333 NW 8th Ave · Delray Beach, FL 33444

$315,000

3 bd · 2.0 ba · 900 sqft · SingleFamily public records · 40 Days on market

Built 1970 6,233 sqft lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.1/10.0
• 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

Rare redevelopment opportunity just minutes from vibrant downtown Delray Beach. This deep, narrow lot (and potentially an adjacent lot) has exceptional potential for investors, builders, or buyers looking to create a custom residence in one of South Florida's most sought-after coastal communities. The property currently includes two existing structures that are being sold as-is. The main structure is 3BR/1BA. The second structure is a 1bedroom guesthouse which is legal and grandfathered in. Both have concrete foundations. What truly sets this opportunity apart is the adjacent vacant lot which is also for sale. Purchase one lot or combine both for the potential to create a larger property or

Key facts

• Custom residence
• Adjacent vacant lot
• Concrete foundations

Tags

• REDEVELOPMENT OPPORTUNITY
• ADJACENT VACANT LOT
• TWO EXISTING STRUCTURES
• CUSTOM RESIDENCE
• CONCRETE FOUNDATIONS
• SIDE-BY-SIDE PARCELS

Property features AI

Exterior

• Parking: 2 parking spaces; No carport
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; Resale property; 1 story; Faces west; Entry level: main level
• Construction: Concrete construction; Composition/Shingle roof; Concrete perimeter foundation; Built area reported as 6,098 (building total)
• Exterior features: Not waterfront

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Concrete flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating
• Interior features: No notable interior features reported; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $315k).
• Recommended offer: $306k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• 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 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 $3,497/mo this rent would consume 58% 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($306k) 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.63% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-21,366
• Equity at exit: $46,968

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $6,974
• Equity at exit: $27,235

Cash invested: $88,200 (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 33444

• Rents YoY: 1.6%
• Active inventory: 235
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,497 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$440 /mo · $5,285/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $539

Break-even live

Break-even rent $2,815

Max offer price $315,000

Occupancy floor 80%

Sensitivity live

Price	-10% $718	-5% $629	+0% $539	+5% $450	+10% $361
Rent	-10% $263	-5% $401	+0% $539	+5% $678	+10% $816
Rate	-1.0pp $698	-0.5pp $619	base $539	+0.5pp $458	+1.0pp $375

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 NW 6th Ave Delray Beach, FL	3.0	2.0	1032	$3,400	$3.29	25d	1	0.09mi
239 NW 6th Ave Delray Beach, FL	4.0	2.5	962	$3,700	$3.85	25d	1	0.15mi
322 NW 4th Ave Delray Beach, FL	2.0	1.0	971	$7,500	$7.72	21d	1	0.21mi
320 NW 3rd Ave Delray Beach, FL	3.0	2.0	1107	$4,500	$4.07	25d	1	0.28mi
135 NW 5th Ave Apt 3 Delray Beach, FL	2.0	1.0	875	$2,200	$2.51	25d	1	0.29mi
517 NW 1st St Delray Beach, FL	3.0	2.0	888	$4,225	$4.76	4d	1	0.33mi
517 NW 1st St Delray Beach, FL	3.0	2.0	888	$4,125	$4.65	3d	1	0.33mi
602 NW 1st St Delray Beach, FL	3.0	2.0	1032	$3,400	$3.29	25d	1	0.34mi
210 NW 13th Ave Delray Beach, FL	2.0	1.0	800	$2,200	$2.75	25d	1	0.38mi
1335 Lee St Delray Beach, FL	3.0	2.0	1000	$3,200	$3.20	25d	1	0.42mi
27 NW 11th Ave Delray Beach, FL	2.0	1.0	1040	$2,150	$2.07	25d	1	0.42mi
26 SW 10th Ave Delray Beach, FL	2.0	1.0	600	$1,850	$3.08	25d	1	0.52mi
320 NE 1st Ave Delray Beach, FL	2.0	1.0	1000	$2,900	$2.90	25d	1	0.53mi
24 SW 4th Ave Delray Beach, FL	3.0	2.0	948	$3,100	$3.27	25d	1	0.54mi
200 NE 2nd Ave Delray Beach, FL	1.0–2.0	1.0–2.0	1133	$4,200	$3.71	0d	2	0.62mi
200 NE 2nd Ave Delray Beach, FL	1.0–2.0	1.0–2.0	1133	$4,500	$3.97	25d	2	0.62mi
137 SW 9th Ave Delray Beach, FL	2.0	1.0	736	$2,200	$2.99	18d	1	0.66mi
142 SW 8th Ave Unit D Delray Beach, FL	2.0	1.0	912	$2,250	$2.47	25d	1	0.67mi
32 SE 2nd Ave Delray Beach, FL	1.0–2.0	1.0–2.0	1141	$4,075	$3.57	0d	9	0.77mi
185 NE 4th Ave Delray Beach, FL	1.0–2.0	1.5–2.0	1406	$8,000	$5.69	15d	2	0.78mi
111 SE 1st Ave Delray Beach, FL	1.0–3.0	1.0–3.0	1116	$12,000	$10.75	25d	7	0.84mi
500 N Congress Ave Delray Beach, FL	2.0–3.0	1.0–2.0	989	$3,033	$3.07	0d	6	0.89mi
111 SE 2nd St Delray Beach, FL	1.0–2.0	2.0	827	$4,200	$5.08	21d	2	0.89mi
111 SE 2nd St #201 Delray Beach, FL	2.0	2.0	1083	$4,200	$3.88	23d	1	0.89mi
338 NE 7th Ave Unit A Delray Beach, FL	2.0	2.0	837	$4,500	$5.38	18d	1	0.90mi
340 NE 7th Ave Delray Beach, FL	2.0	1.5	1082	$5,300	$4.90	8d	1	0.90mi
1201 NE 2nd Ave Delray Beach, FL	2.0	1.0	700	$2,400	$3.43	8d	1	0.92mi
226 NE 7th Ave Delray Beach, FL	2.0	1.0	860	$3,500	$4.07	25d	1	0.92mi
342 NE 7th Ave Delray Beach, FL	2.0	1.5	1082	$5,400	$4.99	25d	1	0.92mi
336 SW 5th Ave Delray Beach, FL	3.0	2.0	1080	$3,300	$3.06	21d	1	0.92mi
323 NE 7th Ave Unit B Delray Beach, FL	2.0	1.0	800	$3,950	$4.94	25d	1	0.93mi
240 SW 15th Ave Unit 242 Delray Beach, FL	2.0	1.0	648	$2,250	$3.47	25d	1	0.93mi
151 SE 3rd Ave Delray Beach, FL	2.0	1.0–2.0	919	$3,859	$4.20	0d	16	0.94mi
2095 W Atlantic Ave Delray Beach, FL	3.0	1.0–2.0	1012	$3,975	$3.93	0d	10	0.94mi
238 SE 1st Ave Unit 10 Delray Beach, FL	2.0	1.0	700	$2,600	$3.71	25d	1	0.95mi
242 NE 12th St #2 Delray Beach, FL	2.0	1.0	1000	$2,100	$2.10	21d	1	0.96mi
233 NE 13th St Unit 2335 Delray Beach, FL	2.0	1.0	840	$2,450	$2.92	20d	1	1.01mi
45 SE 7th Ave Unit 8 Delray Beach, FL	2.0	1.0	925	$2,900	$3.14	25d	1	1.08mi
49 SE 7th Ave Unit 1 Delray Beach, FL	2.0	1.0	900	$2,900	$3.22	18d	1	1.08mi
49 SE 7th Ave Unit 4 Delray Beach, FL	2.0	1.0	925	$2,900	$3.14	25d	1	1.08mi

Listing history 15 events

1. 2026-06-21
   days on market $315,000 Active 40 DOM
2. 2026-06-18
   days on market $315,000 Active 37 DOM
3. 2026-06-17
   days on market $315,000 Active 36 DOM
4. 2026-06-16
   days on market $315,000 Active 35 DOM
5. 2026-06-15
   days on market $315,000 Active 34 DOM
6. 2026-06-13
   days on market $315,000 Active 32 DOM
7. 2026-06-09
   days on market $315,000 Active 28 DOM
8. 2026-06-08
   days on market $315,000 Active 27 DOM
9. 2026-06-07
   days on market $315,000 Active 26 DOM
10. 2026-06-04
    days on market $315,000 Active 23 DOM
11. 2026-06-03
    days on market $315,000 Active 22 DOM
12. 2026-06-02
    days on market $315,000 Active 21 DOM
13. 2026-06-01
    days on market $315,000 Active 20 DOM
14. 2026-05-31
    days on market $315,000 Active 19 DOM
15. 2026-05-12
    listed $315,000 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: $5,285 · $440/mo
• Projected year-2 tax: $5,285 · $440/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 ≥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: $41,969
• − Mortgage interest: −$17,645
• − Property taxes: −$5,285
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,357
• − Management: −$3,357
• − Depreciation: −$9,164
• Taxable income: $1,585
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $6,092/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

1 event — show timeline

• 2026-05-12 Listed $315,000 Beaches MLS

Property tax history

+7.8%/yr

Latest (2025): $5,285 · +10.0% YoY. Source: county tax records.