277 Seville L · Delray Beach, FL 33446

$79,500

2 bd · 2.0 ba · 988 sqft · Condo public records · 129 Days on market

Built 1973 $826/mo HOA · 44% of rent

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Why this score? — see what drove the B- 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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Corner 2/2 Villa, no one above or below you. Light & bright, enclosed Patio with washer/dryer. 2 full bathrooms, 1 with Step-in shower for easy access. Tile throughout. Mailbox next to the unit and the Parking spot is right outside your back door. This Resort-style community has amenities that include 2 golf courses, 3 clubhouses, fitness center, indoor & outdoor pools, tennis, pickleball, live shows, clubs, restaurants, salon, a courtesy shuttle bus ect. This villa is located close to both the Monaco clubhouse & main clubhouse where all the main activities are. 24 Hr manned gated community. Close to both major hwys, Cvs, Wallgreens, 2 Deli's, Publix, dunkin dounuts, &

Key facts

• Fitness center
• Golf courses
• Clubhouses

Tags

• ENCLOSED PATIO
• STEP-IN SHOWER
• RESORT-STYLE COMMUNITY
• GOLF COURSES
• CLUBHOUSES
• FITNESS CENTER

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Has homeowner association; Monthly HOA fee; HOA amenities include: billiard room, clubhouse, fitness center, golf course, indoor pool, outdoor pool, shuffleboard court, spa/hot tub, tennis courts, café/restaurant, community room, pickleball courts; HOA fee covers cable TV, insurance, grounds maintenance, security, common areas, and recreation facilities; Senior community

Exterior

• Parking: Assigned parking
• Utilities: Public water; Cable available; Water available
• Home design: Condominium; Single-story; Faces north; Resale
• Construction: Stucco construction; Built as a 1-story building
• Exterior features: Porch

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($550 loan paydown + $546 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.
• At projected returns (0.7% appreciation + 0.5% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• 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 $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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. 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: 2.35% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 3.5

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: 6.7%
• Equity multiple: 1.32×
• Total profit: $7,137
• Equity at exit: $25,852

10-year hold

• IRR: 7.8%
• Equity multiple: 1.81×
• Total profit: $17,930
• Equity at exit: $33,380

Cash invested: $22,260 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$417
• Tax from tax record: −$28 /mo · $330/yr
• Insurance: −$33
• HOA: −$826
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $172

Break-even live

Break-even rent $1,650

Max offer price $79,500

Occupancy floor 86%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
242 Seville K Unit 242 Delray Beach, FL	1.0	1.5	720	$1,380	$1.92	24d	1	0.03mi
154 Seville G Delray Beach, FL	1.0	1.0	720	$1,490	$2.07	14d	1	0.08mi
322 Seville N Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	24d	1	0.10mi
318 Seville N #318 Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	24d	1	0.11mi
126 Seville E Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	18d	1	0.12mi
92 Seville Blvd Delray Beach, FL	2.0	2.0	880	$1,895	$2.15	24d	1	0.14mi
185 Valencia H Delray Beach, FL	2.0	2.0	883	$1,700	$1.93	24d	1	0.21mi
175 Valencia H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	7d	1	0.21mi
43 Waterford B Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	24d	1	0.23mi
148 Waterford D Unit 148 Delray Beach, FL	2.0	2.0	883	$1,900	$2.15	17d	1	0.23mi
111 Normandy Ln Delray Beach, FL	1.0	1.5	726	$1,450	$2.00	2d	1	0.24mi
102 Waterford D Unit 102 Delray Beach, FL	1.0	1.5	720	$1,900	$2.64	24d	1	0.28mi
213 Waterford I Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	24d	1	0.34mi
195 Monaco E Delray Beach, FL	1.0	1.5	728	$1,550	$2.13	24d	1	0.35mi
153 Monaco D Delray Beach, FL	2.0	2.0	880	$1,750	$1.99	16d	1	0.35mi
7 Piedmont a Delray Beach, FL	2.0	2.0	910	$2,200	$2.42	2d	1	0.36mi
28 Seville B Delray Beach, FL	2.0	2.0	883	$1,950	$2.21	10d	1	0.37mi
185 Normandy D Delray Beach, FL	1.0	1.5	760	$1,499	$1.97	13d	1	0.38mi
226 Normandy E Delray Beach, FL	1.0	1.5	760	$1,200	$1.58	24d	1	0.38mi
70 Normandy B Delray Beach, FL	2.0	2.0	907	$1,695	$1.87	24d	1	0.38mi
137 Normandy Ln Unit 137 Delray Beach, FL	2.0	2.0	906	$1,895	$2.09	24d	1	0.38mi
705 Normandy Ln Unit 705 Delray Beach, FL	2.0	2.0	907	$2,600	$2.87	24d	1	0.38mi
864 Normandy Ln Unit 864 Delray Beach, FL	1.0	1.5	760	$1,750	$2.30	24d	1	0.38mi
900 Normandy S Delray Beach, FL	2.0	2.0	907	$1,500	$1.65	24d	1	0.38mi
394 Normandy I Delray Beach, FL	2.0	2.0	907	$1,600	$1.76	24d	1	0.38mi
122 Normandy C Delray Beach, FL	2.0	2.0	907	$1,450	$1.60	12d	1	0.38mi
122 Normandy C Delray Beach, FL	2.0	2.0	907	$1,500	$1.65	22d	1	0.38mi
816 Normandy Q Delray Beach, FL	1.0	1.5	760	$1,475	$1.94	2d	1	0.38mi
122 Normandy C Delray Beach, FL	2.0	2.0	907	$1,450	$1.60	4d	1	0.38mi
708 Normandy O Delray Beach, FL	2.0	2.0	907	$3,000	$3.31	24d	1	0.38mi
729 Normandy P Delray Beach, FL	2.0	2.0	907	$1,600	$1.76	24d	1	0.38mi
825 Normandy R Delray Beach, FL	2.0	2.0	905	$3,350	$3.70	17d	1	0.38mi
244 Normandy Ln Delray Beach, FL	2.0	2.0	907	$2,400	$2.65	10d	1	0.38mi
559 Normandy Ln #559 Delray Beach, FL	2.0	2.0	907	$1,650	$1.82	24d	1	0.38mi
586 Normandy Ln #586 Delray Beach, FL	2.0	2.0	907	$1,750	$1.93	24d	1	0.38mi
189 Seville Ter Unit 189 Delray Beach, FL	2.0	2.0	880	$1,900	$2.16	24d	1	0.38mi
401 Monaco Way Unit 401 Delray Beach, FL	2.0	2.0	920	$1,950	$2.12	24d	1	0.40mi
581 Monaco Blvd Unit 581 Delray Beach, FL	2.0	2.0	880	$2,000	$2.27	24d	1	0.40mi
459 Monaco Blvd Unit 459 Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	20d	1	0.40mi
711 Monaco O Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	24d	1	0.40mi

HOA detail condo

• Monthly dues: $826 · $9,912/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $79,500 Active 129 DOM
2. 2026-06-17
   days on market $79,500 Active 128 DOM
3. 2026-06-16
   days on market $79,500 Active 127 DOM
4. 2026-06-15
   days on market $79,500 Active 126 DOM
5. 2026-06-13
   days on market $79,500 Active 124 DOM
6. 2026-06-09
   days on market $79,500 Active 120 DOM
7. 2026-06-07
   days on market $79,500 Active 118 DOM
8. 2026-06-04
   days on market $79,500 Active 115 DOM
9. 2026-06-03
   days on market $79,500 Active 114 DOM
10. 2026-06-01
    days on market $79,500 Active 112 DOM
11. 2026-05-31
    days on market $79,500 Active 111 DOM
12. 2026-04-30
    price $79,500
13. 2026-02-09
    listed $89,500 Active
14. 2006-09-07
    soldstatus $112,000
15. 1999-03-04
    soldstatus $38,500
16. 1989-07-26
    soldstatus $45,000

ⓘ 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: $330 · $28/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$330/yr (+$27/mo · 99.7%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,409
• − Mortgage interest: −$4,453
• − Property taxes: −$330
• − Insurance: −$398
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − HOA: −$9,912
• − Depreciation: −$2,313
• Taxable income: $1,418
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $1,720/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

+76.7% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $79,500 Beaches MLS
• 2026-02-09 Listed $89,500 Beaches MLS
• 2006-09-07 Sold (Public Records) $112,000 Public Records
• 1999-03-04 Sold (Public Records) $38,500 Public Records
• 1989-07-26 Sold (Public Records) $45,000 Public Records

Property tax history

-4.4%/yr

Latest (2025): $330 · +7.2% YoY. Source: county tax records.