542 Monaco L Way · Delray Beach, FL 33446

$66,800

1 bd · 1.5 ba · 828 sqft · Condo public records · 77 Days on market

Built 1974 $649/mo HOA · 37% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +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
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

ready to move into TURNKEY. .. ground floor 1/1.5 unit in Monaco 'L' Very, very clean unit with updated kitchen and bathrooms. Nice neutral colored tiled flooring throughout, except for the berber carpeted primary bedroom. The kitchen boasts of stainless appl. 's with white cabinetry and white subway tiled backsplash. Bright blue tiled countertops. Additional storage cabinetry as well in that kitchen. Patio is enclosed with roll-down shutters and slider windows above that face morning sun east exposure. Park directly behind your unit and bring the groceries directly throught the patio door. No need to walk around here! Located very close to the Monaco pool and Clubhouse which houses the fab

Key facts

• Stainless appliances
• Updated bathrooms
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• STAINLESS APPLIANCES
• WHITE CABINETRY
• WHITE SUBWAY TILED BACKSPLASH
• BRIGHT BLUE TILED COUNTERTOPS

Property features AI

Finance

• Financial info: Pet restrictions: No pets; Part of a large community (approximately 7,200 units)
• HOA & community: Community association: Monaco L; Monthly HOA fee; Association amenities include: Indoor pool, spa/hot tub, sauna, fitness center, tennis courts, pickleball courts, basketball court, shuffleboard court, bocce ball, billiard & game rooms, workshop area, library, cafe/restaurant, courtesy bus

Exterior

• Parking: Assigned parking; Deeded parking; Guest parking (1 open space total)
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Condominium; Two-story building; unit lives on one level; Resale condition; Unit faces east
• Construction: Frame and stucco construction; Flat roof
• Exterior features: Covered patio; Patio

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom; One half bathroom (total 2 bathrooms)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Closet cabinetry; Furnished
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $67k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: 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 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 $921 of equity ($462 loan paydown + $459 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,792 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 2.61% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.07%
• DSCR: 1.85
• GRM: 3.2

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: 17.0%
• Equity multiple: 1.82×
• Total profit: $15,313
• Equity at exit: $21,722

10-year hold

• IRR: 17.7%
• Equity multiple: 2.82×
• Total profit: $34,048
• Equity at exit: $28,048

Cash invested: $18,704 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$350
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$28
• HOA: −$649
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $297

Break-even live

Break-even rent $1,365

Max offer price $66,800

Occupancy floor 78%

Sensitivity live

Price	-10% $335	-5% $316	+0% $297	+5% $278	+10% $259
Rent	-10% $160	-5% $228	+0% $297	+5% $366	+10% $435
Rate	-1.0pp $331	-0.5pp $314	base $297	+0.5pp $280	+1.0pp $262

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: $16,700
• Closing costs: $2,004
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
569 Monaco L Delray Beach, FL	2.0	2.0	880	$1,500	$1.70	25d	1	0.03mi
482 Monaco Blvd #482 Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	25d	1	0.05mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	19d	1	0.05mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	13d	1	0.05mi
451 Monaco Blvd Unit J Delray Beach, FL	1.0	1.5	720	$1,599	$2.22	25d	1	0.05mi
401 Monaco Way Unit 401 Delray Beach, FL	2.0	2.0	920	$1,950	$2.12	25d	1	0.05mi
459 Monaco Blvd Unit 459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	0d	1	0.06mi
581 Monaco Blvd Unit 581 Delray Beach, FL	2.0	2.0	880	$2,000	$2.27	25d	1	0.06mi
711 Monaco O Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	25d	1	0.06mi
459 Monaco J #459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	2d	1	0.07mi
669 Monaco N Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	25d	1	0.08mi
679 Saxony Way Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	6d	1	0.08mi
153 Monaco D Delray Beach, FL	2.0	2.0	880	$1,750	$1.99	17d	1	0.10mi
58 Monaco Blvd Unit 58 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	25d	1	0.11mi
72 Monaco Blvd Unit 72 Delray Beach, FL	2.0	2.0	880	$1,950	$2.22	22d	1	0.11mi
276 Monaco F Delray Beach, FL	2.0	2.0	883	$1,650	$1.87	25d	1	0.11mi
286 Monaco F Delray Beach, FL	1.0	2.0	726	$1,700	$2.34	25d	1	0.11mi
318 Monaco G Delray Beach, FL	2.0	2.0	907	$2,200	$2.43	25d	1	0.11mi
195 Monaco E Delray Beach, FL	1.0	1.5	728	$1,550	$2.13	25d	1	0.11mi
662 Saxony N Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	21d	1	0.13mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	3d	1	0.13mi
23 Saxony a Delray Beach, FL	1.0	1.5	726	$1,300	$1.79	8d	1	0.13mi
445 Saxony Way #445 Delray Beach, FL	2.0	2.0	883	$1,550	$1.76	25d	1	0.13mi
189 Saxony Trl Unit 189 Delray Beach, FL	2.0	2.0	880	$1,475	$1.68	22d	1	0.13mi
516 Saxony K Delray Beach, FL	2.0	2.0	880	$1,450	$1.65	25d	1	0.13mi
564 Saxony Dr #564 Delray Beach, FL	2.0	2.0	880	$2,200	$2.50	5d	1	0.13mi
123 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	25d	1	0.13mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	25d	1	0.13mi
352 Saxony Trl Unit 352 Delray Beach, FL	2.0	2.0	907	$2,000	$2.21	25d	1	0.13mi
468 Saxony J Delray Beach, FL	2.0	2.0	907	$1,850	$2.04	25d	1	0.13mi
11 Brittany a Delray Beach, FL	1.0	1.5	725	$1,500	$2.07	8d	1	0.15mi
370 Saxony H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	6d	1	0.15mi
675 Brittany O Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	25d	1	0.15mi
321 Saxony G Delray Beach, FL	2.0	2.0	880	$2,200	$2.50	4d	1	0.16mi
596 Saxony M Delray Beach, FL	2.0	2.0	883	$1,400	$1.59	14d	1	0.19mi
686 Brittany O Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	25d	1	0.20mi
233 Brittany Dr Unit 233 Delray Beach, FL	2.0	2.0	988	$1,700	$1.72	25d	1	0.21mi
520 Brittany K Unit K Delray Beach, FL	2.0	2.0	880	$1,400	$1.59	0d	1	0.21mi
564 Brittany L Delray Beach, FL	2.0	2.5	880	$1,800	$2.05	25d	1	0.21mi
419 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.21mi

HOA detail condo

• Monthly dues: $649 · $7,788/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $66,800 Active 77 DOM
2. 2026-06-17
   status $66,800 Active 76 DOM
3. 2026-06-10
   status $66,800 Pending 76 DOM
4. 2026-06-09
   days on market $66,800 Active 76 DOM
5. 2026-06-08
   days on market $66,800 Active 75 DOM
6. 2026-06-07
   days on market $66,800 Active 74 DOM
7. 2026-06-04
   days on market $66,800 Active 71 DOM
8. 2026-06-03
   days on market $66,800 Active 70 DOM
9. 2026-06-02
   days on market $66,800 Active 69 DOM
10. 2026-06-01
    days on market $66,800 Active 68 DOM
11. 2026-05-31
    days on market $66,800 Active 67 DOM
12. 2026-03-25
    listed $66,800 Active
13. 2026-03-01
    historical
14. 2026-02-25
    price $68,800
15. 2025-09-26
    price $77,500
16. 2025-08-22
    listed $88,500 Active
17. 2020-05-27
    soldstatus $65,000
18. 2017-02-05
    historical
19. 2017-01-16
    price $51,700
20. 2016-11-30
    price $59,500
21. 2016-11-11
    listed $64,900 Active
22. 2012-04-10
    soldstatus $18,500
23. 1974-01-01
    soldstatus $15,500

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $619 · $52/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 ≥107°F today · 23 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: $20,901
• − Mortgage interest: −$3,742
• − Property taxes: −$619
• − Insurance: −$334
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − HOA: −$7,788
• − Depreciation: −$1,943
• Taxable income: $3,131
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $2,816/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

+331.0% since first listed

12 events — show timeline

• 2026-03-25 Listed $66,800 Beaches MLS
• 2026-03-01 Listing Removed — Beaches MLS
• 2026-02-25 Price Changed $68,800 Beaches MLS
• 2025-09-26 Price Changed $77,500 Beaches MLS
• 2025-08-22 Listed $88,500 Beaches MLS
• 2020-05-27 Sold (Public Records) $65,000 Public Records
• 2017-02-05 Listing Removed — Beaches MLS
• 2017-01-16 Price Changed $51,700 Beaches MLS
• 2016-11-30 Price Changed $59,500 Beaches MLS
• 2016-11-11 Listed $64,900 Beaches MLS
• 2012-04-10 Sold (Public Records) $18,500 Public Records
• 1974-01-01 Sold (Public Records) $15,500 Public Records

Property tax history

+7.9%/yr

Latest (2025): $619 · +3.1% YoY. Source: county tax records.