1621 NW 18th Ave #102 · Delray Beach, FL 33445

$99,900

2 bd · 2.0 ba · 1,148 sqft · Condo public records · 127 Days on market

Built 1980 $599/mo HOA · 24% of rent ↓ 9% since listing

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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
• 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

DRASTICALLY REDUCED. . 65,000 UNDER MARKET VALUE. .GREAT CONDO! LARGE SPACIOUS ROOMS. SEE PHOTOS. LARGE SCREENED IN PATIO WITH STORM SHUTTERS. OVERSIZED EAT IN KITCHEN WITH WOOD FLOORS. GROUND FLOOR UNIT. FRESHLY PAINTED. NEEDS CARPET OR TILE. Unit is clean, furnished and move in ready. If you do not want the furniture, no problem, we will take it away. large master bedroom with two walk in closets. This unit is close to the south club house, pool, and entry. Ceilings have just been repainted. new bath room sink has been installed. Park at your front door with no stairs to climb.

Key facts

• Pickleball courts
• Two clubhouses
• Tennis courts

Tags

• FIRST FLOOR CONDO
• MANNED GATED GUARD ENTRANCE
• TWO POOLS
• TWO CLUBHOUSES
• TENNIS COURTS
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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.
• Zoned schools: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools average 67% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 23d 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 38% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 24% 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.48% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.91%
• DSCR: 2.11
• GRM: 3.4

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: 16.6%
• Equity multiple: 1.66×
• Total profit: $18,373
• Equity at exit: $14,895

10-year hold

• IRR: 24.0%
• Equity multiple: 2.93×
• Total profit: $53,941
• Equity at exit: $8,638

Cash invested: $27,972 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,473 high
• Mortgage (P&I): −$524
• Tax from tax record: −$208 /mo · $2,500/yr
• Insurance: −$42
• HOA: −$599
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $581

Break-even live

Break-even rent $1,738

Max offer price $99,900

Occupancy floor 72%

Sensitivity live

Price	-10% $637	-5% $609	+0% $581	+5% $552	+10% $524
Rent	-10% $385	-5% $483	+0% $581	+5% $678	+10% $776
Rate	-1.0pp $631	-0.5pp $606	base $581	+0.5pp $555	+1.0pp $528

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1631 NW 18th Ave #201 Delray Beach, FL	2.0	2.0	1148	$3,300	$2.87	24d	1	0.05mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	22d	1	0.07mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	21d	1	0.07mi
1520 NW 19th Ter #203 Delray Beach, FL	2.0	2.0	1335	$2,200	$1.65	24d	1	0.10mi
1860 NW 13th St #201 Delray Beach, FL	2.0	2.0	1335	$2,800	$2.10	24d	1	0.10mi
1441 NW 19th Ter #201 Delray Beach, FL	2.0	2.0	1148	$2,250	$1.96	24d	1	0.11mi
1641 NW 19th Ter Unit 46A Delray Beach, FL	2.0	2.0	1104	$2,000	$1.81	19d	1	0.13mi
1551 NW 20th Ave #102 Delray Beach, FL	2.0	2.0	1148	$1,995	$1.74	24d	1	0.14mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	8d	1	0.15mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	22d	1	0.15mi
1440 NW 20th Ave #104 Delray Beach, FL	2.0	2.0	1335	$2,650	$1.99	14d	1	0.21mi
340 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1188	$2,350	$1.98	24d	1	0.28mi
169 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1389	$2,800	$2.02	24d	1	0.28mi
169 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1389	$2,800	$2.02	15d	1	0.28mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,200	$1.85	3d	1	0.30mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,250	$1.89	14d	1	0.30mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	24d	1	0.30mi
161 Monterey Bay Dr Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	4d	1	0.30mi
161 Monterey Bay Dr Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	18d	1	0.30mi
400 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1144	$2,400	$2.10	11d	1	0.37mi
182 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1423	$2,500	$1.76	22d	1	0.41mi
182 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1423	$2,500	$1.76	24d	1	0.41mi
2583 NW 13th St Delray Beach, FL	2.0	2.0	1466	$2,600	$1.77	18d	1	0.64mi
500 N Congress Ave Delray Beach, FL	2.0–3.0	1.0–2.0	989	$2,295	$2.32	2d	6	0.71mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	8d	1	0.81mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	24d	1	0.82mi
1502 NW 4th Ave Delray Beach, FL	3.0	2.0	1468	$6,800	$4.63	17d	1	0.83mi
1335 Lee St Delray Beach, FL	3.0	2.0	1000	$3,200	$3.20	24d	1	0.86mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	24d	1	0.86mi
1720 Depot Ave Delray Beach, FL	2.0	2.0	1189	$2,650	$2.23	24d	1	0.88mi
1720 Depot Ave Delray Beach, FL	2.0	2.0	1199	$2,874	$2.40	14d	1	0.88mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	18d	1	0.99mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	24d	1	0.99mi
231 NW 14th Ave Delray Beach, FL	3.0	2.0	1250	$4,950	$3.96	8d	1	1.02mi
351 NW 8th Ave Delray Beach, FL	3.0	2.0	1348	$3,600	$2.67	1d	1	1.05mi
351 NW 8th Ave Delray Beach, FL	3.0	2.0	1348	$3,600	$2.67	11d	1	1.05mi
210 NW 13th Ave Delray Beach, FL	2.0	1.0	800	$2,200	$2.75	24d	1	1.08mi
227 Coral Trace Ln Unit 227 Delray Beach, FL	2.0	2.0	1376	$3,100	$2.25	24d	1	1.11mi
2480 S Coral Trace Cir Delray Beach, FL	2.0	2.0	1379	$2,900	$2.10	8d	1	1.15mi
320 NW 6th Ave Delray Beach, FL	3.0	2.0	1032	$3,400	$3.29	24d	1	1.15mi

HOA detail condo

• Monthly dues: $599 · $7,188/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-04-15
   status Pending
2. 2026-04-04
   price $99,900
3. 2026-02-13
   price $104,900
4. 2026-01-13
   price $114,900
5. 2025-12-08
   listed $124,900 Active
6. 2025-01-15
   historical
7. 2025-01-03
   status Active
8. 2025-01-01
   historical
9. 2024-11-11
   price $162,500
10. 2024-10-03
    status Active
11. 2024-10-01
    historical
12. 2024-09-11
    price $167,500
13. 2024-06-17
    price $175,000
14. 2024-05-23
    price $179,999
15. 2024-05-02
    price $189,999
16. 2024-04-09
    price $199,999
17. 2024-03-20
    listed $210,000 Active
18. 2007-07-12
    soldstatus $113,000
19. 2007-07-10
    soldstatus $108,000 586-char remark

    Show marketing remark (586 chars)

    DRASTICALLY REDUCED. . 65,000 UNDER MARKET VALUE. .GREAT CONDO! LARGE SPACIOUS ROOMS. SEE PHOTOS. LARGE SCREENED IN PATIO WITH STORM SHUTTERS. OVERSIZED EAT IN KITCHEN WITH WOOD FLOORS. GROUND FLOOR UNIT. FRESHLY PAINTED. NEEDS CARPET OR TILE. Unit is clean, furnished and move in ready. If you do not want the furniture, no problem, we will take it away. large master bedroom with two walk in closets. This unit is close to the south club house, pool, and entry. Ceilings have just been repainted. new bath room sink has been installed. Park at your front door with no stairs to climb.

20. 2007-06-26
    historical 586-char remark

    Show marketing remark (586 chars)

    DRASTICALLY REDUCED. . 65,000 UNDER MARKET VALUE. .GREAT CONDO! LARGE SPACIOUS ROOMS. SEE PHOTOS. LARGE SCREENED IN PATIO WITH STORM SHUTTERS. OVERSIZED EAT IN KITCHEN WITH WOOD FLOORS. GROUND FLOOR UNIT. FRESHLY PAINTED. NEEDS CARPET OR TILE. Unit is clean, furnished and move in ready. If you do not want the furniture, no problem, we will take it away. large master bedroom with two walk in closets. This unit is close to the south club house, pool, and entry. Ceilings have just been repainted. new bath room sink has been installed. Park at your front door with no stairs to climb.

21. 2007-01-26
    listed $110,000 586-char remark

    Show marketing remark (586 chars)

    DRASTICALLY REDUCED. . 65,000 UNDER MARKET VALUE. .GREAT CONDO! LARGE SPACIOUS ROOMS. SEE PHOTOS. LARGE SCREENED IN PATIO WITH STORM SHUTTERS. OVERSIZED EAT IN KITCHEN WITH WOOD FLOORS. GROUND FLOOR UNIT. FRESHLY PAINTED. NEEDS CARPET OR TILE. Unit is clean, furnished and move in ready. If you do not want the furniture, no problem, we will take it away. large master bedroom with two walk in closets. This unit is close to the south club house, pool, and entry. Ceilings have just been repainted. new bath room sink has been installed. Park at your front door with no stairs to climb.

ⓘ 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: $2,500 · $208/mo
• Projected year-2 tax: $2,500 · $208/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 ≥105°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,673
• − Mortgage interest: −$5,596
• − Property taxes: −$2,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − HOA: −$7,188
• − Depreciation: −$2,906
• Taxable income: $6,236
• Est. tax owed @ 24.0%: −$1,497
• After-tax cash flow: $5,471/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

-9.2% since first listed

21 events — show timeline

• 2026-04-15 Pending — Beaches MLS
• 2026-04-04 Price Changed $99,900 Beaches MLS
• 2026-02-13 Price Changed $104,900 Beaches MLS
• 2026-01-13 Price Changed $114,900 Beaches MLS
• 2025-12-08 Listed $124,900 Beaches MLS
• 2025-01-15 Listing Removed — Beaches MLS
• 2025-01-03 Relisted — Beaches MLS
• 2025-01-01 Listing Removed — Beaches MLS
• 2024-11-11 Price Changed $162,500 Beaches MLS
• 2024-10-03 Relisted — Beaches MLS
• 2024-10-01 Listing Removed — Beaches MLS
• 2024-09-11 Price Changed $167,500 Beaches MLS
• 2024-06-17 Price Changed $175,000 Beaches MLS
• 2024-05-23 Price Changed $179,999 Beaches MLS
• 2024-05-02 Price Changed $189,999 Beaches MLS
• 2024-04-09 Price Changed $199,999 Beaches MLS
• 2024-03-20 Listed $210,000 Beaches MLS
• 2007-07-12 Sold (Public Records) $113,000 Public Records
• 2007-07-10 Sold (MLS) $108,000 Beaches MLS
• 2007-06-26 Listing Removed — Beaches MLS
• 2007-01-26 Listed $110,000 Beaches MLS

Property tax history

+12.9%/yr

Latest (2025): $2,500 · -22.4% YoY. Source: county tax records.