915 SW 4th St · Delray Beach, FL 33444

$300,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 7 Days on market

Built 1972 6,008 sqft lot Est $422k · 29% under

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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

Excellent investment and renovation opportunity in the heart of Delray Beach! This solid concrete block/stucco single-family home features a spacious 1,456 square foot layout and 3 Bedroom and 2 full Bathrooms, offering a blank canvas to customize your dream layout. Situated on a manageable 6,008 square foot lot, this property provides incredible potential for investors looking for a rental asset or buyers looking to build equity. Built with durable concrete block construction, ready for your personal updates. Nestled in the vibrant 33444 zip code, you are just minutes away from the world-class dining, shopping, and entertainment on Atlantic Avenue, as well as local beaches. No HOA. Bring

Key facts

• No hoa
• 6,008 sq ft lot
• 4 parking spots

Tags

• NO HOA

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Parking for 4 vehicles; No carport
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected
• Home design: Single family residence; One story; Resale property; Faces south
• Construction: CBS construction; Shingle roof; Built prior to current listing (resale)
• Exterior features: Not waterfront; Public maintained road

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Has heating (type: Other); Central individual cooling
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Cap rate 10.6% 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: Orchard View Elementary School (math 48% / reading 47%, grade D, #1,182 of 2,144 statewide, top 55%, 596 students, 76% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 235 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,596/mo this rent would consume 59% 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 $2k of loan paydown is wiped out by about $9k 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 + 1.6% rent growth), your $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.21%
• DSCR: 1.68
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $422,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 SW 8th Ave	0.25mi	4/2.0 (+1)	1,311 (-10%)	4mo	$380,000	$290	64

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 · 1.63% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $14,179
• Equity at exit: $44,731

10-year hold

• IRR: 12.7%
• Equity multiple: 1.95×
• Total profit: $79,621
• Equity at exit: $25,939

Cash invested: $84,000 (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: 235
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,596 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $1,065

Break-even live

Break-even rent $2,248

Max offer price $300,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,235	-5% $1,150	+0% $1,065	+5% $980	+10% $895
Rent	-10% $781	-5% $923	+0% $1,065	+5% $1,207	+10% $1,349
Rate	-1.0pp $1,216	-0.5pp $1,141	base $1,065	+0.5pp $987	+1.0pp $908

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 SW 8th Ave Unit D Delray Beach, FL	2.0	1.0	912	$2,250	$2.47	25d	1	0.25mi
142 SW 8th Ave Apt A Delray Beach, FL	3.0	2.0	1167	$2,800	$2.40	19d	1	0.25mi
336 SW 5th Ave Delray Beach, FL	3.0	2.0	1080	$3,300	$3.06	21d	1	0.29mi
422 SW 4th Ave Unit A Delray Beach, FL	4.0	2.0	1137	$3,300	$2.90	25d	1	0.37mi
608 SW 8th Ct Delray Beach, FL	3.0	1.0	1100	$2,700	$2.45	25d	1	0.46mi
724 SW 9th St Delray Beach, FL	4.0	2.0	1519	$4,500	$2.96	25d	1	0.48mi
722 SW 9th St Delray Beach, FL	4.0	2.0	1446	$2,999	$2.07	25d	1	0.48mi
27 NW 11th Ave Delray Beach, FL	2.0	1.0	1040	$2,150	$2.07	25d	1	0.52mi
24 SW 4th Ave Delray Beach, FL	3.0	2.0	948	$3,100	$3.27	25d	1	0.53mi
118 SW 7th St Delray Beach, FL	4.0	2.0	1620	$4,000	$2.47	4d	1	0.59mi
602 NW 1st St Delray Beach, FL	3.0	2.0	1032	$3,400	$3.29	25d	1	0.61mi
517 NW 1st St Delray Beach, FL	3.0	2.0	888	$4,225	$4.76	4d	1	0.64mi
517 NW 1st St Delray Beach, FL	3.0	2.0	888	$4,125	$4.65	3d	1	0.64mi
75 Atlantic Grove Way Delray Beach, FL	3.0	3.5	1596	$4,400	$2.76	0d	1	0.68mi
110 SE 2nd St #203 Delray Beach, FL	3.0	2.0	1455	$7,250	$4.98	25d	1	0.73mi
111 SE 2nd St #201 Delray Beach, FL	2.0	2.0	1083	$4,200	$3.88	23d	1	0.73mi
111 SE 2nd St Delray Beach, FL	1.0–2.0	2.0	827	$4,200	$5.08	21d	2	0.73mi
111 SE 1st Ave Delray Beach, FL	1.0–3.0	1.0–3.0	1116	$12,000	$10.75	25d	7	0.74mi
135 NW 5th Ave Apt 3 Delray Beach, FL	2.0	1.0	875	$2,200	$2.51	25d	1	0.74mi
743 S Swinton Ave Unit 1 Delray Beach, FL	2.0	1.0	900	$1,900	$2.11	25d	1	0.75mi
32 SE 2nd Ave Delray Beach, FL	1.0–2.0	1.0–2.0	1141	$4,075	$3.57	0d	9	0.81mi
1020 E Longport Cir Delray Beach, FL	3.0	3.0	1328	$3,200	$2.41	18d	1	0.82mi
1020 E Longport Cir Unit F2 Delray Beach, FL	3.0	3.0	1328	$3,200	$2.41	25d	1	0.82mi
311 SE 3rd Ave Delray Beach, FL	4.0	2.0	1607	$8,000	$4.98	13d	1	0.84mi
239 NW 6th Ave Delray Beach, FL	4.0	2.5	962	$3,700	$3.85	25d	1	0.84mi
1015 Ventnor Ave Unit 3E Delray Beach, FL	3.0	2.5	1674	$3,000	$1.79	25d	1	0.84mi
231 NW 14th Ave Delray Beach, FL	3.0	2.0	1250	$4,950	$3.96	8d	1	0.84mi
244 NW 6th Ave Unit 244 Delray Beach, FL	3.0	2.0	1507	$4,500	$2.99	25d	1	0.85mi
2095 W Atlantic Ave Delray Beach, FL	3.0	1.0–2.0	1012	$3,975	$3.93	0d	10	0.85mi
320 Sterling Ave Delray Beach, FL	3.0	1.0	1000	$3,500	$3.50	25d	1	0.85mi
151 SE 3rd Ave Delray Beach, FL	2.0	1.0–2.0	919	$3,859	$4.20	0d	16	0.87mi
320 NW 6th Ave Delray Beach, FL	3.0	2.0	1032	$3,400	$3.29	25d	1	0.90mi
213 SE 9th St Delray Beach, FL	2.0	1.0	1400	$2,200	$1.57	23d	1	0.91mi
310 NW 4th Ave Delray Beach, FL	4.0	2.0	1370	$2,900	$2.12	25d	1	0.92mi
905 Southridge Rd Unit 202D Delray Beach, FL	2.0	2.0	1014	$1,850	$1.82	12d	1	0.94mi
905 Southridge Rd Unit 202D Delray Beach, FL	2.0	2.0	1014	$2,050	$2.02	13d	1	0.94mi
190 SE 5th Ave Delray Beach, FL	2.0	2.0	1513	$4,325	$2.86	23d	1	0.95mi
322 NW 4th Ave Delray Beach, FL	2.0	1.0	971	$7,500	$7.72	21d	1	0.95mi
351 NW 8th Ave Delray Beach, FL	3.0	2.0	1348	$3,600	$2.67	12d	1	0.95mi
351 NW 8th Ave Delray Beach, FL	3.0	2.0	1348	$3,600	$2.67	2d	1	0.95mi

Listing history 2 events

1. 2026-05-19
   status Pending
2. 2026-05-12
   listed $300,000 Active

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $2,490 · $208/mo
• Expected delta: +$1,553/yr (+$129/mo · 165.8%)

ⓘ 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 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $43,154
• − Mortgage interest: −$16,805
• − Property taxes: −$937
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,452
• − Management: −$3,452
• − Depreciation: −$8,727
• Taxable income: $8,281
• Est. tax owed @ 24.0%: −$1,987
• After-tax cash flow: $10,789/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

2 events — show timeline

• 2026-05-19 Pending — Beaches MLS
• 2026-05-12 Listed $300,000 Beaches MLS

Property tax history

+0.3%/yr

Latest (2025): $937 · +10.9% YoY. Source: county tax records.