15054 Ashland Way #84 · Delray Beach, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B+ 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 +28.5/30.0
- ARV discount +12.3/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +4.8/10.0
- Condition / age +4.0/5.0
- Livability +3.9/5.0
- Rent growth +3.6/5.0
- Appreciation +0.0/10.0
$105,000
15054 Ashland Way #84 · Delray Beach, FL 33484
1 bd · 1.5 ba · 832 sqft · Condo
public records
· 332 Days on market
Built 1982
$126/sqft
· 18% below area
Est $117k · 11% under
$590/mo HOA · 28% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Key facts
- $590 HOA
- Built 1982
- Listed 331 days
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.5-bath condo listed at $105k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $344 ($4k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $105k).
- Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
- Cap rate 10.2% vs local median 4.2% 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 rising fast (+4.3%/yr); 659 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
- This rent runs 41% 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 $726 of loan paydown is wiped out by about $3k 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.
- At projected returns (-3.0% appreciation + 4.3% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.
Negotiation context
- It's been on market 332 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts; this cycle's ask is 6900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
Risks & watch-outs
- Watch-outs: HOA is 28% 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
$92,400
(12.0% below list)
Questions for the listing agent
- It's been on market 332 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 2.03% ✓
- Cap rate
- 10.23%
- Cash-on-cash
- 14.05%
- DSCR
- 1.63
- GRM
- 4.1
CMA / ARV
- ARV (median comp)
- $117,419
- List price
- $105,000
- Delta
- -10.58%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 402 Capri I #402 | 0.60mi | 1/1.5 | 760 (-9%) | 0mo | $61,000 | $80 | 58 |
| 15453 Lakes Of Delray Blvd #204 | 0.27mi | 2/2.0 (+1) | 1,000 (+20%) | 0mo | $145,000 | $145 | 56 |
| 258 Piedmont F | 0.69mi | 1/1.5 | 760 (-9%) | 0mo | $34,000 | $45 | 53 |
| 147 Burgundy D | 0.60mi | 2/2.0 (+1) | 902 (+8%) | 0mo | $85,000 | $94 | 51 |
| 426 Saxony I | 1.13mi | 1/1.5 | 760 (-9%) | 0mo | $68,000 | $89 | 50 |
| 89 Saxony B Unit B | 1.00mi | 2/2.0 (+1) | 880 (+6%) | 0mo | $50,000 | $57 | 48 |
| 8 Saxony A #8 | 0.99mi | 2/2.0 (+1) | 880 (+6%) | 0mo | $57,000 | $65 | 48 |
| 749 Monaco P | 0.98mi | 2/2.0 (+1) | 880 (+6%) | 0mo | $55,000 | $63 | 48 |
| 152 Tuscany Unit C | 1.09mi | 2/2.0 (+1) | 880 (+6%) | 0mo | $62,000 | $70 | 48 |
| 210 Valencia I | 0.92mi | 1/1.5 | 726 (-13%) | 0mo | $63,250 | $87 | 44 |
| 723 Flanders P | 0.83mi | 1/1.5 | 720 (-14%) | 0mo | $70,500 | $98 | 42 |
| 646 Flanders N | 0.91mi | 1/1.5 | 720 (-14%) | 0mo | $96,500 | $134 | 42 |
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
- 6.9%
- Equity multiple
- 1.28×
- Total profit
- $8,103
- Equity at exit
- $15,656
10-year hold
- IRR
- 18.1%
- Equity multiple
- 2.66×
- Total profit
- $48,662
- Equity at exit
- $9,078
Cash invested: $29,400 (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.
Active competition Active MLS
- For sale now
- 15 active · 20 under contract
- Median asking
- $118,999 ($131/sqft)
- Median days on market
- 76 d
- This list price
- 33% of active listings are priced below it
- ARV vs active asking
- +7.8% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33484
- Rents YoY
- 4.3%
- Active inventory
- 659
- Price-to-rent
- 4.1×
Monthly cashflow live
↻
- Estimated rent
- $2,131 high interval (Pro) →
- Mortgage (P&I)
- −$551
- Tax from tax record
- −$155 /mo · $1,856/yr
- Insurance
- −$44
- HOA
- −$590
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$447
- Net cashflow
- $344
Break-even live
Break-even rent
$1,695
Max offer price
$105,000
Occupancy floor
79%
Sensitivity live
| Price | -10% $404 | -5% $374 | +0% $344 | +5% $315 | +10% $285 |
|---|---|---|---|---|---|
| Rent | -10% $176 | -5% $260 | +0% $344 | +5% $428 | +10% $513 |
| Rate | -1.0pp $397 | -0.5pp $371 | base $344 | +0.5pp $317 | +1.0pp $289 |
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
- $26,250
- Closing costs
- $3,150
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 15072 Ashland Pl Delray Beach, FL | 2.0 | 2.0 | 1000 | $2,048 | $2.05 | 48d | 2 | 0.08mi |
| 15072 Ashland Pl #132 Delray Beach, FL | 2.0 | 2.0 | 1100 | $2,100 | $1.91 | 69d | 1 | 0.09mi |
| 15072 Ashland Pl #117 Delray Beach, FL | 2.0 | 2.0 | 1100 | $1,950 | $1.77 | 27d | 1 | 0.09mi |
| 15469 Lakes of Delray Blvd #102 Delray Beach, FL | 2.0 | 2.0 | 976 | $3,000 | $3.07 | 73d | 1 | 0.14mi |
| 15090 Ashland Pl Delray Beach, FL | 2.0 | 2.0 | 900 | $2,300 | $2.56 | 48d | 1 | 0.14mi |
| 15449 Lakes of Delray Blvd #207 Delray Beach, FL | 2.0 | 2.0 | 976 | $2,950 | $3.02 | 73d | 1 | 0.15mi |
| 15108 Ashland Dr #215 Delray Beach, FL | 2.0 | 2.0 | 900 | $2,000 | $2.22 | 73d | 1 | 0.16mi |
| 15109 Ashland Dr #323 Delray Beach, FL | 2.0 | 2.0 | 998 | $3,500 | $3.51 | 73d | 1 | 0.19mi |
| 15445 Lakes of Delray Blvd #204 Delray Beach, FL | 2.0 | 2.0 | 1000 | $2,200 | $2.20 | 31d | 1 | 0.24mi |
| 15235 Lakes of Delray Blvd #299 Delray Beach, FL | 2.0 | 2.0 | 900 | $1,900 | $2.11 | 31d | 1 | 0.29mi |
| 15235 Lakes of Delray Blvd #299 Delray Beach, FL | 2.0 | 2.0 | 900 | $1,900 | $2.11 | 21d | 1 | 0.29mi |
| 5600 Atlantic Ave Delray Beach, FL | 1.0–3.0 | 1.0–3.0 | 1147 | $2,146 | $1.87 | 0d | 27 | 0.31mi |
| 5884 Morningstar Cir #306 Delray Beach, FL | 2.0 | 2.0 | 1113 | $2,200 | $1.98 | 73d | 1 | 0.31mi |
| 5884 Morningstar Cir #205 Delray Beach, FL | 1.0 | 1.5 | 717 | $1,850 | $2.58 | 29d | 1 | 0.31mi |
| 5910 Morningstar Cir #202 Delray Beach, FL | 2.0 | 2.0 | 1120 | $2,350 | $2.10 | 9d | 1 | 0.34mi |
| 5910 Morningstar Cir #202 Delray Beach, FL | 2.0 | 2.0 | 1120 | $2,350 | $2.10 | 9d | 1 | 0.34mi |
| 452 Normandy J Unit J Delray Beach, FL | 2.0 | 2.0 | 907 | $1,550 | $1.71 | 43d | 1 | 0.43mi |
| 452 Normandy J Delray Beach, FL | 2.0 | 2.0 | 907 | $1,550 | $1.71 | 43d | 1 | 0.43mi |
| 595 Normandy M Delray Beach, FL | 2.0 | 2.0 | 907 | $1,750 | $1.93 | 73d | 1 | 0.45mi |
| 358 Normandy H Delray Beach, FL | 2.0 | 2.0 | 907 | $2,000 | $2.21 | 24d | 1 | 0.45mi |
| 120 Normandy C Delray Beach, FL | 1.0 | 1.5 | 760 | $1,475 | $1.94 | 19d | 1 | 0.46mi |
| 569 Normandy L Delray Beach, FL | 1.0 | 1.5 | 760 | $1,400 | $1.84 | 16d | 1 | 0.47mi |
| 542 Normandy Ln Unit 542 Delray Beach, FL | 2.0 | 2.0 | 907 | $1,600 | $1.76 | 73d | 1 | 0.48mi |
| 805 Normandy Q Delray Beach, FL | 2.0 | 2.0 | 907 | $2,000 | $2.21 | 4d | 1 | 0.49mi |
| 794 Normandy Q Delray Beach, FL | 2.0 | 2.0 | 907 | $1,695 | $1.87 | 43d | 1 | 0.50mi |
| 258 Normandy F Delray Beach, FL | 1.0 | 1.5 | 760 | $1,400 | $1.84 | 7d | 1 | 0.50mi |
| 980 Normandy U Delray Beach, FL | 2.0 | 2.0 | 907 | $2,900 | $3.20 | 24d | 1 | 0.51mi |
| 999 Normandy U Delray Beach, FL | 1.0 | 1.5 | 760 | $1,750 | $2.30 | 7d | 1 | 0.51mi |
| 974 Normandy Trl #974 Delray Beach, FL | 2.0 | 2.0 | 907 | $1,800 | $1.98 | 73d | 1 | 0.52mi |
| 708 Normandy Ln #708 Delray Beach, FL | 2.0 | 2.0 | 907 | $3,000 | $3.31 | 40d | 1 | 0.52mi |
| 708 Normandy Ln #708 Delray Beach, FL | 2.0 | 2.0 | 907 | $3,000 | $3.31 | 30d | 1 | 0.52mi |
| 559 Normandy Ln #559 Delray Beach, FL | 2.0 | 2.0 | 907 | $1,650 | $1.82 | 73d | 1 | 0.52mi |
| 244 Normandy Ln Delray Beach, FL | 2.0 | 2.0 | 907 | $2,400 | $2.65 | 60d | 1 | 0.52mi |
| 244 Normandy Ln Delray Beach, FL | 2.0 | 2.0 | 907 | $2,200 | $2.43 | 42d | 1 | 0.52mi |
| 586 Normandy Ln #586 Delray Beach, FL | 2.0 | 2.0 | 907 | $1,750 | $1.93 | 73d | 1 | 0.52mi |
| 226 Normandy E Delray Beach, FL | 1.0 | 1.5 | 760 | $1,200 | $1.58 | 73d | 1 | 0.52mi |
| 864 Normandy Ln Unit 864 Delray Beach, FL | 1.0 | 1.5 | 760 | $1,750 | $2.30 | 73d | 1 | 0.52mi |
| 705 Normandy Ln Unit 705 Delray Beach, FL | 2.0 | 2.0 | 907 | $2,600 | $2.87 | 73d | 1 | 0.52mi |
| 122 Normandy C Delray Beach, FL | 2.0 | 2.0 | 907 | $1,500 | $1.65 | 71d | 1 | 0.52mi |
| 185 Normandy D Delray Beach, FL | 1.0 | 1.5 | 760 | $1,499 | $1.97 | 63d | 1 | 0.52mi |
Property features AI
Finance
- HOA & community
- Monthly HOA fee (listed) — covers cable TV, insurance, grounds maintenance, security and common areasCommunity amenities include clubhouse, fitness center, shuffleboard, tennis courts, pickleball courts and courtesy busSenior community
Exterior
- Parking
- Assigned parkingGuest parking
- Security
- Gated community with guard
- Utilities
- Three-phase electricCable available
- Home design
- Condominium2-story buildingFaces northResale conditionBuilding C
- Construction
- CBS construction
- Exterior features
- Covered patioScreened patioOpen patioNot waterfront
Interior
- Kitchen
- DishwasherRefrigerator
- Bedrooms
- 1 bedroom on the main level
- Flooring
- Ceramic tile flooring
- Bathrooms
- 1 full bathroom1 half bathroom
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- No special interior features listed
HOA detail $590/mo · $7,080/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 38 events
-
2026-08-08days on market $105,000 Active 332 DOM
-
2026-08-06days on market $105,000 Active 330 DOM
-
2026-08-05days on market $105,000 Active 329 DOM
-
2026-08-03days on market $105,000 Active 327 DOM
-
2026-07-31days on market $105,000 Active 324 DOM
-
2026-07-24days on market $105,000 Active 317 DOM
-
2026-07-23days on market $105,000 Active 316 DOM
-
2026-07-22days on market $105,000 Active 315 DOM
-
2026-07-21days on market $105,000 Active 314 DOM
-
2026-07-18days on market $105,000 Active 311 DOM
-
2026-07-16days on market $105,000 Active 309 DOM
-
2026-07-15days on market $105,000 Active 308 DOM
-
2026-07-14days on market $105,000 Active 307 DOM
-
2026-07-13days on market $105,000 Active 306 DOM
-
2026-07-13days on market $105,000 Active 305 DOM
-
2026-07-12days on market $105,000 Active 304 DOM
-
2026-07-10days on market $105,000 Active 303 DOM
-
2026-07-09days on market $105,000 Active 302 DOM
-
2026-07-07days on market $105,000 Active 300 DOM
-
2026-07-06days on market $105,000 Active 299 DOM
-
2026-07-06days on market $105,000 Active 298 DOM
-
2026-07-05days on market $105,000 Active 297 DOM
-
2026-07-04days on market $105,000 Active 296 DOM
-
2026-07-02days on market $105,000 Active 295 DOM
-
2026-07-01days on market $105,000 Active 294 DOM
-
2026-06-30days on market $105,000 Active 293 DOM
-
2026-06-29days on market $105,000 Active 292 DOM
-
2026-06-28days on market $105,000 Active 291 DOM
-
2026-06-27days on market $105,000 Active 290 DOM
-
2026-06-26days on market $105,000 Active 289 DOM
-
2026-06-24days on market $105,000 Active 287 DOM
-
2026-06-22days on market $105,000 Active 285 DOM
-
2026-06-21days on market $105,000 Active 284 DOM
-
2026-06-18days on market $105,000 Active 281 DOM
-
2026-06-17days on market $105,000 Active 280 DOM
-
2026-06-16days on market $105,000 Active 279 DOM
-
2026-06-15days on market $105,000 Active 278 DOM
-
2026-06-13$105,000 Active 276 DOM
ⓘ 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
- $1,856 · $155/mo
- Projected year-2 tax
- $1,856 · $155/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 · 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,570
- − Mortgage interest
- −$5,882
- − Property taxes
- −$1,856
- − Insurance
- −$525
- − Repairs & maintenance
- −$2,046
- − Management
- −$2,046
- − HOA
- −$7,080
- − Depreciation
- −$3,055
- Taxable income
- $3,082
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$740
- After-tax cash flow
- $3,392/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 · 9 photos
80/100
Cosmetic rehab
Est. rehab $4,160–$12,480 screening
This townhouse is in good condition with a good curb appeal. It requires some exterior painting and flooring replacement to maximize its value.
Components & finishes AI
Flooring tile
Deferred maintenance Est. $20,000–$60,000 screening
- Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No visible roof material or condition
- Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No visible HVAC unit or condition
Value-add opportunities
- Both Paint exterior — Enhances curb appeal and property value ↑
- Both Replace worn flooring — Improves aesthetics and functionality ↑
- Both Upgrade kitchen appliances — Modernizes the space and attracts more buyers ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 48/100
Zoned Schools
Elementary
Orchard View Elementary School
D
FL #1,182/2,144
Nat'l #14,382/41,679
Middle
Carver Middle School
F
FL #486/571
Nat'l #9,545/14,009
High
Spanish River Community High School
B
FL #63/667
Nat'l #2,354/17,239
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
B
Composite livability gradescore 77/100
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 · 1,637,487 people
- City population
- 123,167
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 26,208
- Household income
- $62,151
- Rent vs Own
- Severe rent burden
- 16% of renters
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
-98.8% since first listed9 events — show timeline
- 2026-06-13 Listed for Rent $1,500 RMLSFL
- 2026-06-12 Relisted — Beaches MLS
- 2026-03-22 Rental Removed $1,500 GFLMLS
- 2026-03-21 Listing Removed — Beaches MLS
- 2026-02-15 Price Changed $1,500 GFLMLS
- 2026-01-19 Price Changed $105,000 Beaches MLS
- 2025-08-04 Price Changed $120,000 Beaches MLS
- 2025-06-20 Listed for Rent $1,700 GFLMLS
- 2025-06-19 Listed $125,000 Beaches MLS
Property tax history
+16.5%/yrLatest (2025): $1,856 · +0.0% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…