13494 Carrick Green Ct · Delray Beach, FL 33446

$749,000

4 bd · 2.5 ba · 2,734 sqft · SingleFamily public records · 6 Days on market

Built 1995 5,894 sqft lot Est $1367k · 45% under $696/mo HOA · 12% 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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +2.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks

Welcome to this exceptional 2 story single family residence nestled within the highly sought after Polo Trace ALL AGE community of Delray Beach. Featuring 4 bedrooms, 2.5 bathrooms, and 2,398 square feet of well-designed living space, this home offers the perfect blend of comfort, style, and everyday functionality. Thoughtfully maintained and updated, the property includes a 2022 roof, tankless water heater, and mostly impact glass windows for added peace of mind. Additional features include a dedicated laundry room, 2 car garage, and ceiling fans throughout. Surrounded by lush tropical landscaping, mature palm trees, and a beautifully paved driveway, this home boasts outstanding curb appea

Key facts

• Impact glass windows
• Paved driveway
• 2019 roof

Tags

• 2019 ROOF
• TANKLESS WATER HEATER
• IMPACT GLASS WINDOWS
• DEDICATED LAUNDRY ROOM
• PAVED DRIVEWAY
• VAULTED CEILINGS

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Homeowners association: Polo Trace Delray; Monthly HOA fee; HOA covers cable TV, internet, grounds maintenance, security, common areas, reserve funds, recreation facilities, and pool service; Community amenities include clubhouse, fitness center, heated pool, tennis and pickleball courts, bocce, basketball court, cabana, cafe/restaurant, business center, library, game room, playground, jogging path, sidewalks, street lights, gated entry, on-site management and maintenance

Exterior

• Parking: Attached 2-car garage; Driveway parking; Two covered spaces and two additional open spaces (4 total)
• Security: Gated community with security patrol; Security system; Closed-circuit cameras; Security lights; Smoke detectors
• Utilities: Public sewer; Public water (also well); 200+ amp electric service with multiple 220V circuits (garage, kitchen, laundry); Cable, electricity, and water connected
• Home design: Single family residence; Two-story home; Resale property; Faces west; Located in an all-age community (Polo Trace)
• Construction: Built with block/CONcrete/CB S/stucco and decorative block with stone accents; Concrete and tile roof; Slab foundation; Built by K. Hovnanian Homes (Lexington model)
• Exterior features: Covered and screened patios/porches; Patio; Porch; Many trees; Room for pool; Sidewalks; Oversized lot; Private paved road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Trash compactor; Freezer; Tankless and electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Tile; Engineered wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral and vaulted ceilings; High ceilings; Entrance foyer; Kitchen island; Walk-in closets; Split bedroom layout; Upstairs living area; Cabana bath; Intercom; Partially furnished
• Laundry & utility: In-unit laundry; Washer hookup; Laundry room; Laundry on main and lower levels; Utility sink

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $749k.

Deal economics

• At list price, monthly cash flow is $-802 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $607k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $566k (24.5% below list).
• Recommended offer: $566k (24.5% below list) — sets the bar for 1% rule.

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: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% FRL); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% 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 48% FRL track the district average.
• Market conditions: Rents flat; 584 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $5,658/mo this rent would consume 85% of the median local household income ($80k/yr) (locally 494% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($5k loan paydown + $5k 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.
• By year 5, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $193k; list at $749k implies a 288% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $565,849 (24.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.59%
• DSCR: 0.80
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $1,367,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13402 Whistler Mountain Rd	0.12mi	3/2.5 (-1)	2,362 (-14%)	9mo	$1,180,000	$500	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.69% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.70×
• Total profit: $-62,179
• Equity at exit: $243,563

10-year hold

• IRR: -2.0%
• Equity multiple: 0.78×
• Total profit: $-46,552
• Equity at exit: $314,490

Cash invested: $209,720 (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 33446

• Home prices YoY: 0.3%
• Rents YoY: 0.5%
• Active inventory: 584
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $5,658 high
• Mortgage (P&I): −$3,928
• Tax from tax record: −$336 /mo · $4,038/yr
• Insurance: −$312
• HOA: −$696
• Vacancy / Maint / Mgmt: −$1,188
• Net cashflow: $-802

Break-even live

Break-even rent $6,674

Max offer price $607,291

Occupancy floor —

Sensitivity live

Price	-10% $-378	-5% $-590	+0% $-802	+5% $-1,014	+10% $-1,226
Rent	-10% $-1,249	-5% $-1,026	+0% $-802	+5% $-579	+10% $-355
Rate	-1.0pp $-425	-0.5pp $-612	base $-802	+0.5pp $-996	+1.0pp $-1,194

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7879 Monarch Ct Delray Beach, FL	4.0	3.0	2871	$7,500	$2.61	26d	1	0.42mi
7879 Monarch Ct Delray Beach, FL	4.0	3.0	2871	$7,500	$2.61	6d	1	0.42mi
7904 Mansfield Hollow Rd Delray Beach, FL	3.0	2.0	1865	$3,950	$2.12	26d	1	0.43mi
8072 Cactus Quartz Cir Delray Beach, FL	4.0	3.0	2305	$5,800	$2.52	26d	1	0.65mi
8068 Lemon Serpentine Ln Delray Beach, FL	4.0	3.0	2656	$6,195	$2.33	22d	1	0.67mi
8092 Lemon Serpentine Ln Delray Beach, FL	5.0	4.0	2584	$5,800	$2.24	26d	1	0.70mi
6812 Belmont Shore Dr Delray Beach, FL	3.0	2.5	2353	$4,250	$1.81	20d	1	0.78mi
13658 Cambria Bay Ln Delray Beach, FL	3.0	2.5	2353	$4,000	$1.70	0d	1	0.80mi
14018 Gold Tigereye Trl Delray Beach, FL	4.0	3.0	2305	$5,600	$2.43	17d	1	0.82mi
12882 Granite Mountain Pass Boynton Beach, FL	3.0	3.0	2679	$10,000	$3.73	1d	1	0.83mi
14184 Rock Salt Rd Delray Beach, FL	4.0	3.0	2305	$5,450	$2.36	26d	1	0.97mi
12196 Landrum Way Boynton Beach, FL	3.0	2.5	2436	$4,750	$1.95	0d	1	1.15mi
8263 Arabian Range Rd Boynton Beach, FL	4.0	3.0	2309	$6,000	$2.60	7d	1	1.17mi

HOA detail

• Monthly dues: $696 · $8,352/yr
• Likely covers: waterlandscaping

Listing history 5 events

1. 2026-06-21
   days on market $749,000 Active 6 DOM
2. 2026-06-18
   days on market $749,000 Active 3 DOM
3. 2026-06-17
   days on market $749,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $749,000 Active 1 DOM

ⓘ 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: $4,038 · $336/mo
• Projected year-2 tax: $6,217 · $518/mo
• Expected delta: +$2,179/yr (+$182/mo · 54.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,902
• − Mortgage interest: −$41,956
• − Property taxes: −$4,038
• − Insurance: −$3,745
• − Repairs & maintenance: −$5,432
• − Management: −$5,432
• − HOA: −$8,352
• − Depreciation: −$21,789
• Taxable loss: −$22,842
• Est. tax savings @ 24.0%: +$5,482
• After-tax cash flow: $-4,144/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

+288.1% since first listed

2 events — show timeline

• 2026-06-15 Listed $749,000 Beaches MLS
• 1995-05-01 Sold (Public Records) $193,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $4,038 · +3.2% YoY. Source: county tax records.