2600 Fiore Way Unit 208-B · Delray Beach, FL 33445

$149,000

1 bd · 1.5 ba · 825 sqft · Condo public records · 48 Days on market

Built 1976 $558/mo HOA · 26% of rent

---

Why this score? — see what drove the C- 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 +18.1/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE LAKEVIEW ONE BEDROOM UNIT W/ WIDE OAK LAMINATE FLOORS IN LIVING ROOM & BEDROOM, NEWER A/C, NEWER WHITE KITCHEN & APPLIANCES, ACCORDION HURRICANE SHUTTERS, ACROSS THE STREET FROM POOL & TENNIS, CORNER UNIT, COLORFUL PAINTED WALLS, SEE ADDENDA CLOSE TO EVERYTHING DELRAY BEACH HAS TO OFFER, INFORMATION CONTAINED HEREIN IS DEEMED RELIABLE BUT NOT GUARANTEED, BUYER TO VERIFY ALL INFORMATION AND MEASUREMENTS, NO COMMISSION PAID UNTIL TITLE PASSES

Key facts

• Tennis
• Lake views
• Pet friendly complex

Tags

• LAKE VIEWS
• DEL REY CONDOMINIUM
• POOL
• TENNIS
• GYM
• PET FRIENDLY COMPLEX

Property features AI

Finance

• Financial info: Pets allowed with size limit (more than 20 lbs permitted)
• HOA & community: Monthly association fee; Association amenities include pool; Association covers amenities, common areas, hot water, insurance, grounds maintenance, structure maintenance, roof, trash, and water

Exterior

• Parking: Carport (1 space); One covered parking space
• Utilities: Water included in association fee; Hot water included in association fee
• Home design: Attached property; 2-story building; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Association pool

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Market conditions: Rents rising (+1.8%/yr); 354 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 33% of the median local income ($78k/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 $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 48 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $149k implies a 414% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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. 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.
9. 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.
10. 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: 1.45% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.57×
• Total profit: $-17,980
• Equity at exit: $22,216

10-year hold

• IRR: -5.3%
• Equity multiple: 0.68×
• Total profit: $-13,525
• Equity at exit: $12,883

Cash invested: $41,720 (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 33445

• Rents YoY: 1.8%
• Active inventory: 354
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$781
• Tax from tax record: −$170 /mo · $2,043/yr
• Insurance: −$62
• HOA: −$558
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $130

Break-even live

Break-even rent $1,989

Max offer price $149,000

Occupancy floor 89%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Fiore Way #2140 Delray Beach, FL	2.0	2.0	1023	$2,175	$2.13	4d	1	0.02mi
2700 Fiore Way #2020 Delray Beach, FL	2.0	2.0	1023	$2,500	$2.44	5d	1	0.03mi
2500 Fiore Way #109 Delray Beach, FL	1.0	1.5	825	$2,150	$2.61	11d	1	0.06mi
2500 Fiore Way #1110 Delray Beach, FL	2.0	2.0	1023	$1,850	$1.81	24d	1	0.07mi
2500 Fiore Way Delray Beach, FL	1.0–2.0	1.5–2.0	874	$1,900	$2.17	17d	2	0.07mi
2828 Casita Way Delray Beach, FL	2.0	2.0	1023	$2,248	$2.20	24d	2	0.09mi
2828 Casita Way #214 Delray Beach, FL	2.0	2.0	1023	$2,300	$2.25	15d	1	0.09mi
2828 Casita Way #1020 Delray Beach, FL	2.0	2.0	1023	$2,000	$1.96	20d	1	0.10mi
2900 Fiore Way #2110 Delray Beach, FL	2.0	2.0	1023	$2,385	$2.33	4d	1	0.13mi
829 Camino Rd Delray Beach, FL	2.0	2.0	1023	$2,262	$2.21	24d	2	0.15mi
829 Camino Rd Unit 206C Delray Beach, FL	2.0	2.0	1023	$2,400	$2.35	24d	1	0.15mi
2731 Knight Ln Delray Beach, FL	2.0	2.0	1050	$2,650	$2.52	24d	1	0.25mi
2715 Ponce de Leon Blvd Delray Beach, FL	2.0	1.0	1000	$2,200	$2.20	24d	1	0.26mi
2403 Lowson Blvd Unit C Delray Beach, FL	1.0	1.5	821	$1,650	$2.01	22d	1	0.33mi
2403 Lowson Blvd Unit D Delray Beach, FL	2.0	2.0	1020	$2,200	$2.16	24d	1	0.33mi
2730 SW 13th St #203 Delray Beach, FL	2.0	2.0	1084	$2,200	$2.03	24d	1	0.42mi
2381 Papaya Dr Unit 92C Delray Beach, FL	2.0	2.0	1100	$1,795	$1.63	24d	1	0.45mi
2381 Papaya Dr Unit C Delray Beach, FL	2.0	2.0	1100	$1,795	$1.63	7d	1	0.45mi
1130 Cactus Ter Unit 45C Delray Beach, FL	2.0	1.5	982	$2,000	$2.04	24d	1	0.47mi
1705 Palm Cove Blvd Unit 1-206 Delray Beach, FL	1.0	1.0	636	$2,150	$3.38	24d	1	0.63mi
1705 Palm Cove Blvd Apt 302 Delray Beach, FL	1.0	1.0	934	$2,000	$2.14	24d	1	0.63mi
1780 Palm Cove Blvd Unit 6-202 Delray Beach, FL	1.0	1.0	672	$1,800	$2.68	24d	1	0.66mi
1780 Palm Cove Blvd Unit 6-302 Delray Beach, FL	1.0	1.0	672	$1,800	$2.68	5d	1	0.66mi
1780 Palm Cove Blvd Unit 6 Delray Beach, FL	1.0	1.0	570	$1,845	$3.24	7d	1	0.66mi
1725 Palm Cove Blvd Unit 2-306 Delray Beach, FL	1.0	1.0	934	$2,100	$2.25	20d	1	0.66mi
625 SW 20th Ct #80 Delray Beach, FL	2.0	1.0	777	$2,300	$2.96	24d	1	0.67mi
2201 Catherine Dr Unit 3 Delray Beach, FL	2.0	1.0	876	$2,100	$2.40	24d	1	0.67mi
250 Congress Park Dr Delray Beach, FL	1.0–2.0	1.0–2.0	972	$2,180	$2.24	3d	6	0.68mi
1760 Palm Cove Blvd Unit 5-203 Delray Beach, FL	2.0	2.0	992	$2,200	$2.22	24d	1	0.69mi
1760 Palm Cove Blvd Unit 5-203 Delray Beach, FL	2.0	2.0	993	$2,200	$2.22	14d	1	0.69mi
1725 Palm Cove Blvd Unit 104 Delray Beach, FL	1.0	1.0	558	$1,700	$3.05	24d	1	0.69mi
2109 Catherine Dr #4 Delray Beach, FL	2.0	1.0	842	$1,950	$2.32	22d	1	0.69mi
1825 Palm Cove Blvd Unit UNI8T 105 Delray Beach, FL	2.0	2.0	672	$2,200	$3.27	2d	1	0.70mi
1825 Palm Cove Blvd Unit 7-105 Delray Beach, FL	2.0	2.0	946	$2,200	$2.33	15d	1	0.70mi
1825 Palm Cove Blvd Unit 7-204 Delray Beach, FL	1.0	1.0	636	$2,000	$3.14	4d	1	0.70mi
1845 Palm Cove Blvd Unit 8-204 Delray Beach, FL	1.0	1.0	570	$1,850	$3.25	13d	1	0.71mi
1511 Ilene Ct #4 Delray Beach, FL	2.0	1.0	844	$1,950	$2.31	24d	1	0.73mi
1850 Homewood Blvd #2070 Delray Beach, FL	2.0	2.0	1090	$2,550	$2.34	24d	1	0.73mi
2755 W Atlantic Ave Unit A101 Delray Beach, FL	1.0	1.0	672	$1,800	$2.68	3d	1	0.75mi
2103 Catherine Dr Unit 2 Delray Beach, FL	2.0	1.5	876	$2,025	$2.31	22d	1	0.75mi

HOA detail condo

• Monthly dues: $558 · $6,696/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $149,000 Active 48 DOM
2. 2026-06-17
   days on market $149,000 Active 47 DOM
3. 2026-06-16
   days on market $149,000 Active 46 DOM
4. 2026-06-15
   days on market $149,000 Active 45 DOM
5. 2026-06-13
   days on market $149,000 Active 43 DOM
6. 2026-06-09
   days on market $149,000 Active 39 DOM
7. 2026-06-08
   days on market $149,000 Active 38 DOM
8. 2026-06-07
   days on market $149,000 Active 37 DOM
9. 2026-06-04
   days on market $149,000 Active 34 DOM
10. 2026-06-03
    days on market $149,000 Active 33 DOM
11. 2026-06-02
    days on market $149,000 Active 32 DOM
12. 2026-06-01
    days on market $149,000 Active 31 DOM
13. 2026-05-31
    days on market $149,000 Active 30 DOM
14. 2026-04-24
    listed $159,000 Active
15. 2011-08-15
    soldstatus $29,000 467-char remark

    Show marketing remark (467 chars)

    NICE LAKEVIEW ONE BEDROOM UNIT W/ WIDE OAK LAMINATE FLOORS IN LIVING ROOM & BEDROOM, NEWER A/C, NEWER WHITE KITCHEN & APPLIANCES, ACCORDION HURRICANE SHUTTERS, ACROSS THE STREET FROM POOL & TENNIS, CORNER UNIT, COLORFUL PAINTED WALLS, SEE ADDENDA CLOSE TO EVERYTHING DELRAY BEACH HAS TO OFFER, INFORMATION CONTAINED HEREIN IS DEEMED RELIABLE BUT NOT GUARANTEED, BUYER TO VERIFY ALL INFORMATION AND MEASUREMENTS, NO COMMISSION PAID UNTIL TITLE PASSES

16. 2011-08-11
    historical 467-char remark

    Show marketing remark (467 chars)

    NICE LAKEVIEW ONE BEDROOM UNIT W/ WIDE OAK LAMINATE FLOORS IN LIVING ROOM & BEDROOM, NEWER A/C, NEWER WHITE KITCHEN & APPLIANCES, ACCORDION HURRICANE SHUTTERS, ACROSS THE STREET FROM POOL & TENNIS, CORNER UNIT, COLORFUL PAINTED WALLS, SEE ADDENDA CLOSE TO EVERYTHING DELRAY BEACH HAS TO OFFER, INFORMATION CONTAINED HEREIN IS DEEMED RELIABLE BUT NOT GUARANTEED, BUYER TO VERIFY ALL INFORMATION AND MEASUREMENTS, NO COMMISSION PAID UNTIL TITLE PASSES

17. 2011-04-17
    listed $32,000 467-char remark

    Show marketing remark (467 chars)

    NICE LAKEVIEW ONE BEDROOM UNIT W/ WIDE OAK LAMINATE FLOORS IN LIVING ROOM & BEDROOM, NEWER A/C, NEWER WHITE KITCHEN & APPLIANCES, ACCORDION HURRICANE SHUTTERS, ACROSS THE STREET FROM POOL & TENNIS, CORNER UNIT, COLORFUL PAINTED WALLS, SEE ADDENDA CLOSE TO EVERYTHING DELRAY BEACH HAS TO OFFER, INFORMATION CONTAINED HEREIN IS DEEMED RELIABLE BUT NOT GUARANTEED, BUYER TO VERIFY ALL INFORMATION AND MEASUREMENTS, NO COMMISSION PAID UNTIL TITLE PASSES

18. 1994-12-15
    soldstatus $32,500

ⓘ 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: $2,043 · $170/mo
• Projected year-2 tax: $2,043 · $170/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 · 26 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: $25,854
• − Mortgage interest: −$8,346
• − Property taxes: −$2,043
• − Insurance: −$745
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − HOA: −$6,696
• − Depreciation: −$4,335
• Taxable loss: −$447
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $1,672/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

• Census place: Delray Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 123,167
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,122
• Household income: $78,163
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1649.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Black 24% Hispanic / Latino 11% Two or more races 11% Asian 4%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 14% Romanian 3% Scotch-Irish 3%
• Foreign-born: 27% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · French/Haitian/Cajun 18% Spanish 9% Other Indo-European 4%

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: ▼ -258.16%
• Current HPI: 349.5505
• Rent YoY: ▲ 1.83%
• 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

+389.2% since first listed

5 events — show timeline

• 2026-04-24 Listed $159,000 MARMLS
• 2011-08-15 Sold (MLS) $29,000 Beaches MLS
• 2011-08-11 Listing Removed — Beaches MLS
• 2011-04-17 Listed $32,000 Beaches MLS
• 1994-12-15 Sold (Public Records) $32,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,043 · +6.1% YoY. Source: county tax records.