527 Brittany K · Delray Beach, FL 33446

$108,000

1 bd · 1.5 ba · 720 sqft · Condo public records · 176 Days on market

Built 1974 $598/mo HOA · 36% 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 +12.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lovely, updated second floor garden view condo. Beautiful large cream colored tile and crown moulding throughout. White kitchen with all newer appliances. Water heater and washer dryer are 1 year old. Primary bathroom has a tub shower combo with new white shower tile. Patio is screened in with a large storage closet. Furniture is negotiable. Community boasts of 2 golf courses, yearly entertainment in their first class auditorium, tennis, pickleball, and 6 pools

Key facts

• Quartz countertops
• Convenient elevator
• Renovated condo

Tags

• RENOVATED CONDO
• CONVENIENT ELEVATOR
• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE SCREENED BALCONY

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed (pet restrictions possible)
• HOA & community: Community association with monthly fee; Association amenities include pool, fitness center, clubhouse, elevators, game room, billiard room, business center, cafe/restaurant, community room, library, bocce ball, pickleball courts, shuffleboard court, storage, manager on site, management, and street lights; HOA fee collected monthly; Association covers cable TV, insurance, grounds maintenance, pest control, security, common areas, and elevator

Exterior

• Parking: Assigned parking
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Condominium; Two-story building; Entry-level living area available; Faces southeast
• Construction: Built with CBS construction materials; Mansard roof
• Exterior features: Patio; No waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile
• Bathrooms: One full bathroom; One half bathroom (total 2 bathrooms)
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Kitchen island; Walk-in closets; Unfurnished
• Laundry & utility: Washer hookup inside in a laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $-15 ($-174/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (2.4% below list).
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: Orchard View Elementary School (math 48% / reading 47%, grade D, #1,182 of 2,144 statewide, top 55%, 596 students, 76% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents flat; 577 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of equity ($747 loan paydown + $742 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

• It's been on market 176 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $65k; list at $108k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,040 (12.0% 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. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.54% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 5.4

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: -2.9%
• Equity multiple: 0.86×
• Total profit: $-4,230
• Equity at exit: $35,120

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-894
• Equity at exit: $45,347

Cash invested: $30,240 (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: 577
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$566
• Tax from tax record: −$117 /mo · $1,410/yr
• Insurance: −$45
• HOA: −$598
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-15

Break-even live

Break-even rent $1,680

Max offer price $105,432

Occupancy floor 96%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
159 Brittany Ter Unit 159 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	17d	1	0.03mi
270 Brittany F Unit F Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	8d	1	0.03mi
419 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.03mi
286 Monaco F Delray Beach, FL	1.0	2.0	726	$1,700	$2.34	24d	1	0.09mi
58 Monaco Blvd Unit 58 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	24d	1	0.09mi
459 Monaco J #459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	1d	1	0.12mi
195 Monaco E Delray Beach, FL	1.0	1.5	728	$1,550	$2.13	24d	1	0.13mi
11 Brittany a Delray Beach, FL	1.0	1.5	725	$1,500	$2.07	8d	1	0.13mi
711 Monaco O Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	24d	1	0.15mi
459 Monaco Blvd Unit 459 Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	21d	1	0.15mi
451 Monaco Blvd Unit J Delray Beach, FL	1.0	1.5	720	$1,599	$2.22	24d	1	0.15mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	19d	1	0.16mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	13d	1	0.16mi
482 Monaco Blvd #482 Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	24d	1	0.16mi
675 Brittany O Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	24d	1	0.16mi
686 Brittany O Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	24d	1	0.18mi
718 Brittany Park #718 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	17d	1	0.20mi
679 Saxony Way Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	5d	1	0.25mi
715 Saxony O Delray Beach, FL	1.0	1.5	726	$1,200	$1.65	24d	1	0.26mi
175 Valencia H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	8d	1	0.28mi
23 Saxony a Delray Beach, FL	1.0	1.5	726	$1,300	$1.79	8d	1	0.30mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	2d	1	0.30mi
662 Saxony N Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	21d	1	0.30mi
123 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	24d	1	0.30mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	24d	1	0.30mi
102 Waterford D Unit 102 Delray Beach, FL	1.0	1.5	720	$1,900	$2.64	24d	1	0.31mi
370 Saxony H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	5d	1	0.33mi
318 Seville N #318 Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	24d	1	0.33mi
163 Tuscany C Unit C Delray Beach, FL	1.0	1.5	720	$1,300	$1.81	15d	1	0.37mi
322 Seville N Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	24d	1	0.38mi
242 Seville K Unit 242 Delray Beach, FL	1.0	1.5	720	$1,380	$1.92	24d	1	0.39mi
43 Waterford B Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	24d	1	0.40mi
211 Saxony Ln #211 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	8d	1	0.43mi
99 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	24d	1	0.44mi
151 Saxony D Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	12d	1	0.44mi
154 Seville G Delray Beach, FL	1.0	1.0	720	$1,490	$2.07	15d	1	0.48mi
111 Normandy Ln Delray Beach, FL	1.0	1.5	726	$1,450	$2.00	2d	1	0.51mi
126 Seville E Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	19d	1	0.52mi
522 Capri K Unit K Delray Beach, FL	1.0	1.5	730	$1,350	$1.85	24d	1	1.20mi

HOA detail condo

• Monthly dues: $598 · $7,176/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-09
   days on market $108,000 Active 176 DOM
2. 2026-06-07
   days on market $108,000 Active 174 DOM
3. 2026-06-04
   days on market $108,000 Active 171 DOM
4. 2026-06-03
   days on market $108,000 Active 170 DOM
5. 2026-06-01
   days on market $108,000 Active 168 DOM
6. 2026-05-31
   days on market $108,000 Active 167 DOM
7. 2026-01-09
   price $108,000
8. 2025-12-15
   listed $110,000 Active
9. 2025-11-12
   historical
10. 2025-09-17
    status Active
11. 2025-09-16
    historical
12. 2025-08-19
    price $110,000
13. 2025-06-30
    status Active
14. 2025-06-02
    historical Active Under Contract
15. 2025-03-27
    price $120,000
16. 2025-02-21
    price $126,000
17. 2025-01-15
    listed $130,000 Active
18. 2024-08-20
    soldstatus $65,000
19. 2024-08-15
    soldstatus $65,000 Closed 475-char remark

    Show marketing remark (475 chars)

    Lovely, updated second floor garden view condo. Beautiful large cream colored tile and crown moulding throughout. White kitchen with all newer appliances. Water heater and washer dryer are 1 year old. Primary bathroom has a tub shower combo with new white shower tile. Patio is screened in with a large storage closet. Furniture is negotiable. Community boasts of 2 golf courses, yearly entertainment in their first class auditorium, tennis, pickleball, and 6 pools

20. 2024-07-11
    status Pending 475-char remark

    Show marketing remark (475 chars)

    Lovely, updated second floor garden view condo. Beautiful large cream colored tile and crown moulding throughout. White kitchen with all newer appliances. Water heater and washer dryer are 1 year old. Primary bathroom has a tub shower combo with new white shower tile. Patio is screened in with a large storage closet. Furniture is negotiable. Community boasts of 2 golf courses, yearly entertainment in their first class auditorium, tennis, pickleball, and 6 pools

21. 2024-07-10
    price $82,000 475-char remark

    Show marketing remark (475 chars)

    Lovely, updated second floor garden view condo. Beautiful large cream colored tile and crown moulding throughout. White kitchen with all newer appliances. Water heater and washer dryer are 1 year old. Primary bathroom has a tub shower combo with new white shower tile. Patio is screened in with a large storage closet. Furniture is negotiable. Community boasts of 2 golf courses, yearly entertainment in their first class auditorium, tennis, pickleball, and 6 pools

22. 2024-05-31
    price $98,000 475-char remark

    Show marketing remark (475 chars)

    Lovely, updated second floor garden view condo. Beautiful large cream colored tile and crown moulding throughout. White kitchen with all newer appliances. Water heater and washer dryer are 1 year old. Primary bathroom has a tub shower combo with new white shower tile. Patio is screened in with a large storage closet. Furniture is negotiable. Community boasts of 2 golf courses, yearly entertainment in their first class auditorium, tennis, pickleball, and 6 pools

23. 2024-04-16
    price $115,000 475-char remark

    Show marketing remark (475 chars)

    Lovely, updated second floor garden view condo. Beautiful large cream colored tile and crown moulding throughout. White kitchen with all newer appliances. Water heater and washer dryer are 1 year old. Primary bathroom has a tub shower combo with new white shower tile. Patio is screened in with a large storage closet. Furniture is negotiable. Community boasts of 2 golf courses, yearly entertainment in their first class auditorium, tennis, pickleball, and 6 pools

24. 2024-03-11
    listed $119,900 Active 475-char remark

    Show marketing remark (475 chars)

    Lovely, updated second floor garden view condo. Beautiful large cream colored tile and crown moulding throughout. White kitchen with all newer appliances. Water heater and washer dryer are 1 year old. Primary bathroom has a tub shower combo with new white shower tile. Patio is screened in with a large storage closet. Furniture is negotiable. Community boasts of 2 golf courses, yearly entertainment in their first class auditorium, tennis, pickleball, and 6 pools

25. 2015-07-10
    soldstatus $26,000 Closed
26. 2015-06-19
    historical Contingent
27. 2015-05-05
    listed $32,000 Active
28. 2007-03-26
    historical
29. 2007-01-17
    listed $68,000
30. 2007-01-13
    historical
31. 2006-09-20
    listed $85,500
32. 2005-09-14
    soldstatus $71,000
33. 1997-05-27
    soldstatus $20,000
34. 1988-02-01
    soldstatus $25,000

ⓘ 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: $1,410 · $117/mo
• Projected year-2 tax: $1,410 · $117/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 6 d/yr ≥107°F today · 22 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: $19,934
• − Mortgage interest: −$6,050
• − Property taxes: −$1,410
• − Insurance: −$540
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − HOA: −$7,176
• − Depreciation: −$3,142
• Taxable loss: −$1,573
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $203/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

+332.0% since first listed

28 events — show timeline

• 2026-01-09 Price Changed $108,000 Beaches MLS
• 2025-12-15 Listed $110,000 Beaches MLS
• 2025-11-12 Listing Removed — Beaches MLS
• 2025-09-17 Relisted — Beaches MLS
• 2025-09-16 Listing Removed — Beaches MLS
• 2025-08-19 Price Changed $110,000 Beaches MLS
• 2025-06-30 Relisted — Beaches MLS
• 2025-06-02 Contingent — Beaches MLS
• 2025-03-27 Price Changed $120,000 Beaches MLS
• 2025-02-21 Price Changed $126,000 Beaches MLS
• 2025-01-15 Listed $130,000 Beaches MLS
• 2024-08-20 Sold (Public Records) $65,000 Public Records
• 2024-08-15 Sold (MLS) $65,000 Beaches MLS
• 2024-07-11 Pending — Beaches MLS
• 2024-07-10 Price Changed $82,000 Beaches MLS
• 2024-05-31 Price Changed $98,000 Beaches MLS
• 2024-04-16 Price Changed $115,000 Beaches MLS
• 2024-03-11 Listed $119,900 Beaches MLS
• 2015-07-10 Sold (MLS) $26,000 Beaches MLS
• 2015-06-19 Contingent — Beaches MLS
• 2015-05-05 Listed $32,000 Beaches MLS
• 2007-03-26 Listing Removed — Beaches MLS
• 2007-01-17 Listed $68,000 Beaches MLS
• 2007-01-13 Listing Removed — Beaches MLS
• 2006-09-20 Listed $85,500 Beaches MLS
• 2005-09-14 Sold (Public Records) $71,000 Public Records
• 1997-05-27 Sold (Public Records) $20,000 Public Records
• 1988-02-01 Sold (Public Records) $25,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,410 · +195.3% YoY. Source: county tax records.