711 Monaco Ct · Delray Beach, FL 33446

$139,900

1 bd · 1.5 ba · 828 sqft · Condo public records · 14 Days on market

Built 1974 $673/mo HOA · 39% 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 +7.4/10.0
• Cash flow +7.1/30.0
• 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 +1.3/10.0

Listing remarks

This condo has a lot of beautiful upgrades. Ready to move right in. Can be sold turnkey. Open concept with granite breakfast bar, stainless steel appliances, kitchen cabinets with some glass doors, tiled floors, and much more. Also, the condo is centrally located walking distance and near to the tennis courts, Monaco Clubhouse, Bistro Restaurant, shuffle board, bus service, swimming pool, and much more!! Buyer to $2,000 Capital Contribution to Kings Point Recreation Corp. at time of closing.

Key facts

• Near swimming pool
• Tiled floors
• Centrally located

Tags

• GRANITE BREAKFAST BAR
• STAINLESS STEEL APPLIANCES
• TILED FLOORS
• CENTRALLY LOCATED
• NEAR SWIMMING POOL

Property features AI

Finance

• Financial info: Pets not allowed; Designed as a senior community
• HOA & community: Association with monthly fee (amount listed separately); Amenities include clubhouse, fitness center, indoor pool, heated pool, pool, tennis courts, pickleball and shuffleboard courts, bocce ball, cafe/restaurant, community room, courtesy bus, hobby room, library, recreation facilities, street lights, maintenance, parking, gated access and security; Association fee includes cable TV, grounds maintenance, security, common areas, reserve funds, roof repairs and recreation facility

Exterior

• Parking: Assigned parking on asphalt; One open/assigned parking space (total 1)
• Security: Gated community; Community security included in association amenities
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Natural gas available; Sewer connected; Water available
• Home design: Condominium; One level; Resale unit with updates/remodeling; Building named Monaco O; Facing east
• Construction: Pre-cast concrete construction with synthetic stucco
• Exterior features: Not waterfront; Flat and mansard roofs

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Engineered wood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (individual); Ceiling fan(s); Humidity control
• Interior features: No additional interior features listed; Accessible closets, common areas, central living area, kitchen and kitchen appliances
• Laundry & utility: Laundry closet with washer hookup and electric dryer hookup; Electric water heater (owned)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (24.9% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $105k (24.9% 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: Orchard View Elementary School (math 48% / reading 47%, grade D, #1,182 of 2,144 statewide, top 55%, 596 students, 76% 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).
• 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).

Forward outlook

• In year one you build about $2k of equity ($967 loan paydown + $961 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 $44k; list at $140k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,055 (24.9% 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. Built in 1974 — 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. 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. 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?
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: 1.24% ✓
• Cap rate: 4.60%
• Cash-on-cash: -6.04%
• DSCR: 0.73
• GRM: 6.7

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: -8.4%
• Equity multiple: 0.59×
• Total profit: $-15,926
• Equity at exit: $45,493

10-year hold

• IRR: -5.0%
• Equity multiple: 0.46×
• Total profit: $-21,324
• Equity at exit: $58,741

Cash invested: $39,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$734
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$58
• HOA: −$673
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-197

Break-even live

Break-even rent $1,986

Max offer price $105,055

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-158	+0% $-197	+5% $-237	+10% $-276
Rent	-10% $-334	-5% $-266	+0% $-197	+5% $-129	+10% $-60
Rate	-1.0pp $-127	-0.5pp $-162	base $-197	+0.5pp $-234	+1.0pp $-270

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
459 Monaco Blvd Unit 459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	1d	1	0.01mi
711 Monaco O Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	26d	1	0.01mi
581 Monaco Blvd Unit 581 Delray Beach, FL	2.0	2.0	880	$2,000	$2.27	26d	1	0.01mi
451 Monaco Blvd Unit J Delray Beach, FL	1.0	1.5	720	$1,599	$2.22	26d	1	0.01mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	14d	1	0.02mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	20d	1	0.02mi
482 Monaco Blvd #482 Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	26d	1	0.02mi
401 Monaco Way Unit 401 Delray Beach, FL	2.0	2.0	920	$1,950	$2.12	26d	1	0.03mi
153 Monaco D Delray Beach, FL	2.0	2.0	880	$1,750	$1.99	18d	1	0.04mi
195 Monaco E Delray Beach, FL	1.0	1.5	728	$1,550	$2.13	26d	1	0.04mi
459 Monaco J #459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	3d	1	0.08mi
569 Monaco L Delray Beach, FL	2.0	2.0	880	$1,500	$1.70	26d	1	0.09mi
58 Monaco Blvd Unit 58 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	26d	1	0.09mi
72 Monaco Blvd Unit 72 Delray Beach, FL	2.0	2.0	880	$1,950	$2.22	24d	1	0.09mi
276 Monaco F Delray Beach, FL	2.0	2.0	883	$1,650	$1.87	26d	1	0.10mi
286 Monaco F Delray Beach, FL	1.0	2.0	726	$1,700	$2.34	26d	1	0.10mi
318 Monaco G Delray Beach, FL	2.0	2.0	907	$2,200	$2.43	26d	1	0.10mi
669 Monaco N Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	26d	1	0.13mi
679 Saxony Way Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	7d	1	0.15mi
11 Brittany a Delray Beach, FL	1.0	1.5	725	$1,500	$2.07	9d	1	0.16mi
233 Brittany Dr Unit 233 Delray Beach, FL	2.0	2.0	988	$1,700	$1.72	26d	1	0.17mi
564 Brittany L Delray Beach, FL	2.0	2.5	880	$1,800	$2.05	26d	1	0.17mi
419 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	26d	1	0.17mi
520 Brittany K Unit K Delray Beach, FL	2.0	2.0	880	$1,400	$1.59	1d	1	0.17mi
233 Brittany F Unit F Delray Beach, FL	2.0	2.0	988	$1,600	$1.62	26d	1	0.17mi
537 Brittany K Unit 537 Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	26d	1	0.17mi
568 Brittany L Delray Beach, FL	2.0	2.0	883	$1,950	$2.21	26d	1	0.17mi
159 Brittany Ter Unit 159 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	18d	1	0.17mi
233 Brittany F Unit F Delray Beach, FL	2.0	2.0	988	$1,600	$1.62	9d	1	0.17mi
260 Brittany F Unit F Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	3d	1	0.17mi
270 Brittany F Unit F Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	9d	1	0.17mi
292 Brittany Ave #292 Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	5d	1	0.17mi
675 Brittany O Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	26d	1	0.18mi
352 Saxony Trl Unit 352 Delray Beach, FL	2.0	2.0	907	$2,000	$2.21	26d	1	0.19mi
123 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	26d	1	0.19mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	4d	1	0.19mi
516 Saxony K Delray Beach, FL	2.0	2.0	880	$1,450	$1.65	26d	1	0.19mi
23 Saxony a Delray Beach, FL	1.0	1.5	726	$1,300	$1.79	9d	1	0.19mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	26d	1	0.19mi
445 Saxony Way #445 Delray Beach, FL	2.0	2.0	883	$1,550	$1.76	26d	1	0.19mi

HOA detail condo

• Monthly dues: $673 · $8,076/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-21
   days on market $139,900 Active 14 DOM
2. 2026-06-18
   days on market $139,900 Active 11 DOM
3. 2026-06-17
   days on market $139,900 Active 10 DOM
4. 2026-06-16
   days on market $139,900 Active 9 DOM
5. 2026-06-15
   days on market $139,900 Active 8 DOM
6. 2026-06-13
   days on market $139,900 Active 6 DOM
7. 2026-06-09
   days on market $139,900 Active 2 DOM
8. 2026-06-08
   remarks 496-char remark
9. 2026-06-08
   listed $139,900 Active 1 DOM

ⓘ 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: $1,250 · $104/mo
• Projected year-2 tax: $1,250 · $104/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 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,838
• − Mortgage interest: −$7,837
• − Property taxes: −$1,250
• − Insurance: −$700
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − HOA: −$8,076
• − Depreciation: −$4,070
• Taxable loss: −$4,428
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $-1,304/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

+936.3% since first listed

20 events — show timeline

• 2026-06-04 Listed $139,900 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-04-25 Price Changed $1,550 RMLSFL
• 2026-04-10 Listed for Rent $1,650 RMLSFL
• 2026-03-11 Listed $149,000 Beaches MLS
• 2024-09-08 Rental Removed $2,000 GFLMLS
• 2024-08-05 Listed for Rent $2,000 GFLMLS
• 2024-07-22 Rental Removed $2,000 GFLMLS
• 2024-06-25 Price Changed $2,000 GFLMLS
• 2024-04-07 Price Changed $2,200 GFLMLS
• 2024-03-19 Listed for Rent $2,300 GFLMLS
• 2016-10-13 Sold (Public Records) $43,500 Public Records
• 2014-05-16 Listing Removed — Beaches MLS
• 2014-02-13 Contingent — Beaches MLS
• 2014-01-26 Listed $22,900 Beaches MLS
• 2008-02-28 Listing Removed — Beaches MLS
• 2007-08-28 Listed $49,900 Beaches MLS
• 2003-04-04 Sold (Public Records) $24,000 Public Records
• 1982-12-01 Sold (Public Records) $33,500 Public Records
• 1974-01-01 Sold (Public Records) $13,500 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,250 · -8.6% YoY. Source: county tax records.