6866 Huntington Ln #607 · Delray Beach, FL 33446

$235,000

2 bd · 2.0 ba · 1,230 sqft · Condo public records · 90 Days on market

Built 1984 $699/mo HOA · 24% 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).

• Cash flow +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully updated 2 bedroom to bathroom unit. Enjoy beautiful sunsets from your screened balcony. Granite counters stainless steel appliances. FURNITURE INCLUDED ! JUST BRING YOUR BAGS AND TOOTHBRUSH! Minutes away from downtown Atlantic ave and the beach!

Key facts

• Beautiful lanai
• Renovated bathrooms
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• RENOVATED BATHROOMS
• BEAUTIFUL LANAI
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• Financial info: Pets allowed with possible breed, number and size restrictions
• HOA & community: Homeowners association with monthly fee; Association amenities include pool, fitness center, tennis courts, pickleball and basketball courts, elevator, management and on-site manager, community room; HOA fee covers cable TV, insurance, grounds maintenance, security, sewer, trash, water, elevator service, and pool service

Exterior

• Parking: Assigned parking and guest parking (1 parking space total); No carport
• Security: Gated community with guard; Security patrol; Smoke detectors
• Utilities: Public water; Public sewer; Underground utilities; Water and sewer connected; Cable available; Circuit breakers (electric)
• Home design: Condominium; Resale property; Faces north; Located in a high-rise building (multiple stories)
• Construction: Block/Concrete/CBS construction; Concrete roof
• Exterior features: Paved, privately maintained road; Waterfront community (no direct waterfront on unit)

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile flooring throughout
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Closet cabinetry; Plantation shutters; Furnished
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $-76 ($-910/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (5.7% below list).
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 4.4% 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: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% 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 average 35% FRL vs 52% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 50% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 577 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3k of equity ($2k loan paydown + $2k 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.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: 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 $220,900 (6.0% 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 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.24% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• 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: -3.3%
• Equity multiple: 0.84×
• Total profit: $-10,622
• Equity at exit: $76,418

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,402
• Equity at exit: $98,672

Cash invested: $65,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,909 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$345 /mo · $4,138/yr
• Insurance: −$98
• HOA: −$699
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $-76

Break-even live

Break-even rent $3,005

Max offer price $221,599

Occupancy floor 98%

Sensitivity live

Price	-10% $57	-5% $-9	+0% $-76	+5% $-142	+10% $-209
Rent	-10% $-306	-5% $-191	+0% $-76	+5% $39	+10% $154
Rate	-1.0pp $42	-0.5pp $-16	base $-76	+0.5pp $-137	+1.0pp $-199

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6866 Huntington Ln #305 Delray Beach, FL	2.0	2.0	1230	$4,500	$3.66	25d	1	0.02mi
6795 Huntington Ln #406 Delray Beach, FL	2.0	2.0	990	$2,500	$2.53	21d	1	0.11mi
7076 Huntington Ln #608 Delray Beach, FL	2.0	2.0	1230	$2,600	$2.11	25d	1	0.12mi
14307 Bedford Dr #302 Delray Beach, FL	2.0	2.0	990	$2,200	$2.22	25d	1	0.16mi
14556 Wiley Range Rd Delray Beach, FL	2.0	2.0	1319	$3,000	$2.27	25d	1	0.19mi
14624 Three Ponds Trl Delray Beach, FL	3.0	2.0	1411	$3,250	$2.30	18d	1	0.20mi
7192 Huntington Ln #307 Delray Beach, FL	2.0	2.0	1070	$3,500	$3.27	19d	1	0.22mi
14475 Strathmore Ln Delray Beach, FL	2.0	2.0	1230	$2,422	$1.97	25d	2	0.23mi
14534 Highland Center Way Delray Beach, FL	2.0	2.0	1319	$3,400	$2.58	8d	1	0.23mi
14671 Bonaire Blvd #505 Delray Beach, FL	1.0	2.0	925	$1,600	$1.73	25d	1	0.28mi
7286 Huntington Ln #105 Delray Beach, FL	2.0	2.0	1070	$3,350	$3.13	25d	1	0.32mi
23 Abbey Ln #208 Delray Beach, FL	2.0	2.0	925	$1,500	$1.62	3d	1	0.33mi
31 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$1,300	$1.41	25d	1	0.34mi
32 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.35mi
14509 Sloan Ridge Dr Unit 10-104 Luminosa Delray Beach, FL	3.0	2.0	1328	$3,827	$2.88	25d	1	0.35mi
14828 Golden Jax Ln Unit 8103 Delray Beach, FL	2.0	2.0	1321	$3,949	$2.99	5d	1	0.35mi
14828 Golden Jax Ln Unit 6-105 Radiance Delray Beach, FL	2.0	2.0	1321	$4,148	$3.14	17d	1	0.35mi
14828 Golden Jax Ln Unit 8-105 Radiance Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	15d	1	0.35mi
21 Abbey Ln #107 Delray Beach, FL	2.0	2.0	925	$1,800	$1.95	15d	1	0.35mi
14800 Cumberland Dr Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	0d	3	0.37mi
20 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,600	$2.81	25d	1	0.39mi
19 Abbey Ln #206 Delray Beach, FL	2.0	2.0	925	$1,750	$1.89	25d	1	0.40mi
6557 Country Wood Way Delray Beach, FL	3.0	2.0	1346	$4,700	$3.49	25d	1	0.44mi
6550 Country Wood Way Delray Beach, FL	3.0	2.0	1408	$4,000	$2.84	5d	1	0.45mi
6550 Country Wood Way Delray Beach, FL	3.0	2.0	1408	$4,000	$2.84	25d	1	0.45mi
3 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.47mi
14747 Cumberland Dr #301 Delray Beach, FL	2.0	2.0	1044	$1,900	$1.82	25d	1	0.47mi
14 Willowbrook Ln #101 Delray Beach, FL	2.0	2.0	1005	$1,700	$1.69	6d	1	0.48mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	16d	1	0.48mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	8d	1	0.48mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$2,700	$2.20	19d	2	0.48mi
14735 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,350	$2.19	2d	1	0.50mi
6372 Sleepy Willow Way Delray Beach, FL	2.0	2.0	1344	$3,975	$2.96	25d	1	0.50mi
6372 Sleepy Willow Way Delray Beach, FL	2.0	2.0	1344	$3,975	$2.96	15d	1	0.50mi
6396 Country Wood Way Delray Beach, FL	2.0	2.0	1364	$3,000	$2.20	25d	1	0.51mi
10 Willowbrook Ln #105 Delray Beach, FL	2.0	2.0	1005	$2,100	$2.09	11d	1	0.53mi
14723 Cumberland Dr Unit 404 B Delray Beach, FL	1.0	2.0	912	$1,850	$2.03	25d	1	0.53mi
14832 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,500	$2.33	18d	1	0.54mi
6813 Moonlit Dr Delray Beach, FL	2.0	2.0	1148	$2,150	$1.87	25d	1	0.55mi
14608 Country Side Ln Delray Beach, FL	2.0	2.0	1303	$2,950	$2.26	25d	1	0.55mi

HOA detail condo

• Monthly dues: $699 · $8,388/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $235,000 Active 90 DOM
2. 2026-06-17
   days on market $235,000 Active 89 DOM
3. 2026-06-16
   days on market $235,000 Active 88 DOM
4. 2026-06-15
   days on market $235,000 Active 87 DOM
5. 2026-06-13
   days on market $235,000 Active 85 DOM
6. 2026-06-09
   days on market $235,000 Active 81 DOM
7. 2026-06-08
   days on market $235,000 Active 80 DOM
8. 2026-06-07
   days on market $235,000 Active 79 DOM
9. 2026-06-04
   days on market $235,000 Active 76 DOM
10. 2026-06-03
    days on market $235,000 Active 75 DOM
11. 2026-06-02
    days on market $235,000 Active 74 DOM
12. 2026-06-01
    days on market $235,000 Active 73 DOM
13. 2026-05-31
    days on market $235,000 Active 72 DOM
14. 2026-04-17
    price $235,000
15. 2026-03-20
    listed $255,000 Active
16. 2023-05-03
    soldstatus $280,000
17. 2023-05-01
    soldstatus $280,000 Closed 258-char remark

    Show marketing remark (258 chars)

    Beautifully updated 2 bedroom to bathroom unit. Enjoy beautiful sunsets from your screened balcony. Granite counters stainless steel appliances. FURNITURE INCLUDED ! JUST BRING YOUR BAGS AND TOOTHBRUSH! Minutes away from downtown Atlantic ave and the beach!

18. 2023-03-21
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Beautifully updated 2 bedroom to bathroom unit. Enjoy beautiful sunsets from your screened balcony. Granite counters stainless steel appliances. FURNITURE INCLUDED ! JUST BRING YOUR BAGS AND TOOTHBRUSH! Minutes away from downtown Atlantic ave and the beach!

19. 2023-03-01
    listed $299,999 Active 258-char remark

    Show marketing remark (258 chars)

    Beautifully updated 2 bedroom to bathroom unit. Enjoy beautiful sunsets from your screened balcony. Granite counters stainless steel appliances. FURNITURE INCLUDED ! JUST BRING YOUR BAGS AND TOOTHBRUSH! Minutes away from downtown Atlantic ave and the beach!

20. 2023-02-28
    historical $299,999 258-char remark

    Show marketing remark (258 chars)

    Beautifully updated 2 bedroom to bathroom unit. Enjoy beautiful sunsets from your screened balcony. Granite counters stainless steel appliances. FURNITURE INCLUDED ! JUST BRING YOUR BAGS AND TOOTHBRUSH! Minutes away from downtown Atlantic ave and the beach!

21. 2010-03-05
    soldstatus $95,000
22. 2010-02-26
    soldstatus $95,000 253-char remark

    Show marketing remark (253 chars)

    Fantastic panoramic views of 6 lakes and golf course. Enclosed patio with accordian hurricane shutters, other windows w/ hurricane protection. Beautiful neutral tile on diagonal thruout except bedroom. Newer washer/dryer. Active clubhouse w/ indoor pool

23. 2010-01-30
    historical 253-char remark

    Show marketing remark (253 chars)

    Fantastic panoramic views of 6 lakes and golf course. Enclosed patio with accordian hurricane shutters, other windows w/ hurricane protection. Beautiful neutral tile on diagonal thruout except bedroom. Newer washer/dryer. Active clubhouse w/ indoor pool

24. 2009-10-30
    listed $107,000 253-char remark

    Show marketing remark (253 chars)

    Fantastic panoramic views of 6 lakes and golf course. Enclosed patio with accordian hurricane shutters, other windows w/ hurricane protection. Beautiful neutral tile on diagonal thruout except bedroom. Newer washer/dryer. Active clubhouse w/ indoor pool

ⓘ 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: $4,138 · $345/mo
• Projected year-2 tax: $4,138 · $345/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,910
• − Mortgage interest: −$13,164
• − Property taxes: −$4,138
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,793
• − Management: −$2,793
• − HOA: −$8,388
• − Depreciation: −$6,836
• Taxable loss: −$4,376
• Est. tax savings @ 24.0%: +$1,050
• After-tax cash flow: $140/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

+119.6% since first listed

11 events — show timeline

• 2026-04-17 Price Changed $235,000 Beaches MLS
• 2026-03-20 Listed $255,000 Beaches MLS
• 2023-05-03 Sold (Public Records) $280,000 Public Records
• 2023-05-01 Sold (MLS) $280,000 Beaches MLS
• 2023-03-21 Pending — Beaches MLS
• 2023-03-01 Listed $299,999 Beaches MLS
• 2023-02-28 Coming Soon $299,999 Beaches MLS
• 2010-03-05 Sold (Public Records) $95,000 Public Records
• 2010-02-26 Sold (MLS) $95,000 Beaches MLS
• 2010-01-30 Listing Removed — Beaches MLS
• 2009-10-30 Listed $107,000 Beaches MLS

Property tax history

+6.5%/yr

Latest (2025): $4,138 · -7.8% YoY. Source: county tax records.