6865 Huntington Ln #105 · Delray Beach, FL 33446

$198,990

2 bd · 2.0 ba · 990 sqft · Condo public records · 237 Days on market

Built 1985 $851/mo HOA · 37% 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).

• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Cash flow +6.2/30.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0

Listing remarks MLS

Lowest selling price in Huntington Lakes! 1st floor condo with garden views. Huntington Lakes is a 55+ community with a beautiful newly renovated clubhouse offering a 600 seat theatre, 5 pools including a heated indoor lap pool, and ammenities galore!

Key facts

• Quartz countertops
• Open kitchen
• Enclosed patio

Tags

• OPEN KITCHEN
• ENCLOSED PATIO
• QUARTZ COUNTERTOPS
• DESIGNER GLASS TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• COMPLETELY RENOVATED BATHROOMS

Property features AI

Finance

• Other: Community contains approximately 1,800 units; Senior community
• Financial info: Association fee paid monthly
• HOA & community: HOA with many amenities including: clubhouse, fitness center, indoor pool, spa/hot tub, sauna, tennis, pickleball, bocce and shuffleboard courts, basketball court, game room, library, storage, elevators, manager on site, trash chute, parking, internet included; Monthly association fee; Pets allowed (restrictions possible)

Exterior

• Parking: Assigned parking
• Security: Fire alarm; Gated community with guard
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Resale condition; Faces south; 4-story building
• Construction: CBS construction
• Exterior features: Screened patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Closet cabinetry; Unfurnished
• Laundry & utility: Inside laundry in a laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (32.0% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $135k (32.0% below list) — sets the bar for cash-flow.

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: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% 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) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents flat; 584 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); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 34% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $1k 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.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $51k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $199k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• 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 $135,310 (32.0% 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 237 days. Have you received any prior offers? Is the seller open to a 32% 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: 1.15% ✓
• Cap rate: 4.12%
• Cash-on-cash: -7.76%
• DSCR: 0.65
• GRM: 7.3

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: -10.2%
• Equity multiple: 0.51×
• Total profit: $-27,325
• Equity at exit: $64,708

10-year hold

• IRR: -6.4%
• Equity multiple: 0.29×
• Total profit: $-39,332
• Equity at exit: $83,552

Cash invested: $55,717 (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: 584
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,281 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$83
• HOA: −$851
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-360

Break-even live

Break-even rent $2,737

Max offer price $135,310

Occupancy floor —

Sensitivity live

Price	-10% $-248	-5% $-304	+0% $-360	+5% $-417	+10% $-473
Rent	-10% $-541	-5% $-451	+0% $-360	+5% $-270	+10% $-180
Rate	-1.0pp $-260	-0.5pp $-310	base $-360	+0.5pp $-412	+1.0pp $-465

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: $49,748
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6795 Huntington Ln #406 Delray Beach, FL	2.0	2.0	990	$2,500	$2.53	22d	1	0.06mi
14307 Bedford Dr #302 Delray Beach, FL	2.0	2.0	990	$2,200	$2.22	26d	1	0.13mi
7192 Huntington Ln #307 Delray Beach, FL	2.0	2.0	1070	$3,500	$3.27	20d	1	0.23mi
7286 Huntington Ln #105 Delray Beach, FL	2.0	2.0	1070	$3,350	$3.13	26d	1	0.33mi
14671 Bonaire Blvd #505 Delray Beach, FL	1.0	2.0	925	$1,600	$1.73	26d	1	0.35mi
23 Abbey Ln #208 Delray Beach, FL	2.0	2.0	925	$1,500	$1.62	4d	1	0.39mi
31 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$1,300	$1.41	26d	1	0.40mi
32 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	26d	1	0.41mi
21 Abbey Ln #107 Delray Beach, FL	2.0	2.0	925	$1,800	$1.95	16d	1	0.42mi
20 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,600	$2.81	26d	1	0.45mi
19 Abbey Ln #206 Delray Beach, FL	2.0	2.0	925	$1,750	$1.89	26d	1	0.47mi
14747 Cumberland Dr #301 Delray Beach, FL	2.0	2.0	1044	$1,900	$1.82	26d	1	0.53mi
3 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	26d	1	0.53mi
14 Willowbrook Ln #101 Delray Beach, FL	2.0	2.0	1005	$1,700	$1.69	7d	1	0.54mi
14735 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,350	$2.19	3d	1	0.56mi
14723 Cumberland Dr Unit 404 B Delray Beach, FL	1.0	2.0	912	$1,850	$2.03	26d	1	0.58mi
10 Willowbrook Ln #105 Delray Beach, FL	2.0	2.0	1005	$2,100	$2.09	12d	1	0.60mi
14832 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,500	$2.33	19d	1	0.61mi
7301 Amberly Ln #304 Delray Beach, FL	2.0	2.0	1080	$1,495	$1.38	9d	1	0.62mi
13916 Viale Elizabeth Unit F Delray Beach, FL	2.0	2.0	989	$3,000	$3.03	26d	1	0.69mi
14896 Bal Moral Ln Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	26d	1	0.73mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	26d	1	0.75mi
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	19d	1	0.75mi
189 Seville Ter Unit 189 Delray Beach, FL	2.0	2.0	880	$1,900	$2.16	26d	1	0.77mi
28 Seville B Delray Beach, FL	2.0	2.0	883	$1,950	$2.21	12d	1	0.79mi
7515 S Oriole Blvd Delray Beach, FL	2.0	2.0	850	$1,700	$2.00	26d	1	0.86mi
15035 Michelangelo Blvd #202 Delray Beach, FL	1.0	1.0	700	$1,895	$2.71	0d	1	0.90mi
15035 Michelangelo Blvd #103 Delray Beach, FL	2.0	2.0	1079	$2,000	$1.85	26d	1	0.90mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	4d	1	0.93mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	24d	1	0.93mi
15055 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1158	$2,125	$1.83	24d	2	0.94mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	0d	2	0.97mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	9d	2	0.97mi
5910 Morningstar Cir #202 Delray Beach, FL	2.0	2.0	1120	$2,200	$1.96	26d	1	0.97mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	26d	1	0.98mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	22d	1	0.98mi
92 Seville Blvd Delray Beach, FL	2.0	2.0	880	$1,895	$2.15	26d	1	0.98mi
213 Waterford I Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	26d	1	1.00mi
43 Waterford B Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	26d	1	1.00mi
5884 Morningstar Cir #306 Delray Beach, FL	2.0	2.0	1113	$2,200	$1.98	26d	1	1.00mi

HOA detail condo

• Monthly dues: $851 · $10,212/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $198,990 Active 237 DOM
2. 2026-06-18
   days on market $198,990 Active 234 DOM
3. 2026-06-17
   days on market $198,990 Active 233 DOM
4. 2026-06-16
   days on market $198,990 Active 232 DOM
5. 2026-06-15
   days on market $198,990 Active 231 DOM
6. 2026-06-13
   days on market $198,990 Active 229 DOM
7. 2026-06-09
   days on market $198,990 Active 225 DOM
8. 2026-06-07
   days on market $198,990 Active 223 DOM
9. 2026-06-04
   days on market $198,990 Active 220 DOM
10. 2026-06-03
    days on market $198,990 Active 219 DOM
11. 2026-06-01
    days on market $198,990 Active 217 DOM
12. 2026-05-31
    days on market $198,990 Active 216 DOM
13. 2026-05-07
    price $199,000
14. 2026-04-30
    price $219,970
15. 2026-03-31
    price $219,980
16. 2026-02-27
    price $219,990
17. 2026-02-17
    price $220,000
18. 2026-01-30
    price $238,990
19. 2026-01-20
    price $239,000
20. 2025-12-31
    price $249,980
21. 2025-12-01
    price $249,990
22. 2025-10-27
    listed $250,000 Active
23. 2025-02-27
    soldstatus $90,000
24. 2025-02-25
    soldstatus $90,000 Closed 252-char remark

    Show marketing remark (252 chars)

    Lowest selling price in Huntington Lakes! 1st floor condo with garden views. Huntington Lakes is a 55+ community with a beautiful newly renovated clubhouse offering a 600 seat theatre, 5 pools including a heated indoor lap pool, and ammenities galore!

25. 2025-01-27
    status Pending 252-char remark

    Show marketing remark (252 chars)

    Lowest selling price in Huntington Lakes! 1st floor condo with garden views. Huntington Lakes is a 55+ community with a beautiful newly renovated clubhouse offering a 600 seat theatre, 5 pools including a heated indoor lap pool, and ammenities galore!

26. 2024-12-30
    listed $129,999 Active 252-char remark

    Show marketing remark (252 chars)

    Lowest selling price in Huntington Lakes! 1st floor condo with garden views. Huntington Lakes is a 55+ community with a beautiful newly renovated clubhouse offering a 600 seat theatre, 5 pools including a heated indoor lap pool, and ammenities galore!

27. 2016-07-14
    soldstatus $92,000
28. 2016-07-12
    soldstatus $92,000 Closed 398-char remark

    Show marketing remark (398 chars)

    1st floor Pelican model with split bedroom plan. Elevator broken, no problem. Walk right into your home on ground level with tropical gardens at your front door instead of cement catwalks. Screen patio with roll down shutters and rear entry door. Great opportunity to buy in one of Delray Beaches most popular active communities with all amenities included. Priced to add your own personal touches.

29. 2016-06-23
    historical Active Under Contract 398-char remark

    Show marketing remark (398 chars)

    1st floor Pelican model with split bedroom plan. Elevator broken, no problem. Walk right into your home on ground level with tropical gardens at your front door instead of cement catwalks. Screen patio with roll down shutters and rear entry door. Great opportunity to buy in one of Delray Beaches most popular active communities with all amenities included. Priced to add your own personal touches.

30. 2016-06-22
    historical 398-char remark

    Show marketing remark (398 chars)

    1st floor Pelican model with split bedroom plan. Elevator broken, no problem. Walk right into your home on ground level with tropical gardens at your front door instead of cement catwalks. Screen patio with roll down shutters and rear entry door. Great opportunity to buy in one of Delray Beaches most popular active communities with all amenities included. Priced to add your own personal touches.

31. 2016-06-01
    listed $105,900 Active 398-char remark

    Show marketing remark (398 chars)

    1st floor Pelican model with split bedroom plan. Elevator broken, no problem. Walk right into your home on ground level with tropical gardens at your front door instead of cement catwalks. Screen patio with roll down shutters and rear entry door. Great opportunity to buy in one of Delray Beaches most popular active communities with all amenities included. Priced to add your own personal touches.

ⓘ 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: $2,216 · $185/mo
• Projected year-2 tax: $2,216 · $185/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,367
• − Mortgage interest: −$11,147
• − Property taxes: −$2,216
• − Insurance: −$995
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − HOA: −$10,212
• − Depreciation: −$5,789
• Taxable loss: −$7,370
• Est. tax savings @ 24.0%: +$1,769
• After-tax cash flow: $-2,557/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): 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

+87.9% since first listed

19 events — show timeline

• 2026-05-07 Price Changed $199,000 Beaches MLS
• 2026-04-30 Price Changed $219,970 Beaches MLS
• 2026-03-31 Price Changed $219,980 Beaches MLS
• 2026-02-27 Price Changed $219,990 Beaches MLS
• 2026-02-17 Price Changed $220,000 Beaches MLS
• 2026-01-30 Price Changed $238,990 Beaches MLS
• 2026-01-20 Price Changed $239,000 Beaches MLS
• 2025-12-31 Price Changed $249,980 Beaches MLS
• 2025-12-01 Price Changed $249,990 Beaches MLS
• 2025-10-27 Listed $250,000 Beaches MLS
• 2025-02-27 Sold (Public Records) $90,000 Public Records
• 2025-02-25 Sold (MLS) $90,000 Beaches MLS
• 2025-01-27 Pending — Beaches MLS
• 2024-12-30 Listed $129,999 Beaches MLS
• 2016-07-14 Sold (Public Records) $92,000 Public Records
• 2016-07-12 Sold (MLS) $92,000 Beaches MLS
• 2016-06-23 Contingent — Beaches MLS
• 2016-06-22 Listing Removed — Beaches MLS
• 2016-06-01 Listed $105,900 Beaches MLS

Property tax history

+6.5%/yr

Latest (2025): $2,216 · -12.6% YoY. Source: county tax records.