1245 High Point Pl S Unit C · Delray Beach, FL 33445

$139,000

1 bd · 1.5 ba · 1,040 sqft · Condo public records · 76 Days on market

Built 1978 $480/mo HOA · 22% 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 +23.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOVELY VILLA IN DELRAY, OPEN FLOOR PLAN, TILE FLOORS, EXCELLENT COMMUNITY

Key facts

• Quality built-ins
• Florida room
• Large tile floors

Tags

• VILLA STYLE CONDO
• QUIET CUL DE SAC
• LARGE TILE FLOORS
• SMOOTH CEILINGS
• FLORIDA ROOM
• QUALITY BUILT-INS

Property features AI

Finance

• Financial info: Community contains 292 units; Pets not allowed
• HOA & community: HOA: High Point of Delray Section 6; Monthly HOA fee; HOA amenities include clubhouse, laundry, shuffleboard, tennis courts, community room, library, and pickleball courts; HOA fee covers cable TV, insurance, grounds maintenance, sewer, trash, water, common real estate tax, and recreation facility

Exterior

• Parking: 2 parking spaces (assigned and guest parking), plus 1 open parking space
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Condominium; Single-story; Faces west; Resale property
• Construction: Built with CBS construction; Composition/shingle roof; Building name: 1245; Public records list living area as 1,040
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closet(s); Blinds; Furnished
• Laundry & utility: Laundry in common area (see remarks)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% 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.
• Zoned schools: Banyan Creek Elementary School (math 62% / reading 64%, grade B, #582 of 2,144 statewide, top 28%, 844 students, 51% FRL); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL).
• Market conditions: Rents rising (+1.8%/yr); 359 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 33% of the median local income ($78k/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 $961 of loan paydown is wiped out by about $4k 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 76 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $39k; list at $139k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: moderate flood risk; 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 $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
10. 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.
11. 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: 1.56% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.78×
• Total profit: $-8,746
• Equity at exit: $20,725

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $4,206
• Equity at exit: $12,018

Cash invested: $38,920 (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 33445

• Rents YoY: 1.8%
• Active inventory: 359
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,170 high
• Mortgage (P&I): −$729
• Tax from tax record: −$197 /mo · $2,358/yr
• Insurance: −$58
• HOA: −$480
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $251

Break-even live

Break-even rent $1,852

Max offer price $139,000

Occupancy floor 83%

Sensitivity live

Price	-10% $329	-5% $290	+0% $251	+5% $211	+10% $172
Rent	-10% $79	-5% $165	+0% $251	+5% $336	+10% $422
Rate	-1.0pp $321	-0.5pp $286	base $251	+0.5pp $215	+1.0pp $178

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1142 Circle Ter W Unit C Delray Beach, FL	1.0	1.5	1080	$1,700	$1.57	4d	1	0.05mi
1155 South Drive Cir Unit A Delray Beach, FL	2.0	2.0	1080	$2,195	$2.03	25d	1	0.09mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	25d	1	0.09mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	13d	1	0.09mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	25d	1	0.15mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	6d	1	0.15mi
4515 NW 3rd Ct Unit C Delray Beach, FL	1.0	2.0	1080	$1,900	$1.76	25d	1	0.30mi
707 High Point Blvd N Unit C Delray Beach, FL	1.0	1.5	994	$1,600	$1.61	25d	1	0.42mi
775 North Dr Unit A Delray Beach, FL	2.0	2.0	1175	$2,000	$1.70	0d	1	0.44mi
775 North Dr Unit A Delray Beach, FL	2.0	2.0	1175	$2,000	$1.70	12d	1	0.44mi
512 High Point Dr Unit C Delray Beach, FL	1.0	2.0	994	$2,100	$2.11	21d	1	0.46mi
4510 NW 2nd St Unit A Delray Beach, FL	2.0	2.0	1080	$1,800	$1.67	25d	1	0.47mi
405 High Point Blvd Unit C Delray Beach, FL	1.0	1.5	994	$1,500	$1.51	25d	1	0.50mi
125 Via D Este Delray Beach, FL	1.0–3.0	1.0–2.0	1156	$2,450	$2.12	0d	14	0.55mi
212 High Point Ter W Unit C Delray Beach, FL	1.0	1.5	1122	$2,000	$1.78	23d	1	0.56mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	25d	1	0.61mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	19d	1	0.61mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	25d	1	0.63mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	25d	1	0.70mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	25d	1	0.70mi
227 Coral Trace Ln Unit 227 Delray Beach, FL	2.0	2.0	1376	$3,100	$2.25	25d	1	0.72mi
2480 S Coral Trace Cir Delray Beach, FL	2.0	2.0	1379	$2,900	$2.10	9d	1	0.72mi
13487 Barwick Rd Unit B Delray Beach, FL	2.0	1.5	1092	$3,600	$3.30	0d	1	0.74mi
5265 NW 3rd St Unit C Delray Beach, FL	1.0	1.5	1080	$2,200	$2.04	25d	1	0.76mi
4080 Sea Grape Cir Delray Beach, FL	—	2.0	1418	$3,650	$2.57	0d	1	0.76mi
305 SW 28th Ave Delray Beach, FL	2.0	2.0	1369	$4,300	$3.14	15d	1	0.82mi
354 SW 28th Ave Delray Beach, FL	2.0	2.0	1369	$5,450	$3.98	25d	1	0.83mi
5030 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1287	$1,700	$1.32	25d	1	0.83mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	9d	1	0.86mi
5126 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,500	$2.11	22d	1	0.93mi
5093 Privet Pl Unit A-1 Delray Beach, FL	2.0	2.0	1220	$2,350	$1.93	25d	1	0.97mi
5169 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,300	$1.94	25d	1	0.98mi
14629 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,600	$1.50	25d	1	0.98mi
5385 Lakefront Blvd Unit A Delray Beach, FL	2.0	2.0	1186	$2,200	$1.85	25d	1	0.98mi
14676 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,775	$1.66	25d	1	0.98mi
500 N Congress Ave Delray Beach, FL	2.0–3.0	1.0–2.0	989	$2,295	$2.32	0d	6	0.98mi
2583 NW 13th St Delray Beach, FL	2.0	2.0	1466	$2,600	$1.77	19d	1	0.99mi
2095 W Atlantic Ave Delray Beach, FL	3.0	1.0–2.0	1012	$2,825	$2.79	0d	10	1.03mi
5061 Nesting Way Unit D Delray Beach, FL	2.0	2.0	1255	$2,400	$1.91	25d	1	1.04mi
4809 N Wickham Cir Unit A Delray Beach, FL	2.0	2.0	1028	$2,600	$2.53	25d	1	1.04mi

HOA detail condo

• Monthly dues: $480 · $5,760/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-21
   days on market $139,000 Active 76 DOM
2. 2026-06-18
   days on market $139,000 Active 73 DOM
3. 2026-06-17
   days on market $139,000 Active 72 DOM
4. 2026-06-16
   days on market $139,000 Active 71 DOM
5. 2026-06-15
   days on market $139,000 Active 70 DOM
6. 2026-06-13
   days on market $139,000 Active 68 DOM
7. 2026-06-09
   days on market $139,000 Active 64 DOM
8. 2026-06-08
   days on market $139,000 Active 63 DOM
9. 2026-06-07
   days on market $139,000 Active 62 DOM
10. 2026-06-04
    days on market $139,000 Active 59 DOM
11. 2026-06-03
    days on market $139,000 Active 58 DOM
12. 2026-06-02
    days on market $139,000 Active 57 DOM
13. 2026-06-01
    days on market $139,000 Active 56 DOM
14. 2026-05-31
    days on market $139,000 Active 55 DOM
15. 2026-05-24
    price $139,000
16. 2026-04-06
    status Active
17. 2026-03-28
    historical
18. 2026-03-27
    listed $145,900 Active
19. 2025-09-30
    historical
20. 2025-09-15
    price $149,900
21. 2025-07-07
    price $153,900
22. 2025-06-05
    price $154,900
23. 2025-05-01
    price $158,500
24. 2025-04-17
    price $159,500
25. 2025-04-02
    listed $162,500 Active
26. 2013-05-13
    soldstatus $39,299 73-char remark

    Show marketing remark (73 chars)

    LOVELY VILLA IN DELRAY, OPEN FLOOR PLAN, TILE FLOORS, EXCELLENT COMMUNITY

27. 2005-10-04
    soldstatus $147,000
28. 2005-09-16
    soldstatus $147,000
29. 2005-07-08
    historical
30. 2005-05-25
    listed $153,500
31. 2004-11-23
    historical
32. 2004-11-11
    listed $139,900
33. 2004-05-10
    soldstatus $76,000
34. 2004-05-06
    soldstatus $76,000
35. 2004-03-30
    historical
36. 2004-03-08
    listed $79,990
37. 2003-10-03
    soldstatus $61,000
38. 2003-09-29
    soldstatus $61,000
39. 2003-08-22
    historical
40. 2003-08-19
    listed $61,000

ⓘ 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: $2,358 · $197/mo
• Projected year-2 tax: $2,358 · $197/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,035
• − Mortgage interest: −$7,786
• − Property taxes: −$2,358
• − Insurance: −$695
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − HOA: −$5,760
• − Depreciation: −$4,044
• Taxable income: $1,226
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $2,713/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): 33,122
• Household income: $78,163
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1649.0

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 0.62)
• Race & ethnicity: White 55% Black 24% Hispanic / Latino 11% Two or more races 11% Asian 4%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 14% Romanian 3% Scotch-Irish 3%
• Foreign-born: 27% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · French/Haitian/Cajun 18% Spanish 9% Other Indo-European 4%

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: ▼ -258.16%
• Current HPI: 349.5505
• Rent YoY: ▲ 1.83%
• 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

+127.9% since first listed

26 events — show timeline

• 2026-05-24 Price Changed $139,000 Beaches MLS
• 2026-04-06 Relisted — Beaches MLS
• 2026-03-28 Listing Removed — Beaches MLS
• 2026-03-27 Listed $145,900 Beaches MLS
• 2025-09-30 Listing Removed — Beaches MLS
• 2025-09-15 Price Changed $149,900 Beaches MLS
• 2025-07-07 Price Changed $153,900 Beaches MLS
• 2025-06-05 Price Changed $154,900 Beaches MLS
• 2025-05-01 Price Changed $158,500 Beaches MLS
• 2025-04-17 Price Changed $159,500 Beaches MLS
• 2025-04-02 Listed $162,500 Beaches MLS
• 2013-05-13 Sold (MLS) $39,299 MARMLS
• 2005-10-04 Sold (Public Records) $147,000 Public Records
• 2005-09-16 Sold (MLS) $147,000 Beaches MLS
• 2005-07-08 Listing Removed — Beaches MLS
• 2005-05-25 Listed $153,500 Beaches MLS
• 2004-11-23 Listing Removed — Beaches MLS
• 2004-11-11 Listed $139,900 Beaches MLS
• 2004-05-10 Sold (Public Records) $76,000 Public Records
• 2004-05-06 Sold (MLS) $76,000 Beaches MLS
• 2004-03-30 Listing Removed — Beaches MLS
• 2004-03-08 Listed $79,990 Beaches MLS
• 2003-10-03 Sold (Public Records) $61,000 Public Records
• 2003-09-29 Sold (MLS) $61,000 Beaches MLS
• 2003-08-22 Listing Removed — Beaches MLS
• 2003-08-19 Listed $61,000 Beaches MLS

Property tax history

+7.7%/yr

Latest (2025): $2,358 · +3.7% YoY. Source: county tax records.