5952 Regal Glen Dr #207 · Delray Beach, FL 33437

$199,900

3 bd · 2.0 ba · 1,813 sqft · Condo public records · 318 Days on market

Built 1996 $1043/mo HOA · 31% of rent ↓ 33% since listing

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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 +22.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks

NO SPECIAL ASSESSMENTS!!! Discover an exceptional 55+ lifestyle in this spacious and airy condo, perfectly situated within the highly desirable Coral Lakes community. This home offers an inviting open-concept floor plan with soaring high ceilings, creating a light and expansive atmosphere. The home has new water heater as well. The eat-in kitchen is a bright and functional space, ideal for both casual meals and entertaining guests. The oversized primary bedroom serves as a private retreat, featuring a generous walk-in closet and a luxurious bathroom complete with a large soaking tub and a separate shower, providing a spa-like experience. Step outside to a peaceful enclosed patio, where you

Key facts

• Walk-in closet
• Soaking tub
• Eat-in kitchen

Tags

• OPEN-CONCEPT FLOOR PLAN
• EAT-IN KITCHEN
• OVERSIZED PRIMARY BEDROOM
• WALK-IN CLOSET
• LUXURIOUS BATHROOM
• SOAKING TUB

Property features AI

Finance

• HOA & community: Community association with numerous amenities; Amenities include pool (indoor and outdoor), spa/hot tub, fitness center, clubhouse, game room, billiard room, community room, cafe/restaurant, tennis courts, pickleball and shuffleboard courts, basketball court, elevators, and street lighting; HOA dues billed monthly and include cable TV, insurance, grounds maintenance, security, trash, water, and common area maintenance; Pets allowed (restrictions may apply); Senior community

Exterior

• Parking: Assigned and guest parking; Covered parking with 1 carport space; 1 open parking space
• Security: Key card entry; Smoke detectors; Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; 2-story building; Entry-level living area; North-facing
• Construction: Stucco/CBS construction; Spanish tile roof
• Exterior features: Covered patio and enclosed glass porch; Patio and porch; Sidewalks; Paved road access; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings and vaulted/high ceilings; Walk-in closet(s); Blinds and sliding window coverings; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $324 ($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: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 490 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $3,379/mo this rent would consume 50% of the median local household income ($81k/yr) (locally 902% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $899 of equity ($1k loan paydown + $-483 appreciation (-0.2% local appreciation)).
• 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 318 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.69% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.24% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.13×
• Total profit: $7,398
• Equity at exit: $55,641

10-year hold

• IRR: 6.6%
• Equity multiple: 1.65×
• Total profit: $36,506
• Equity at exit: $64,993

Cash invested: $55,972 (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 33437

• Home prices YoY: -0.1%
• Rents YoY: 1.3%
• Active inventory: 490
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,379 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$171 /mo · $2,055/yr
• Insurance: −$83
• HOA: −$1,043
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $324

Break-even live

Break-even rent $2,969

Max offer price $199,900

Occupancy floor 85%

Sensitivity live

Price	-10% $437	-5% $380	+0% $324	+5% $267	+10% $210
Rent	-10% $57	-5% $190	+0% $324	+5% $457	+10% $591
Rate	-1.0pp $424	-0.5pp $374	base $324	+0.5pp $272	+1.0pp $219

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5952 Regal Glen Dr #103 Boynton Beach, FL	3.0	2.0	1813	$2,550	$1.41	25d	1	0.03mi
13297 Via Vulcanus Unit B Delray Beach, FL	2.0	2.0	1527	$3,000	$1.96	8d	1	0.34mi
13404 Brotherhood Way Delray Beach, FL	4.0	3.0	2509	$6,950	$2.77	23d	1	0.40mi
5574 Royal Lake Cir Boynton Beach, FL	3.0	2.0	1658	$5,000	$3.02	16d	1	0.44mi
12547 Imperial Isle Dr Boynton Beach, FL	2.0–3.0	2.0	1500	$4,500	$3.00	25d	2	0.48mi
13431 Amber Waves Ave Delray Beach, FL	2.0	2.0	1390	$3,500	$2.52	25d	1	0.49mi
13056 Anthorne Ln Unit 113 Boynton Beach, FL	3.0	2.5	1755	$3,600	$2.05	0d	1	0.50mi
12932 Anthorne Ln Boynton Beach, FL	4.0	3.5	2008	$3,750	$1.87	21d	1	0.61mi
13759 Date Palm Ct Unit A Delray Beach, FL	2.0	2.0	1247	$3,500	$2.81	25d	1	0.62mi
12390 Summer Springs Dr Boynton Beach, FL	3.0	2.0	1861	$3,300	$1.77	25d	1	0.62mi
5449 Grande Palm Cir Delray Beach, FL	3.0	2.5	1618	$4,000	$2.47	18d	1	0.64mi
5449 Grande Palm Cir Delray Beach, FL	3.0	2.5	1618	$4,000	$2.47	25d	1	0.64mi
13255 Royale Sabal Ct Delray Beach, FL	3.0	2.5	1618	$4,300	$2.66	25d	1	0.65mi
13657 Night Sky Pl Delray Beach, FL	2.0	2.0	1319	$3,200	$2.43	8d	1	0.69mi
13653 Jubilee Ln Delray Beach, FL	3.0	2.0	1305	$3,450	$2.64	15d	1	0.71mi
6038 Lasalle Rd Delray Beach, FL	2.0	2.0	1475	$2,100	$1.42	6d	1	0.73mi
12299 Forest Greens Dr Boynton Beach, FL	2.0	2.0	1310	$2,450	$1.87	18d	1	0.74mi
12654 Via Ravenna Boynton Beach, FL	3.0	2.0	1729	$3,500	$2.02	25d	1	0.75mi
5335 Vernio Ln Boynton Beach, FL	3.0	2.0	1798	$3,700	$2.06	25d	1	0.78mi
6599 Old Farm Trl #6599 Boynton Beach, FL	3.0	2.5	1441	$3,000	$2.08	25d	1	0.84mi
13776 Hero Path Delray Beach, FL	3.0	2.0	1319	$3,400	$2.58	25d	1	0.86mi
5260 Grande Palm Cir Delray Beach, FL	3.0	2.0	1464	$2,800	$1.91	25d	1	0.86mi
6633 Old Farm Trl Boynton Beach, FL	3.0	2.5	1441	$3,500	$2.43	25d	1	0.91mi
12118 Country Greens Blvd Boynton Beach, FL	3.0	2.0	1566	$3,000	$1.92	12d	1	0.94mi
13419 Noble Dr Delray Beach, FL	2.0	2.0	1410	$3,600	$2.55	18d	1	0.99mi
6685 Old Farm Trl Boynton Beach, FL	3.0	2.0	1361	$2,995	$2.20	25d	1	1.03mi
5200 Privet Pl Unit C Delray Beach, FL	2.0	2.0	1457	$1,850	$1.27	25d	1	1.07mi
6725 Old Farm Trl Boynton Beach, FL	3.0	2.5	1441	$3,000	$2.08	21d	1	1.11mi
5750 Fairway Park Ct #101 Boynton Beach, FL	3.0	2.0	1426	$1,850	$1.30	25d	1	1.12mi
1418 W Wickham Cir Unit B Delray Beach, FL	3.0	2.5	1316	$3,200	$2.43	18d	1	1.12mi
14050 Pacific Point Pl Delray Beach, FL	1.0–3.0	1.0–2.0	1033	$3,146	$3.05	0d	29	1.16mi
6812 Belmont Shore Dr Delray Beach, FL	3.0	2.5	2353	$4,250	$1.81	19d	1	1.17mi
5061 Nesting Way Unit D Delray Beach, FL	2.0	2.0	1255	$2,400	$1.91	25d	1	1.18mi
14111 Royal Vista Dr #404 Delray Beach, FL	2.0	2.0	1392	$3,200	$2.30	25d	1	1.21mi
14139 Nesting Way Unit A Delray Beach, FL	2.0	2.0	1255	$2,000	$1.59	0d	1	1.22mi
5550 Nepsa Way Delray Beach, FL	1.0–3.0	1.0–2.0	1035	$3,364	$3.25	0d	11	1.25mi
11690 Briarwood Cir Boynton Beach, FL	3.0	2.0	1952	$3,400	$1.74	25d	1	1.27mi
4574 Danson Way Delray Beach, FL	3.0	2.5	1654	$3,300	$2.00	25d	1	1.32mi
11853 Fountainside Cir Boynton Beach, FL	3.0	3.5	2410	$3,800	$1.58	25d	1	1.36mi
5256 Glenville Dr Boynton Beach, FL	3.0	2.0	2015	$5,000	$2.48	3d	1	1.46mi

HOA detail condo

• Monthly dues: $1,043 · $12,516/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $199,900 Active 318 DOM
2. 2026-06-18
   days on market $199,900 Active 315 DOM
3. 2026-06-17
   days on market $199,900 Active 314 DOM
4. 2026-06-16
   days on market $199,900 Active 313 DOM
5. 2026-06-15
   days on market $199,900 Active 312 DOM
6. 2026-06-13
   days on market $199,900 Active 310 DOM
7. 2026-06-09
   days on market $199,900 Active 306 DOM
8. 2026-06-07
   days on market $199,900 Active 304 DOM
9. 2026-06-04
   days on market $199,900 Active 301 DOM
10. 2026-06-03
    days on market $199,900 Active 300 DOM
11. 2026-06-01
    days on market $199,900 Active 298 DOM
12. 2026-05-31
    days on market $199,900 Active 297 DOM
13. 2026-02-24
    price $199,900
14. 2025-08-07
    listed $224,900 Active
15. 2025-07-07
    historical
16. 2025-05-28
    price $224,900
17. 2025-04-01
    price $249,900
18. 2025-03-27
    listed $298,000 Active
19. 2025-03-11
    historical
20. 2024-09-18
    listed $298,000 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: $2,055 · $171/mo
• Projected year-2 tax: $2,055 · $171/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 5 d/yr ≥106°F today · 18 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: $40,548
• − Mortgage interest: −$11,198
• − Property taxes: −$2,055
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,244
• − Management: −$3,244
• − HOA: −$12,516
• − Depreciation: −$5,815
• Taxable income: $1,478
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $3,529/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): 37,229
• Household income: $80,710
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 902.0

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 (68%)
• Race & ethnicity: White 68% Two or more races 13% Hispanic / Latino 12% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1% Dominican 1%
• Common ancestry: Scotch-Irish 8% Romanian 8% Hispanic 6%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 78% English-only · Spanish 10% French/Haitian/Cajun 6% Other Indo-European 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: ▼ -0.24%
• Current HPI: 257.5891
• Rent YoY: ▲ 1.28%
• 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

-32.9% since first listed

8 events — show timeline

• 2026-02-24 Price Changed $199,900 Beaches MLS
• 2025-08-07 Listed $224,900 Beaches MLS
• 2025-07-07 Listing Removed — Beaches MLS
• 2025-05-28 Price Changed $224,900 Beaches MLS
• 2025-04-01 Price Changed $249,900 Beaches MLS
• 2025-03-27 Listed $298,000 Beaches MLS
• 2025-03-11 Listing Removed — Beaches MLS
• 2024-09-18 Listed $298,000 Beaches MLS

Property tax history

+0.7%/yr

Latest (2025): $2,055 · +3.6% YoY. Source: county tax records.