None · Delray Beach, FL 33484

$240,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily · 50 Days on market

Built 1981 Good condition 2,675 sqft lot Est $245k · at est. $250/mo HOA · 9% 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 +17.9/30.0
• ARV discount +8.4/15.0
• 1% rule +6.1/10.0
• DSCR +5.6/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Active 55+ community of single story villas, buildings have new roofs, gutters, freshly painted and driveway power cleaned by HOA. Enjoy Florida living at its best with plenty of amenities, including 2 pools, hot tub full gymnasium, meeting rooms pool tables, active clubhouse with monthly shows. Impact doors and windows. Unit has floor tiles throughout, front screened patio and private concrete driveway in front for 2 cars. All residents must be at least 40 years old.

Key facts

• Hot tub
• New roofs
• Freshly painted

Tags

• NEW ROOFS
• FRESHLY PAINTED
• POWER CLEANED DRIVEWAY
• 2 POOLS
• HOT TUB
• FULL GYMNASIUM

Property features AI

Finance

• Other: Pets allowed (cats and dogs; restrictions possible); Senior community
• HOA & community: Has association (Delray Villas Plat 3 Board of Directors); Quarterly HOA fee; Association amenities include: clubhouse, fitness center, heated pool, tennis and shuffleboard courts, bocce ball, billiard room, hobby room, parking, recreation facilities, street lights, internet included; HOA covers cable TV, insurance, internet, grounds maintenance, pest control, common real estate tax, legal/accounting, reserve funds, and pool service

Exterior

• Parking: Two open parking spaces on concrete driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; 100 amp service with 220 volts; Cable available; Phone available; Underground utilities; Electricity available; Water available; Sewer available
• Home design: Villa; One story; Entry level: 1; Faces west; Resale condition
• Construction: Stucco / concrete block (CBS) construction; Shingle roof; Slab foundation; Built as a single-story structure
• Exterior features: Screened porch; Porch; Interior lot; Asphalt road frontage (publicly maintained); Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Unfurnished
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closet(s); Storm windows
• Laundry & utility: Laundry closet inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 fast (+4.3%/yr); 543 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $2,670/mo this rent would consume 52% of the median local household income ($62k/yr) (locally 991% 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 $7k 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 50 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

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 $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $244,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14615 Candy Way	0.12mi	2/2.0	1,200 (0%)	14mo	$245,000	$204	83
14589 Candy Way	0.10mi	2/2.0	1,200 (0%)	20mo	$230,000	$192	79

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-22,417
• Equity at exit: $35,785

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $12,414
• Equity at exit: $20,751

Cash invested: $67,200 (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 33484

• Rents YoY: 4.3%
• Active inventory: 543
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,670 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$250
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $201

Break-even live

Break-even rent $2,416

Max offer price $240,000

Occupancy floor 87%

Sensitivity live

Price	-10% $367	-5% $284	+0% $201	+5% $118	+10% $35
Rent	-10% $-10	-5% $95	+0% $201	+5% $306	+10% $412
Rate	-1.0pp $322	-0.5pp $262	base $201	+0.5pp $139	+1.0pp $75

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14464 Campanelli Dr Delray Beach, FL	2.0	2.0	1296	$2,950	$2.28	26d	1	0.06mi
14425 Amapola Way Delray Beach, FL	2.0	2.0	1406	$2,800	$1.99	7d	1	0.11mi
14606 Lucy Dr Delray Beach, FL	2.0	2.0	1200	$1,850	$1.54	26d	1	0.18mi
6096 Kings Gate Cir Delray Beach, FL	2.0	2.0	1311	$2,500	$1.91	26d	1	0.22mi
14696 Lucy Dr #14696 Delray Beach, FL	2.0	2.0	1200	$2,200	$1.83	9d	1	0.24mi
5910 Morningstar Cir #202 Delray Beach, FL	2.0	2.0	1120	$2,200	$1.96	26d	1	0.28mi
5884 Morningstar Cir #306 Delray Beach, FL	2.0	2.0	1113	$2,200	$1.98	26d	1	0.31mi
6234 Pointe Regal Cir Delray Beach, FL	2.0	2.0	1217	$3,899	$3.20	26d	1	0.33mi
14608 Country Side Ln Delray Beach, FL	2.0	2.0	1303	$2,950	$2.26	26d	1	0.38mi
5600 Atlantic Ave Delray Beach, FL	1.0–3.0	1.0–3.0	1147	$2,997	$2.61	0d	29	0.40mi
6372 Sleepy Willow Way Delray Beach, FL	2.0	2.0	1344	$3,975	$2.96	26d	1	0.46mi
6372 Sleepy Willow Way Delray Beach, FL	2.0	2.0	1344	$3,975	$2.96	16d	1	0.46mi
14716 Canalview Dr Unit D Delray Beach, FL	2.0	2.0	1186	$3,500	$2.95	14d	1	0.46mi
5550 Nepsa Way Delray Beach, FL	1.0–3.0	1.0–2.0	1035	$2,764	$2.67	0d	10	0.48mi
14050 Pacific Point Pl Delray Beach, FL	1.0–3.0	1.0–2.0	1033	$2,682	$2.60	1d	29	0.48mi
14111 Royal Vista Dr #404 Delray Beach, FL	2.0	2.0	1392	$3,200	$2.30	26d	1	0.48mi
6396 Country Wood Way Delray Beach, FL	2.0	2.0	1364	$3,000	$2.20	26d	1	0.50mi
14484 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,700	$1.59	26d	1	0.53mi
6557 Country Wood Way Delray Beach, FL	3.0	2.0	1346	$4,700	$3.49	26d	1	0.55mi
6550 Country Wood Way Delray Beach, FL	3.0	2.0	1408	$4,000	$2.84	6d	1	0.57mi
6550 Country Wood Way Delray Beach, FL	3.0	2.0	1408	$4,000	$2.84	26d	1	0.57mi
5349 Lakefront Blvd Unit B Delray Beach, FL	1.0	2.0	1068	$1,800	$1.69	26d	1	0.62mi
13916 Via Flora Unit F Delray Beach, FL	2.0	2.0	989	$3,000	$3.03	26d	1	0.64mi
14139 Nesting Way Unit A Delray Beach, FL	2.0	2.0	1255	$2,000	$1.59	0d	1	0.65mi
15469 Lakes of Delray Blvd #102 Delray Beach, FL	2.0	2.0	976	$3,000	$3.07	26d	1	0.66mi
15449 Lakes of Delray Blvd #207 Delray Beach, FL	2.0	2.0	976	$2,950	$3.02	26d	1	0.66mi
14475 Strathmore Ln Delray Beach, FL	2.0	2.0	1230	$2,422	$1.97	26d	2	0.66mi
15072 Ashland Pl Delray Beach, FL	2.0	2.0	1000	$2,048	$2.05	0d	2	0.68mi
15072 Ashland Pl #132 Delray Beach, FL	2.0	2.0	1100	$2,100	$1.91	21d	1	0.68mi
13886 Via Flora Unit A Delray Beach, FL	2.0	2.0	1097	$2,075	$1.89	26d	1	0.69mi
15090 Ashland Pl Delray Beach, FL	2.0	2.0	900	$2,300	$2.56	0d	1	0.73mi
13776 Hero Path Delray Beach, FL	3.0	2.0	1319	$3,400	$2.58	26d	1	0.75mi
14676 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,775	$1.66	26d	1	0.75mi
14629 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,600	$1.50	26d	1	0.75mi
5385 Lakefront Blvd Unit A Delray Beach, FL	2.0	2.0	1186	$2,200	$1.85	26d	1	0.75mi
14040 Nesting Way Unit B Delray Beach, FL	1.0	2.0	1092	$1,700	$1.56	26d	1	0.75mi
5169 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,300	$1.94	26d	1	0.75mi
14832 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,500	$2.33	19d	1	0.76mi
15108 Ashland Dr #215 Delray Beach, FL	2.0	2.0	900	$2,000	$2.22	26d	1	0.78mi
13787 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$2,500	$2.28	26d	1	0.79mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: poolgym

Listing history 15 events

1. 2026-06-21
   days on market $240,000 Active 50 DOM
2. 2026-06-18
   days on market $240,000 Active 47 DOM
3. 2026-06-17
   days on market $240,000 Active 46 DOM
4. 2026-06-16
   days on market $240,000 Active 45 DOM
5. 2026-06-15
   days on market $240,000 Active 44 DOM
6. 2026-06-13
   days on market $240,000 Active 42 DOM
7. 2026-06-09
   days on market $240,000 Active 38 DOM
8. 2026-06-08
   days on market $240,000 Active 37 DOM
9. 2026-06-07
   days on market $240,000 Active 36 DOM
10. 2026-06-04
    days on market $240,000 Active 33 DOM
11. 2026-06-03
    days on market $240,000 Active 32 DOM
12. 2026-06-02
    days on market $240,000 Active 31 DOM
13. 2026-06-01
    days on market $240,000 Active 30 DOM
14. 2026-05-31
    days on market $240,000 Active 29 DOM
15. 2026-05-01
    listed $240,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 25 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: $32,043
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,563
• − Management: −$2,563
• − HOA: −$3,000
• − Depreciation: −$6,982
• Taxable loss: −$1,309
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $2,725/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This single-story villa in a 55+ community is in good condition with a clean exterior and new roof. It offers a good investment opportunity with potential for cosmetic upgrades to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 26,208
• Household income: $62,151
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 991.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 10% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Scotch-Irish 7% Romanian 6% Italian 2%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 13% Russian/Polish/Slavic 3% French/Haitian/Cajun 3%

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: ▼ -232.73%
• Current HPI: 254.5016
• Rent YoY: ▲ 4.28%
• 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

1 event — show timeline

• 2026-05-01 Listed $240,000 Beaches MLS