2355 Linton Ridge Cir Unit F10 · Delray Beach, FL 33444

$200,000

2 bd · 2.0 ba · 1,007 sqft · Condo public records · 37 Days on market

Built 1985 $455/mo HOA · 16% 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 +23.5/30.0
• 1% rule +8.9/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two bedroom condo with long term tenant, perfect for investor, 10% CAP rate! One year old oven, fridge, and washer/dryer. Close to shopping, restaurants and beach.

Key facts

• Corner condo
• Refreshing pool
• Proximity to beach

Tags

• CORNER CONDO
• REFRESHING POOL
• GRILL AREA
• PROXIMITY TO BEACH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• Market conditions: Rents rising (+1.6%/yr); 233 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,774/mo this rent would consume 46% of the median local household income ($73k/yr) (locally 1211% 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 37 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $120k; list at $200k implies a 67% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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 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: 1.39% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.63% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.79×
• Total profit: $-12,036
• Equity at exit: $29,821

10-year hold

• IRR: 1.7%
• Equity multiple: 1.11×
• Total profit: $6,410
• Equity at exit: $17,292

Cash invested: $56,000 (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 33444

• Rents YoY: 1.6%
• Active inventory: 233
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,774 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$230 /mo · $2,760/yr
• Insurance: −$83
• HOA: −$455
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $374

Break-even live

Break-even rent $2,300

Max offer price $200,000

Occupancy floor 82%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2259 Linton Ridge Cir Unit G4 Delray Beach, FL	2.0	2.0	1007	$1,900	$1.89	7d	1	0.03mi
2259 Linton Ridge Cir Unit G4 Delray Beach, FL	2.0	2.0	1007	$1,900	$1.89	24d	1	0.03mi
320 Sterling Ave Delray Beach, FL	3.0	1.0	1000	$3,500	$3.50	24d	1	0.19mi
1100 SW 4th Ave Delray Beach, FL	2.0	2.0	855	$2,150	$2.51	15d	5	0.19mi
905 Southridge Rd Unit 202D Delray Beach, FL	2.0	2.0	1014	$1,850	$1.82	10d	1	0.30mi
905 Southridge Rd Unit 202D Delray Beach, FL	2.0	2.0	1014	$2,050	$2.02	11d	1	0.30mi
650 Lavers Cir Delray Beach, FL	1.0–3.0	1.0–2.0	1035	$2,736	$2.64	1d	16	0.32mi
820 Lavers Cir Unit G311 Delray Beach, FL	1.0	1.0	731	$2,000	$2.74	24d	1	0.33mi
1020 E Longport Cir Delray Beach, FL	3.0	3.0	1328	$3,200	$2.41	16d	1	0.37mi
1020 E Longport Cir Unit F2 Delray Beach, FL	3.0	3.0	1328	$3,200	$2.41	24d	1	0.37mi
950 Lavers Cir Delray Beach, FL	2.0	2.0	1110	$3,625	$3.26	24d	2	0.37mi
107 Central Ave Delray Beach, FL	2.0	2.0	972	$3,400	$3.50	21d	1	0.41mi
1915 Lavers Cir Delray Beach, FL	2.0	2.0	1204	$3,300	$2.74	5d	4	0.44mi
1915 Lavers Cir Delray Beach, FL	1.0–2.0	1.0–2.0	990	$4,500	$4.55	11d	5	0.44mi
825 Egret Cir Delray Beach, FL	2.0	2.0	1213	$3,025	$2.49	2d	3	0.44mi
955 Egret Cir Delray Beach, FL	2.0	2.0	1213	$3,300	$2.72	3d	3	0.44mi
825 Egret Cir #110 Delray Beach, FL	2.0	2.0	1272	$2,500	$1.97	24d	1	0.46mi
600 Egret Cir Delray Beach, FL	1.0–2.0	1.0–2.0	1024	$4,000	$3.91	24d	5	0.48mi
2025 Lavers Cir Delray Beach, FL	2.0	2.0	1205	$3,550	$2.94	24d	2	0.48mi
1045 Miami Blvd Delray Beach, FL	2.0	1.0	855	$2,100	$2.46	24d	1	0.49mi
608 SW 8th Ct Delray Beach, FL	3.0	1.0	1100	$2,700	$2.45	24d	1	0.49mi
500 Egret Cir Delray Beach, FL	2.0	2.0	1175	$3,100	$2.64	5d	2	0.50mi
750 Egret Cir Delray Beach, FL	2.0	2.0	1232	$3,425	$2.78	16d	2	0.52mi
450 Egret Cir Delray Beach, FL	2.0–3.0	2.0–2.5	1369	$1,980	$1.45	14d	5	0.54mi
450 Egret Cir Delray Beach, FL	2.0–3.0	2.0–2.5	1369	$2,600	$1.90	16d	3	0.54mi
2105 Lavers Cir Delray Beach, FL	2.0	2.0	1211	$4,250	$3.51	20d	1	0.54mi
950 Egret Cir Delray Beach, FL	1.0	1.0	1175	$2,000	$1.70	5d	1	0.55mi
1555 S Federal Hwy #206 Delray Beach, FL	2.0	2.0	1243	$3,200	$2.57	10d	1	0.55mi
743 S Swinton Ave Unit 1 Delray Beach, FL	2.0	1.0	900	$1,900	$2.11	24d	1	0.59mi
2455 Lindell Blvd Delray Beach, FL	1.0–2.0	1.0–2.0	1011	$7,500	$7.42	5d	3	0.61mi
2455 Lindell Blvd Delray Beach, FL	2.0	2.0	1175	$5,125	$4.36	18d	2	0.61mi
2395 Jaeger Dr Unit 3D Delray Beach, FL	2.0	2.0	1056	$2,450	$2.32	24d	1	0.62mi
516 Osprey Dr Delray Beach, FL	2.0	2.0	1056	$2,550	$2.41	20d	1	0.62mi
516 Osprey Dr Unit 16B Delray Beach, FL	2.0	2.0	1048	$3,000	$2.86	24d	1	0.62mi
320 Franklin Club Dr Delray Beach, FL	1.0–2.0	1.0–2.0	989	$3,171	$3.20	1d	8	0.63mi
320 Franklin Club Dr Unit Palm Delray Beach, FL	1.0	1.0	1017	$2,408	$2.37	24d	1	0.63mi
517 Dotterel Rd Unit 31C Delray Beach, FL	2.0	2.0	1056	$2,200	$2.08	24d	1	0.65mi
755 Dotterel Rd Delray Beach, FL	2.0	2.0	1175	$3,598	$3.06	4d	2	0.65mi
2255 Lindell Blvd Delray Beach, FL	1.0–2.0	1.0–2.5	1007	$4,500	$4.47	14d	8	0.65mi
213 SE 9th St Delray Beach, FL	2.0	1.0	1400	$2,200	$1.57	21d	1	0.66mi

HOA detail condo

• Monthly dues: $455 · $5,460/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-04-17
   status Pending
2. 2025-10-22
   listed $200,000 Active
3. 2021-04-27
   soldstatus $120,000 Closed 163-char remark

   Show marketing remark (163 chars)

   Two bedroom condo with long term tenant, perfect for investor, 10% CAP rate! One year old oven, fridge, and washer/dryer. Close to shopping, restaurants and beach.

4. 2021-04-06
   status Pending 163-char remark

   Show marketing remark (163 chars)

   Two bedroom condo with long term tenant, perfect for investor, 10% CAP rate! One year old oven, fridge, and washer/dryer. Close to shopping, restaurants and beach.

5. 2021-04-01
   listed $120,000 Active 163-char remark

   Show marketing remark (163 chars)

   Two bedroom condo with long term tenant, perfect for investor, 10% CAP rate! One year old oven, fridge, and washer/dryer. Close to shopping, restaurants and beach.

6. 2018-08-03
   soldstatus $210,000
7. 2015-05-29
   soldstatus $375,000
8. 2010-03-19
   soldstatus $35,000 33-char remark

   Show marketing remark (33 chars)

   nice 2/2 close to shops and beach

9. 2010-02-25
   historical 33-char remark

   Show marketing remark (33 chars)

   nice 2/2 close to shops and beach

10. 2010-02-19
    listed $35,000 33-char remark

    Show marketing remark (33 chars)

    nice 2/2 close to shops and beach

11. 2008-11-18
    historical
12. 2008-04-08
    listed $159,000
13. 2008-01-20
    historical
14. 2007-01-20
    listed $179,500
15. 1995-06-07
    soldstatus $42,000
16. 1993-12-06
    soldstatus $34,000
17. 1992-10-27
    soldstatus $38,100
18. 1984-06-01
    soldstatus $57,900

ⓘ 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: $2,760 · $230/mo
• Projected year-2 tax: $2,760 · $230/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,287
• − Mortgage interest: −$11,203
• − Property taxes: −$2,760
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,663
• − Management: −$2,663
• − HOA: −$5,460
• − Depreciation: −$5,818
• Taxable income: $1,720
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $4,078/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

• Census place: Delray Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 123,167
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 22,737
• Household income: $72,925
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 1211.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 1%
• Common ancestry: Hispanic 17% Romanian 2% Italian 2%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 70% English-only · French/Haitian/Cajun 18% Spanish 11% Other Indo-European 1%

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: ▼ -743.16%
• Current HPI: 415.3247
• Rent YoY: ▲ 1.63%
• 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

+245.4% since first listed

18 events — show timeline

• 2026-04-17 Pending — Beaches MLS
• 2025-10-22 Listed $200,000 Beaches MLS
• 2021-04-27 Sold (MLS) $120,000 Beaches MLS
• 2021-04-06 Pending — Beaches MLS
• 2021-04-01 Listed $120,000 Beaches MLS
• 2018-08-03 Sold (Public Records) $210,000 Public Records
• 2015-05-29 Sold (Public Records) $375,000 Public Records
• 2010-03-19 Sold (MLS) $35,000 Beaches MLS
• 2010-02-25 Listing Removed — Beaches MLS
• 2010-02-19 Listed $35,000 Beaches MLS
• 2008-11-18 Listing Removed — Beaches MLS
• 2008-04-08 Listed $159,000 Beaches MLS
• 2008-01-20 Listing Removed — Beaches MLS
• 2007-01-20 Listed $179,500 Beaches MLS
• 1995-06-07 Sold (Public Records) $42,000 Public Records
• 1993-12-06 Sold (Public Records) $34,000 Public Records
• 1992-10-27 Sold (Public Records) $38,100 Public Records
• 1984-06-01 Sold (Public Records) $57,900 Public Records

Property tax history

+10.9%/yr

Latest (2025): $2,760 · -4.0% YoY. Source: county tax records.