5130 Nesting Way Unit C · Delray Beach, FL 33484

$164,000

2 bd · 2.0 ba · 1,160 sqft · Condo public records · 291 Days on market

Built 1986 $626/mo HOA · 27% 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 +14.3/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2BR/2BA Villa with a loft in a vibrant 55+ community—full of potential! Bright, open layout with vaulted ceilings and abundant natural light. The versatile loft is perfect for a 3rd BR, guests, hobbies, or an office. This home is ready for your personal touch and updates to make it truly your own. Enjoy fantastic community amenities including a clubhouse, pool, and social activities—all just minutes from shopping, dining, golf, and the beach. A great opportunity to create your ideal Florida retreat!

Key facts

• Clubhouse
• Pool
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• VERSATILE LOFT
• CLUBHOUSE
• POOL
• MINUTES FROM SHOPPING
• MINUTES FROM DINING

Property features AI

Finance

• Financial info: Pets are not allowed; Senior community
• HOA & community: Community amenities include clubhouse, fitness center, pool, shuffleboard court, and tennis courts; HOA pays for cable TV, electricity, insurance, grounds maintenance, pest control, sewer, trash, and water; Has an association (monthly fee)

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water available; Sewer available
• Home design: Condominium villa; 2 total stories; Resale property; Faces north; Public road frontage
• Construction: CBS construction; Composition/shingle roof; Built as a villa
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Cathedral ceilings; Vaulted ceilings; Smoke detectors
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $164k.

Deal economics

• At list price, monthly cash flow is $31 ($374/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $144k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 546 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 45% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 291 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 24y ago; this cycle's ask has dropped $31k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $164k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 1.41% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-21,145
• Equity at exit: $24,453

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,402
• Equity at exit: $14,180

Cash invested: $45,920 (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: 546
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,307 high
• Mortgage (P&I): −$860
• Tax from tax record: −$237 /mo · $2,843/yr
• Insurance: −$68
• HOA: −$626
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $31

Break-even live

Break-even rent $2,267

Max offer price $164,000

Occupancy floor 94%

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5061 Nesting Way Unit D Delray Beach, FL	2.0	2.0	1255	$2,400	$1.91	24d	1	0.09mi
13990 Nesting Way Unit C Delray Beach, FL	1.0	2.0	1092	$2,300	$2.11	24d	1	0.17mi
5200 Privet Pl Unit C Delray Beach, FL	2.0	2.0	1457	$1,850	$1.27	24d	1	0.22mi
14040 Nesting Way Unit B Delray Beach, FL	1.0	2.0	1092	$1,700	$1.56	24d	1	0.23mi
5265 NW 3rd St Unit C Delray Beach, FL	1.0	1.5	1080	$2,200	$2.04	24d	1	0.27mi
5093 Privet Pl Unit A-1 Delray Beach, FL	2.0	2.0	1220	$2,350	$1.93	24d	1	0.28mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	24d	1	0.33mi
14139 Nesting Way Unit A Delray Beach, FL	2.0	2.0	1255	$2,200	$1.75	11d	1	0.33mi
5349 Lakefront Blvd Unit B Delray Beach, FL	1.0	2.0	1068	$1,800	$1.69	24d	1	0.35mi
5169 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,300	$1.94	24d	1	0.37mi
13682 Via Flora Unit H Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	24d	1	0.38mi
13419 Noble Dr Delray Beach, FL	2.0	2.0	1410	$3,600	$2.55	17d	1	0.39mi
14629 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,600	$1.50	24d	1	0.40mi
14676 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,775	$1.66	24d	1	0.40mi
5385 Lakefront Blvd Unit A Delray Beach, FL	2.0	2.0	1186	$2,200	$1.85	24d	1	0.40mi
5030 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1287	$1,700	$1.32	24d	1	0.41mi
5126 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,500	$2.11	20d	1	0.43mi
5462 Via Delray #123 Delray Beach, FL	2.0	2.0	1200	$2,700	$2.25	20d	1	0.46mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	24d	1	0.49mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	15d	1	0.49mi
4510 NW 2nd St Unit A Delray Beach, FL	2.0	2.0	1080	$1,800	$1.67	24d	1	0.50mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	24d	1	0.51mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	5d	1	0.51mi
5260 Grande Palm Cir Delray Beach, FL	3.0	2.0	1464	$2,800	$1.91	24d	1	0.51mi
14401 S Military Trl Delray Beach, FL	2.0–3.0	1.0–2.0	1094	$2,384	$2.18	1d	8	0.52mi
5550 Nepsa Way Delray Beach, FL	1.0–3.0	1.0–2.0	1035	$2,776	$2.68	1d	12	0.52mi
13731 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	24d	1	0.56mi
13741 Flora Pl Unit B Delray Beach, FL	2.0	2.0	989	$2,100	$2.12	21d	1	0.56mi
13787 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$2,500	$2.28	24d	1	0.58mi
1418 W Wickham Cir Unit B Delray Beach, FL	3.0	2.5	1316	$3,200	$2.43	17d	1	0.58mi
13653 Jubilee Ln Delray Beach, FL	3.0	2.0	1305	$3,450	$2.64	13d	1	0.60mi
14050 Pacific Point Pl Delray Beach, FL	1.0–3.0	1.0–2.0	1033	$2,758	$2.67	1d	22	0.60mi
4809 N Wickham Cir Unit A Delray Beach, FL	2.0	2.0	1028	$2,600	$2.53	24d	1	0.61mi
13886 Via Flora Unit A Delray Beach, FL	2.0	2.0	1097	$2,075	$1.89	24d	1	0.63mi
13759 Date Palm Ct Unit A Delray Beach, FL	2.0	2.0	1247	$3,500	$2.81	24d	1	0.64mi
14484 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,700	$1.59	24d	1	0.65mi
4515 NW 3rd Ct Unit C Delray Beach, FL	1.0	2.0	1080	$1,900	$1.76	24d	1	0.65mi
13776 Hero Path Delray Beach, FL	3.0	2.0	1319	$3,400	$2.58	24d	1	0.67mi
13916 Via Flora Unit F Delray Beach, FL	2.0	2.0	989	$3,000	$3.03	24d	1	0.67mi
5655 Via Delray Delray Beach, FL	2.0	2.0	1205	$2,200	$1.83	24d	1	0.70mi

HOA detail condo

• Monthly dues: $626 · $7,512/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-16
   statusdays on market $164,000 Pending 291 DOM
2. 2026-06-15
   days on market $164,000 Active 290 DOM
3. 2026-06-13
   days on market $164,000 Active 288 DOM
4. 2026-06-09
   days on market $164,000 Active 284 DOM
5. 2026-06-07
   days on market $164,000 Active 282 DOM
6. 2026-06-04
   days on market $164,000 Active 279 DOM
7. 2026-06-03
   days on market $164,000 Active 278 DOM
8. 2026-06-01
   days on market $164,000 Active 276 DOM
9. 2026-05-31
   days on market $164,000 Active 275 DOM
10. 2026-05-06
    price $164,000
11. 2026-04-07
    price $169,000
12. 2026-03-11
    status Active
13. 2026-03-11
    price $174,000
14. 2026-03-11
    status Pending
15. 2026-03-01
    status Pending
16. 2026-02-20
    status Active
17. 2026-02-20
    historical
18. 2025-12-09
    price $179,000
19. 2025-10-23
    price $184,000
20. 2025-10-08
    price $185,000
21. 2025-10-01
    price $187,000
22. 2025-09-17
    price $189,000
23. 2025-08-19
    listed $195,000 Active
24. 2025-07-26
    historical
25. 2025-06-25
    historical
26. 2025-06-25
    listed $195,000 Active
27. 2025-06-12
    price $225,000
28. 2025-05-15
    status Active
29. 2025-04-09
    status Pending
30. 2025-03-19
    price $190,900
31. 2025-02-04
    price $239,900
32. 2025-01-24
    listed $242,500 Active
33. 2025-01-10
    historical
34. 2024-11-08
    price $242,500
35. 2024-09-13
    status Active
36. 2024-08-05
    historical Active Under Contract
37. 2024-07-10
    price $250,000
38. 2024-07-01
    price $255,000
39. 2024-05-04
    price $269,000
40. 2024-03-14
    price $279,000
41. 2024-01-30
    price $289,000
42. 2024-01-16
    listed $300,000 Active
43. 2014-07-26
    historical
44. 2014-03-05
    price $134,999
45. 2014-01-26
    listed $140,000 Active
46. 2008-12-19
    soldstatus $60,000
47. 2008-11-24
    historical
48. 2008-10-13
    listed $69,900
49. 2007-05-23
    historical
50. 2007-02-08
    listed $201,000

ⓘ 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: $2,843 · $237/mo
• Projected year-2 tax: $2,843 · $237/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 5 d/yr ≥106°F today · 18 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: $27,683
• − Mortgage interest: −$9,187
• − Property taxes: −$2,843
• − Insurance: −$820
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − HOA: −$7,512
• − Depreciation: −$4,771
• Taxable loss: −$1,879
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $825/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): 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

+97.6% since first listed

50 events — show timeline

• 2026-05-06 Price Changed $164,000 Beaches MLS
• 2026-04-07 Price Changed $169,000 Beaches MLS
• 2026-03-11 Relisted — Beaches MLS
• 2026-03-11 Price Changed $174,000 Beaches MLS
• 2026-03-11 Pending — Beaches MLS
• 2026-03-01 Pending — Beaches MLS
• 2026-02-20 Relisted — Beaches MLS
• 2026-02-20 Listing Removed — Beaches MLS
• 2025-12-09 Price Changed $179,000 Beaches MLS
• 2025-10-23 Price Changed $184,000 Beaches MLS
• 2025-10-08 Price Changed $185,000 Beaches MLS
• 2025-10-01 Price Changed $187,000 Beaches MLS
• 2025-09-17 Price Changed $189,000 Beaches MLS
• 2025-08-19 Listed $195,000 Beaches MLS
• 2025-07-26 Listing Removed — Beaches MLS
• 2025-06-25 Listing Removed — Beaches MLS
• 2025-06-25 Listed $195,000 Beaches MLS
• 2025-06-12 Price Changed $225,000 Beaches MLS
• 2025-05-15 Relisted — Beaches MLS
• 2025-04-09 Pending — Beaches MLS
• 2025-03-19 Price Changed $190,900 Beaches MLS
• 2025-02-04 Price Changed $239,900 Beaches MLS
• 2025-01-24 Listed $242,500 Beaches MLS
• 2025-01-10 Listing Removed — Beaches MLS
• 2024-11-08 Price Changed $242,500 Beaches MLS
• 2024-09-13 Relisted — Beaches MLS
• 2024-08-05 Contingent — Beaches MLS
• 2024-07-10 Price Changed $250,000 Beaches MLS
• 2024-07-01 Price Changed $255,000 Beaches MLS
• 2024-05-04 Price Changed $269,000 Beaches MLS
• 2024-03-14 Price Changed $279,000 Beaches MLS
• 2024-01-30 Price Changed $289,000 Beaches MLS
• 2024-01-16 Listed $300,000 Beaches MLS
• 2014-07-26 Listing Removed — Beaches MLS
• 2014-03-05 Price Changed $134,999 Beaches MLS
• 2014-01-26 Listed $140,000 Beaches MLS
• 2008-12-19 Sold (MLS) $60,000 Beaches MLS
• 2008-11-24 Listing Removed — Beaches MLS
• 2008-10-13 Listed $69,900 Beaches MLS
• 2007-05-23 Listing Removed — Beaches MLS
• 2007-02-08 Listed $201,000 Beaches MLS
• 2006-01-20 Sold (Public Records) $195,000 Public Records
• 2006-01-18 Sold (MLS) $195,000 Beaches MLS
• 2005-12-21 Listing Removed — Beaches MLS
• 2005-10-01 Listed $194,900 Beaches MLS
• 2004-09-01 Sold (Public Records) $136,000 Public Records
• 2003-03-06 Sold (Public Records) $82,995 Public Records
• 2003-02-18 Sold (MLS) $82,995 Beaches MLS
• 2002-12-11 Listing Removed — Beaches MLS
• 2002-08-08 Listed $82,995 Beaches MLS

Property tax history

+11.9%/yr

Latest (2025): $2,843 · +326.2% YoY. Source: county tax records.