Beach, FL	2.0	2.0	1100	$2,100	$1.91	19d	1	0.57mi
14050 Pacific Point Pl Delray Beach, FL	1.0–3.0	1.0–2.0	1033	$2,758	$2.67	2d	22	0.59mi
6396 Country Wood Way Delray Beach, FL	2.0	2.0	1364	$3,000	$2.20	24d	1	0.59mi
15364 Lakes of Delray Blvd #45 Delray Beach, FL	2.0	2.0	1160	$2,000	$1.72	13d	1	0.62mi
6108 Petunia Rd Delray Beach, FL	2.0	2.0	1532	$4,500	$2.94	24d	1	0.64mi
5349 Lakefront Blvd Unit B Delray Beach, FL	1.0	2.0	1068	$1,800	$1.69	24d	1	0.64mi
15355 Lakes of Delray Blvd #309 Delray Beach, FL	2.0	2.0	1362	$2,800	$2.06	18d	1	0.65mi
6557 Country Wood Way Delray Beach, FL	3.0	2.0	1346	$4,700	$3.49	24d	1	0.65mi
15108 Ashland Dr #215 Delray Beach, FL	2.0	2.0	900	$2,000	$2.22	24d	1	0.66mi
15109 Ashland Dr #323 Delray Beach, FL	2.0	2.0	998	$3,500	$3.51	24d	1	0.66mi
6550 Country Wood Way Delray Beach, FL	3.0	2.0	1408	$4,000	$2.84	24d	1	0.67mi
6550 Country Wood Way Delray Beach, FL	3.0	2.0	1408	$4,000	$2.84	4d	1	0.67mi
14111 Royal Vista Dr #404 Delray Beach, FL	2.0	2.0	1392	$3,200	$2.30	24d	1	0.67mi
6549 Sleepy Willow Way #6549 Delray Beach, FL	3.0	2.0	1729	$6,000	$3.47	24d	1	0.67mi
14139 Nesting Way Unit A Delray Beach, FL	2.0	2.0	1255	$2,200	$1.75	12d	1	0.69mi
5385 Lakefront Blvd Unit A Delray Beach, FL	2.0	2.0	1186	$2,200	$1.85	24d	1	0.69mi
14629 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,600	$1.50	24d	1	0.69mi
14676 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,775	$1.66	24d	1	0.69mi
167 Gramercy Square Dr Delray Beach, FL	3.0	2.5	1758	$3,200	$1.82	5d	1	0.69mi
5169 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,300	$1.94	24d	1	0.70mi
15235 Lakes of Delray Blvd #299 Delray Beach, FL	2.0	2.0	900	$1,975	$2.19	18d	1	0.71mi
5126 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,500	$2.11	20d	1	0.72mi
13916 Via Flora Unit F Delray Beach, FL	2.0	2.0	989	$3,000	$3.03	24d	1	0.77mi

HOA detail

• Monthly dues: $228 · $2,736/yr

Listing history 26 events

1. 2026-06-18
   days on market $230,000 Active 217 DOM
2. 2026-06-17
   days on market $230,000 Active 216 DOM
3. 2026-06-16
   days on market $230,000 Active 215 DOM
4. 2026-06-15
   days on market $230,000 Active 214 DOM
5. 2026-06-13
   days on market $230,000 Active 212 DOM
6. 2026-06-09
   days on market $230,000 Active 208 DOM
7. 2026-06-07
   days on market $230,000 Active 206 DOM
8. 2026-06-04
   days on market $230,000 Active 203 DOM
9. 2026-06-03
   days on market $230,000 Active 202 DOM
10. 2026-06-01
    days on market $230,000 Active 200 DOM
11. 2026-05-31
    days on market $230,000 Active 199 DOM
12. 2026-05-01
    price $230,000
13. 2026-03-24
    price $240,000
14. 2025-11-13
    status Active
15. 2025-11-07
    historical
16. 2025-11-07
    listed $250,000 Active
17. 2025-10-17
    historical $250,000
18. 2024-01-17
    historical $1,700
19. 2023-12-23
    listed $1,700
20. 2013-09-22
    historical 111-char remark

    Show marketing remark (111 chars)

    55+ ACTIVE COMMUNITY-LOW MAINTENANCE-LOTS OF TILES-SMALL PETS OK TENNIS-EXCELLENT LOCATION-ENCLOSED FRONT PATIO

21. 2000-10-17
    soldstatus $63,000
22. 2000-10-04
    soldstatus $63,000 177-char remark

    Show marketing remark (177 chars)

    GORGEOUS TILED VILLA WITH MANY EXTRAS..HIGH HATS, SKYLIGHT...LARGE WHITE TILES THROUGHOUT EVEN IN CLOSETS..MIRRORED WALL IN L/R...FANS..FRONT AND REAR PATIO...SHORT WALK TO POOL

23. 2000-08-04
    historical 177-char remark

    Show marketing remark (177 chars)

    GORGEOUS TILED VILLA WITH MANY EXTRAS..HIGH HATS, SKYLIGHT...LARGE WHITE TILES THROUGHOUT EVEN IN CLOSETS..MIRRORED WALL IN L/R...FANS..FRONT AND REAR PATIO...SHORT WALK TO POOL

24. 2000-03-10
    listed $64,900 177-char remark

    Show marketing remark (177 chars)

    GORGEOUS TILED VILLA WITH MANY EXTRAS..HIGH HATS, SKYLIGHT...LARGE WHITE TILES THROUGHOUT EVEN IN CLOSETS..MIRRORED WALL IN L/R...FANS..FRONT AND REAR PATIO...SHORT WALK TO POOL

25. 1999-08-16
    listed $59,900 111-char remark

    Show marketing remark (111 chars)

    55+ ACTIVE COMMUNITY-LOW MAINTENANCE-LOTS OF TILES-SMALL PETS OK TENNIS-EXCELLENT LOCATION-ENCLOSED FRONT PATIO

26. 1982-07-01
    soldstatus $53,000

ⓘ 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: $3,425 · $285/mo
• Projected year-2 tax: $3,425 · $285/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 7 d/yr ≥106°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,110
• − Mortgage interest: −$12,884
• − Property taxes: −$3,425
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,569
• − Management: −$2,569
• − HOA: −$2,736
• − Depreciation: −$6,691
• Taxable income: $87
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $3,562/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

+334.0% since first listed

15 events — show timeline

• 2026-05-01 Price Changed $230,000 Beaches MLS
• 2026-03-24 Price Changed $240,000 Beaches MLS
• 2025-11-13 Relisted — Beaches MLS
• 2025-11-07 Listing Removed — Beaches MLS
• 2025-11-07 Listed $250,000 Beaches MLS
• 2025-10-17 Coming Soon $250,000 Beaches MLS
• 2024-01-17 Rental Removed $1,700 GFLMLS
• 2023-12-23 Listed for Rent $1,700 GFLMLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2000-10-17 Sold (Public Records) $63,000 Public Records
• 2000-10-04 Sold (MLS) $63,000 Beaches MLS
• 2000-08-04 Listing Removed — Beaches MLS
• 2000-03-10 Listed $64,900 Beaches MLS
• 1999-08-16 Listed $59,900 Beaches MLS
• 1982-07-01 Sold (Public Records) $53,000 Public Records

Property tax history

+15.8%/yr

Latest (2025): $3,425 · -4.5% YoY. Source: county tax records.