5432 Privet Pl Pl Unit D · Delray Beach, FL 33484

$215,000

2 bd · 2.0 ba · 1,220 sqft · Condo public records · 63 Days on market

Built 1984 $610/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).

• Cash flow +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 55+ community Bridgeview. Close to downtown Delray Beach. Located at back of cul-de-sac. Well maintained home and has newer A/C unit. Quiet community. Close to dozens of stores and shopping on Military Road.

Key facts

• Renovated bathrooms
• Renovated kitchen
• Private patio

Tags

• RENOVATED KITCHEN
• RENOVATED BATHROOMS
• PRIVATE PATIO

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Association: Bridgeview; Monthly HOA fee (includes cable TV, insurance, pest control, sewer, trash, water, common real estate tax); Community amenities: Clubhouse, pool, tennis courts, community room, sidewalks; Senior community

Exterior

• Parking: Assigned parking (1 space); No carport
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium; Single-story; East-facing
• Construction: Concrete and stucco construction; Shingle roof; Slab foundation; Built as resale property
• Exterior features: Entry-level living area; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s); Electric cooling/heating
• Interior features: Walk-in closet(s); Unfurnished
• Laundry & utility: Washer hookup; Laundry closet inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (8.3% below list).
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $197k (8.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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); 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).
• At $2,333/mo this rent would consume 45% 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 $1k of loan paydown is wiped out by about $6k 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 63 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $91k; list at $215k implies a 136% gain — meaningful room to come down on a strong offer.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,120 (8.3% 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 63 days. Have you received any prior offers? Is the seller open to a 8% 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: 1.09% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 7.7

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: -17.6%
• Equity multiple: 0.37×
• Total profit: $-37,926
• Equity at exit: $32,057

10-year hold

• IRR: -6.5%
• Equity multiple: 0.55×
• Total profit: $-27,221
• Equity at exit: $18,589

Cash invested: $60,200 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,333 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$90
• HOA: −$610
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-101

Break-even live

Break-even rent $2,461

Max offer price $197,120

Occupancy floor 99%

Sensitivity live

Price	-10% $20	-5% $-40	+0% $-101	+5% $-162	+10% $-223
Rent	-10% $-286	-5% $-193	+0% $-101	+5% $-9	+10% $83
Rate	-1.0pp $7	-0.5pp $-47	base $-101	+0.5pp $-157	+1.0pp $-214

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13682 Via Flora Unit H Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	26d	1	0.07mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	26d	1	0.17mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	18d	1	0.17mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	7d	1	0.17mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	26d	1	0.17mi
13990 Nesting Way Unit C Delray Beach, FL	1.0	2.0	1092	$2,300	$2.11	26d	1	0.20mi
5462 Via Delray #123 Delray Beach, FL	2.0	2.0	1200	$2,700	$2.25	22d	1	0.21mi
13731 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	26d	1	0.22mi
13741 Flora Pl Unit B Delray Beach, FL	2.0	2.0	989	$2,100	$2.12	24d	1	0.22mi
13787 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$2,500	$2.28	26d	1	0.25mi
5061 Nesting Way Unit D Delray Beach, FL	2.0	2.0	1255	$2,400	$1.91	26d	1	0.25mi
14040 Nesting Way Unit B Delray Beach, FL	1.0	2.0	1092	$1,700	$1.56	26d	1	0.26mi
13653 Jubilee Ln Delray Beach, FL	3.0	2.0	1305	$3,450	$2.64	15d	1	0.27mi
5200 Privet Pl Unit C Delray Beach, FL	2.0	2.0	1457	$1,850	$1.27	26d	1	0.29mi
14139 Nesting Way Unit A Delray Beach, FL	2.0	2.0	1255	$2,000	$1.59	0d	1	0.29mi
13886 Via Flora Unit A Delray Beach, FL	2.0	2.0	1097	$2,075	$1.89	26d	1	0.33mi
5349 Lakefront Blvd Unit B Delray Beach, FL	1.0	2.0	1068	$1,800	$1.69	26d	1	0.35mi
13776 Hero Path Delray Beach, FL	3.0	2.0	1319	$3,400	$2.58	26d	1	0.35mi
13759 Date Palm Ct Unit A Delray Beach, FL	2.0	2.0	1247	$3,500	$2.81	26d	1	0.36mi
13916 Via Flora Unit F Delray Beach, FL	2.0	2.0	989	$3,000	$3.03	26d	1	0.38mi
5655 Via Delray Delray Beach, FL	2.0	2.0	1205	$2,200	$1.83	26d	1	0.39mi
13419 Noble Dr Delray Beach, FL	2.0	2.0	1410	$3,600	$2.55	19d	1	0.40mi
5550 Nepsa Way Delray Beach, FL	1.0–3.0	1.0–2.0	1035	$2,764	$2.67	0d	10	0.40mi
14050 Pacific Point Pl Delray Beach, FL	1.0–3.0	1.0–2.0	1033	$2,682	$2.60	1d	29	0.41mi
5093 Privet Pl Unit A-1 Delray Beach, FL	2.0	2.0	1220	$2,350	$1.93	26d	1	0.42mi
5260 Grande Palm Cir Delray Beach, FL	3.0	2.0	1464	$2,800	$1.91	26d	1	0.44mi
13657 Night Sky Pl Delray Beach, FL	2.0	2.0	1319	$3,200	$2.43	9d	1	0.45mi
13431 Amber Waves Ave Delray Beach, FL	2.0	2.0	1390	$3,500	$2.52	26d	1	0.48mi
5908 Via Delray Blvd Delray Beach, FL	2.0	2.0	1221	$2,000	$1.64	26d	1	0.51mi
5675 Queen Palm Ct Delray Beach, FL	2.0	2.0	1200	$2,600	$2.17	26d	1	0.51mi
5169 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,300	$1.94	26d	1	0.57mi
5265 NW 3rd St Unit C Delray Beach, FL	1.0	1.5	1080	$2,200	$2.04	26d	1	0.59mi
14629 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,600	$1.50	26d	1	0.61mi
14676 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,775	$1.66	26d	1	0.61mi
5385 Lakefront Blvd Unit A Delray Beach, FL	2.0	2.0	1186	$2,200	$1.85	26d	1	0.61mi
6038 Lasalle Rd Delray Beach, FL	2.0	2.0	1475	$2,100	$1.42	6d	1	0.64mi
13817 Royal Palm Ct Unit B Delray Beach, FL	2.0	2.0	1205	$3,200	$2.66	26d	1	0.65mi
5126 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,500	$2.11	22d	1	0.66mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	26d	1	0.66mi
1418 W Wickham Cir Unit B Delray Beach, FL	3.0	2.5	1316	$3,200	$2.43	19d	1	0.67mi

HOA detail condo

• Monthly dues: $610 · $7,320/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   statusdays on market $215,000 Active 63 DOM
2. 2026-05-15
   status Pending
3. 2026-03-25
   price $215,000
4. 2026-03-15
   listed $220,000 Active
5. 2014-10-18
   soldstatus $91,000
6. 2014-10-13
   soldstatus $91,000 Closed 217-char remark

   Show marketing remark (217 chars)

   Beautiful 55+ community Bridgeview. Close to downtown Delray Beach. Located at back of cul-de-sac. Well maintained home and has newer A/C unit. Quiet community. Close to dozens of stores and shopping on Military Road.

7. 2014-08-18
   status Pending 217-char remark

   Show marketing remark (217 chars)

   Beautiful 55+ community Bridgeview. Close to downtown Delray Beach. Located at back of cul-de-sac. Well maintained home and has newer A/C unit. Quiet community. Close to dozens of stores and shopping on Military Road.

8. 2014-07-02
   price $94,900 217-char remark

   Show marketing remark (217 chars)

   Beautiful 55+ community Bridgeview. Close to downtown Delray Beach. Located at back of cul-de-sac. Well maintained home and has newer A/C unit. Quiet community. Close to dozens of stores and shopping on Military Road.

9. 2014-06-17
   listed $99,900 Active 217-char remark

   Show marketing remark (217 chars)

   Beautiful 55+ community Bridgeview. Close to downtown Delray Beach. Located at back of cul-de-sac. Well maintained home and has newer A/C unit. Quiet community. Close to dozens of stores and shopping on Military Road.

10. 1998-12-29
    soldstatus $60,000
11. 1998-12-23
    soldstatus $60,000 242-char remark

    Show marketing remark (242 chars)

    ''55+, NO PETS, END UNIT ON QUIET CANAL, CLEAN, FRESH PAINT, 18'''' TILES, SCREN PORCH'' ENCLOSED, SOLD AS IS, 5 DAYS FROM CONTRACT TO INSPECT, PARK IN FRONT OF UNIT LOTS OF CLOSETS, UPDATED BATHS, EAT IN KITCHEN, THIS IS A TEN!PRICED TO SELL

12. 1998-11-18
    historical 242-char remark

    Show marketing remark (242 chars)

    ''55+, NO PETS, END UNIT ON QUIET CANAL, CLEAN, FRESH PAINT, 18'''' TILES, SCREN PORCH'' ENCLOSED, SOLD AS IS, 5 DAYS FROM CONTRACT TO INSPECT, PARK IN FRONT OF UNIT LOTS OF CLOSETS, UPDATED BATHS, EAT IN KITCHEN, THIS IS A TEN!PRICED TO SELL

13. 1998-10-02
    listed $62,900 242-char remark

    Show marketing remark (242 chars)

    ''55+, NO PETS, END UNIT ON QUIET CANAL, CLEAN, FRESH PAINT, 18'''' TILES, SCREN PORCH'' ENCLOSED, SOLD AS IS, 5 DAYS FROM CONTRACT TO INSPECT, PARK IN FRONT OF UNIT LOTS OF CLOSETS, UPDATED BATHS, EAT IN KITCHEN, THIS IS A TEN!PRICED TO SELL

14. 1998-09-29
    soldstatus $36,000
15. 1983-11-01
    soldstatus $71,000

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$376/yr (+$31/mo · 26.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 23 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: $27,998
• − Mortgage interest: −$12,043
• − Property taxes: −$1,409
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − HOA: −$7,320
• − Depreciation: −$6,255
• Taxable loss: −$4,583
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $-115/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

+202.8% since first listed

14 events — show timeline

• 2026-05-15 Pending — Beaches MLS
• 2026-03-25 Price Changed $215,000 Beaches MLS
• 2026-03-15 Listed $220,000 Beaches MLS
• 2014-10-18 Sold (Public Records) $91,000 Public Records
• 2014-10-13 Sold (MLS) $91,000 Beaches MLS
• 2014-08-18 Pending — Beaches MLS
• 2014-07-02 Price Changed $94,900 Beaches MLS
• 2014-06-17 Listed $99,900 Beaches MLS
• 1998-12-29 Sold (Public Records) $60,000 Public Records
• 1998-12-23 Sold (MLS) $60,000 Beaches MLS
• 1998-11-18 Listing Removed — Beaches MLS
• 1998-10-02 Listed $62,900 Beaches MLS
• 1998-09-29 Sold (Public Records) $36,000 Public Records
• 1983-11-01 Sold (Public Records) $71,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,409 · +4.0% YoY. Source: county tax records.