5100 Las Verdes Cir #316 · Delray Beach, FL 33484

$137,000

1 bd · 1.5 ba · 680 sqft · Condo public records · 377 Days on market

Built 1988 $356/mo HOA · 20% 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 +15.5/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 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 MLS

Exquisite totally renovated 55+ condo conveniently located with easy access to shops, grocery stores & Delray Hospital. Screened Balcony overlooking tree top landscaped garden views. Unit is Steps from new elevator & adequate parking. Many improvements including new toilets, all faucets, generous walk in closet & easy to maintain floor plan. You will feel secure & comfortable here with privacy & security. Maintenance includes cable, access to all common areas, Reserve Funds, security services, sewer, water, trash chutes every floor & trash removal, extra locked storage space on each floor. This gated community has all the amenities including pool, Club House, community room, Fitness Center, Library, Manager on Site, sidewalks around central lake,

Key facts

• $356 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: HOA with monthly fee; Association amenities include clubhouse, fitness center, game room, pool, and pickleball courts; HOA covers cable TV, grounds maintenance, security, trash, common areas, and elevator

Exterior

• Parking: 1 open parking space
• Security: Gated community with guard; Gated (no guard) access; Key card entry; Security patrol
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Condominium; Banyan Condo (3-story building); Faces east; Resale
• Construction: Concrete/CBS construction
• Exterior features: Screened patio; Patio

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating (central individual); Central electric cooling; Ceiling fan(s)
• Interior features: Walk-in closet(s); Partially furnished
• Laundry & utility: Laundry closet with washer hookup inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $137k.

Deal economics

• At list price, monthly cash flow is $54 ($649/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Market conditions: Rents rising fast (+4.3%/yr); 546 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 34% 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 $947 of loan paydown is wiped out by about $4k 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 377 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $21k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% 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 $120,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 377 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: 1.28% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 6.5

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: -11.4%
• Equity multiple: 0.58×
• Total profit: $-16,207
• Equity at exit: $20,427

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $1,017
• Equity at exit: $11,845

Cash invested: $38,360 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$718
• Tax from tax record: −$199 /mo · $2,390/yr
• Insurance: −$57
• HOA: −$356
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $54

Break-even live

Break-even rent $1,684

Max offer price $137,000

Occupancy floor 92%

Sensitivity live

Price	-10% $132	-5% $93	+0% $54	+5% $15	+10% $-23
Rent	-10% $-84	-5% $-15	+0% $54	+5% $123	+10% $193
Rate	-1.0pp $123	-0.5pp $89	base $54	+0.5pp $19	+1.0pp $-18

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 Capri K Unit K Delray Beach, FL	1.0	1.5	730	$1,350	$1.85	25d	1	0.61mi
111 Normandy Ln Delray Beach, FL	1.0	1.5	726	$1,450	$2.00	0d	1	1.25mi
111 Normandy Ln Delray Beach, FL	1.0	1.5	726	$1,450	$2.00	2d	1	1.25mi
1780 Palm Cove Blvd Unit 6-302 Delray Beach, FL	1.0	1.0	672	$1,800	$2.68	6d	1	1.26mi
1780 Palm Cove Blvd Unit 6 Delray Beach, FL	1.0	1.0	570	$1,845	$3.24	8d	1	1.26mi
1780 Palm Cove Blvd Unit 6-202 Delray Beach, FL	1.0	1.0	672	$1,800	$2.68	25d	1	1.26mi
1825 Palm Cove Blvd Unit 7-204 Delray Beach, FL	1.0	1.0	636	$2,000	$3.14	4d	1	1.27mi
1825 Palm Cove Blvd Unit UNI8T 105 Delray Beach, FL	2.0	2.0	672	$2,200	$3.27	2d	1	1.27mi
1845 Palm Cove Blvd Unit 8-204 Delray Beach, FL	1.0	1.0	570	$1,850	$3.25	13d	1	1.29mi
1725 Palm Cove Blvd Unit 104 Delray Beach, FL	1.0	1.0	558	$1,700	$3.05	25d	1	1.31mi
1705 Palm Cove Blvd Unit 1-206 Delray Beach, FL	1.0	1.0	636	$2,150	$3.38	25d	1	1.36mi
99 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	25d	1	1.38mi
151 Saxony D Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	12d	1	1.39mi
322 Seville N Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	25d	1	1.43mi
211 Saxony Ln #211 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	8d	1	1.44mi
126 Seville E Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	19d	1	1.47mi
175 Valencia H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	8d	1	1.47mi
154 Seville G Delray Beach, FL	1.0	1.0	720	$1,490	$2.07	15d	1	1.47mi
318 Seville N #318 Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	25d	1	1.47mi
242 Seville K Unit 242 Delray Beach, FL	1.0	1.5	720	$1,380	$1.92	25d	1	1.50mi

HOA detail condo

• Monthly dues: $356 · $4,272/yr
• Likely covers: watersewertrashcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $137,000 Active 377 DOM
2. 2026-06-17
   days on market $137,000 Active 376 DOM
3. 2026-06-16
   days on market $137,000 Active 375 DOM
4. 2026-06-15
   days on market $137,000 Active 374 DOM
5. 2026-06-13
   days on market $137,000 Active 372 DOM
6. 2026-06-09
   days on market $137,000 Active 368 DOM
7. 2026-06-07
   days on market $137,000 Active 366 DOM
8. 2026-06-04
   days on market $137,000 Active 363 DOM
9. 2026-06-03
   days on market $137,000 Active 362 DOM
10. 2026-06-01
    days on market $137,000 Active 360 DOM
11. 2026-05-31
    days on market $137,000 Active 359 DOM
12. 2026-04-06
    price $137,000
13. 2025-12-02
    status Active
14. 2025-10-28
    historical Active Under Contract
15. 2025-09-29
    price $147,500
16. 2025-06-06
    listed $158,000 Active
17. 2025-06-04
    historical $158,000
18. 2023-10-05
    soldstatus $164,000
19. 2023-09-19
    soldstatus $164,000 Closed 792-char remark

    Show marketing remark (792 chars)

    Exquisite totally renovated 55+ condo conveniently located with easy access to shops, grocery stores & Delray Hospital. Screened Balcony overlooking tree top landscaped garden views. Unit is Steps from new elevator & adequate parking. Many improvements including new toilets, all faucets, generous walk in closet & easy to maintain floor plan. You will feel secure & comfortable here with privacy & security. Maintenance includes cable, access to all common areas, Reserve Funds, security services, sewer, water, trash chutes every floor & trash removal, extra locked storage space on each floor. This gated community has all the amenities including pool, Club House, community room, Fitness Center, Library, Manager on Site, sidewalks around central lake,

20. 2023-08-21
    status Pending 792-char remark

    Show marketing remark (792 chars)

    Exquisite totally renovated 55+ condo conveniently located with easy access to shops, grocery stores & Delray Hospital. Screened Balcony overlooking tree top landscaped garden views. Unit is Steps from new elevator & adequate parking. Many improvements including new toilets, all faucets, generous walk in closet & easy to maintain floor plan. You will feel secure & comfortable here with privacy & security. Maintenance includes cable, access to all common areas, Reserve Funds, security services, sewer, water, trash chutes every floor & trash removal, extra locked storage space on each floor. This gated community has all the amenities including pool, Club House, community room, Fitness Center, Library, Manager on Site, sidewalks around central lake,

21. 2023-07-01
    listed $165,000 Active 792-char remark

    Show marketing remark (792 chars)

    Exquisite totally renovated 55+ condo conveniently located with easy access to shops, grocery stores & Delray Hospital. Screened Balcony overlooking tree top landscaped garden views. Unit is Steps from new elevator & adequate parking. Many improvements including new toilets, all faucets, generous walk in closet & easy to maintain floor plan. You will feel secure & comfortable here with privacy & security. Maintenance includes cable, access to all common areas, Reserve Funds, security services, sewer, water, trash chutes every floor & trash removal, extra locked storage space on each floor. This gated community has all the amenities including pool, Club House, community room, Fitness Center, Library, Manager on Site, sidewalks around central lake,

22. 2021-03-10
    soldstatus $84,000
23. 2021-03-05
    soldstatus $84,000 Closed 783-char remark

    Show marketing remark (783 chars)

    Mint Move-In Condition 1/1.5 on top floor of Elevator Building in Beautiful Las Verdes. All New Stainless Kitchen Appliances, New Flooring Throughout and Fresh Paint throughout including cabinet fronts w/ new hardware. Newer Fans in Every room. Tiled Balcony with Treetop views and laundry closet w/ Stackable Washer/Dryer. Updated AC & Water Heater, Storm Shutters on Balcony, new Dining area light fixture and tile backsplash behind stove-top. Separate drinking water filter n faucet in Kitchen, nice blinds throughout. Just start living the wonderful Florida lifestyle. Enjoy 3 pools, Bacci, Pickleball & Tennis, new expanded Clubhouse Gym, beautiful Central Lake with Fountain n walking path and the lowest maintenance in Delray. Minutes to Beaches n Downtown Delray.

24. 2021-02-04
    historical Contingent 783-char remark

    Show marketing remark (783 chars)

    Mint Move-In Condition 1/1.5 on top floor of Elevator Building in Beautiful Las Verdes. All New Stainless Kitchen Appliances, New Flooring Throughout and Fresh Paint throughout including cabinet fronts w/ new hardware. Newer Fans in Every room. Tiled Balcony with Treetop views and laundry closet w/ Stackable Washer/Dryer. Updated AC & Water Heater, Storm Shutters on Balcony, new Dining area light fixture and tile backsplash behind stove-top. Separate drinking water filter n faucet in Kitchen, nice blinds throughout. Just start living the wonderful Florida lifestyle. Enjoy 3 pools, Bacci, Pickleball & Tennis, new expanded Clubhouse Gym, beautiful Central Lake with Fountain n walking path and the lowest maintenance in Delray. Minutes to Beaches n Downtown Delray.

25. 2021-01-20
    listed $88,000 Active 783-char remark

    Show marketing remark (783 chars)

    Mint Move-In Condition 1/1.5 on top floor of Elevator Building in Beautiful Las Verdes. All New Stainless Kitchen Appliances, New Flooring Throughout and Fresh Paint throughout including cabinet fronts w/ new hardware. Newer Fans in Every room. Tiled Balcony with Treetop views and laundry closet w/ Stackable Washer/Dryer. Updated AC & Water Heater, Storm Shutters on Balcony, new Dining area light fixture and tile backsplash behind stove-top. Separate drinking water filter n faucet in Kitchen, nice blinds throughout. Just start living the wonderful Florida lifestyle. Enjoy 3 pools, Bacci, Pickleball & Tennis, new expanded Clubhouse Gym, beautiful Central Lake with Fountain n walking path and the lowest maintenance in Delray. Minutes to Beaches n Downtown Delray.

ⓘ 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: $2,390 · $199/mo
• Projected year-2 tax: $2,390 · $199/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 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $21,034
• − Mortgage interest: −$7,674
• − Property taxes: −$2,390
• − Insurance: −$685
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − HOA: −$4,272
• − Depreciation: −$3,985
• Taxable loss: −$1,338
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $970/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

+55.7% since first listed

14 events — show timeline

• 2026-04-06 Price Changed $137,000 Beaches MLS
• 2025-12-02 Relisted — Beaches MLS
• 2025-10-28 Contingent — Beaches MLS
• 2025-09-29 Price Changed $147,500 Beaches MLS
• 2025-06-06 Listed $158,000 Beaches MLS
• 2025-06-04 Coming Soon $158,000 Beaches MLS
• 2023-10-05 Sold (Public Records) $164,000 Public Records
• 2023-09-19 Sold (MLS) $164,000 Beaches MLS
• 2023-08-21 Pending — Beaches MLS
• 2023-07-01 Listed $165,000 Beaches MLS
• 2021-03-10 Sold (Public Records) $84,000 Public Records
• 2021-03-05 Sold (MLS) $84,000 Beaches MLS
• 2021-02-04 Contingent — Beaches MLS
• 2021-01-20 Listed $88,000 Beaches MLS

Property tax history

+15.7%/yr

Latest (2025): $2,390 · -10.7% YoY. Source: county tax records.