1002 E Heritage Club Cir · Delray Beach, FL 33483

$820,000

3 bd · 3.5 ba · 2,229 sqft · Townhouse public records · 135 Days on market

Built 2005 1,577 sqft lot $679/mo HOA · 9% 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 +12.3/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning corner townhome in the perfect Delray Beach location, providing spectacular sunlight on all three sides. This expansive townhome features hardwoods through, wood kitchen cabinets, stainless steel appiliances, granite countertops, custom window treatments, and open floor plan. 2 generous extended wraparound patios on the 2nd and 3rd floors providing bountiful outdoor space. The home features full sized washer and dryer in the laundry room and an attached 2 car garage. Master suite has walk-in closet and dual sink vanity, separte shower and spa-tub. The Heritage Club is a townhome community just one mile from downtown delray beach, with a park-like atomosphere. Conveniently located to I-95, the new Whole Foods, Trader Joes, Fresh Market, and Target.

Key facts

• Split-bedroom layout
• First-floor bedroom
• Corner-unit townhome

Tags

• CORNER-UNIT TOWNHOME
• ABUNDANT NATURAL LIGHT
• SPLIT-BEDROOM LAYOUT
• FIRST-FLOOR BEDROOM
• WELL-APPOINTED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions and limits
• HOA & community: Community amenities include pool, playground, basketball court, sidewalks and street lights; HOA fee of $679 monthly covering grounds maintenance, common areas, common real estate tax and recreation facility

Exterior

• Parking: Attached 2-car garage with garage door opener; Guest parking; Covered parking for 2 vehicles
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Townhouse; Multi/split levels (3 stories total); North-facing
• Construction: Block construction; Metal roof; Resale property; Built on a foundation consistent with townhouse construction
• Exterior features: Corner lot; Sidewalks; Paved road

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Wood
• Bathrooms: Three full bathrooms and one half bathroom; One bathroom on the main level
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Roman tub
• Laundry & utility: Laundry area inside with washer and dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $820k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $794k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $746k (9.0% below list).
• Recommended offer: $722k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: Pine Grove Elementary School (math 42% / reading 47%, grade F, #1,288 of 2,144 statewide, top 62%, 354 students, 79% FRL); Boca Raton Community Middle School (math 59% / reading 61%, grade B, #135 of 571 statewide, top 24%, 1,225 students, 41% FRL); West Boca Raton High School (math 55% / reading 70%, grade B-, #93 of 667 statewide, top 14%, 2,271 students, 28% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising fast (+6.9%/yr); 307 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); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $7,459/mo this rent would consume 77% of the median local household income ($116k/yr) (locally 561% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $25k 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 135 days — a 12% lower offer ($722k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $59k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $460k; list at $820k implies a 78% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $721,600 (12.0% 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. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.91% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $3,383,622
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1225 S Ocean Blvd #1105	0.57mi	2/2.5 (-1)	1,911 (-14%)	1mo	$2,900,000	$1,518	40

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

Projected returns pro-forma

-3.0% appreciation · 6.87% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.51×
• Total profit: $-111,835
• Equity at exit: $122,265

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $25,904
• Equity at exit: $70,899

Cash invested: $229,600 (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 33483

• Rents YoY: 6.9%
• Active inventory: 307
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $7,459 high
• Mortgage (P&I): −$4,300
• Tax from tax record: −$720 /mo · $8,644/yr
• Insurance: −$342
• HOA: −$679
• Vacancy / Maint / Mgmt: −$1,566
• Net cashflow: $-149

Break-even live

Break-even rent $7,647

Max offer price $793,722

Occupancy floor 97%

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: $205,000
• Closing costs: $24,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 SE 9th St Delray Beach, FL	2.0	1.0	1400	$2,200	$1.57	22d	1	0.13mi
1035 SE 6th Ave #406 Delray Beach, FL	3.0	2.5	2928	$15,000	$5.12	8d	1	0.17mi
1015 Ventnor Ave Unit 3E Delray Beach, FL	3.0	2.5	1674	$3,000	$1.79	24d	1	0.27mi
634 SE 3rd Ave Delray Beach, FL	3.0	3.5	2161	$11,000	$5.09	24d	1	0.31mi
118 SW 7th St Delray Beach, FL	4.0	2.0	1620	$4,000	$2.47	3d	1	0.44mi
1033 Brooks Ln Delray Beach, FL	3.0	3.0	2608	$18,000	$6.90	24d	1	0.44mi
1050 Brooks Ln Delray Beach, FL	4.0	3.5	2624	$28,900	$11.01	24d	1	0.47mi
311 SE 3rd Ave Delray Beach, FL	4.0	2.0	1607	$8,000	$4.98	12d	1	0.60mi
306 E Mallory Cir Delray Beach, FL	3.0	3.5	2046	$5,500	$2.69	5d	1	0.62mi
522 Lucky Ln Delray Beach, FL	4.0	2.5	2034	$7,500	$3.69	24d	1	0.63mi
1920 Spanish Trl Delray Beach, FL	3.0	2.5	1600	$7,600	$4.75	24d	1	0.69mi
1012 Langer Way Delray Beach, FL	2.0	2.0	1450	$5,000	$3.45	14d	1	0.72mi
722 SW 9th St Delray Beach, FL	4.0	2.0	1446	$2,999	$2.07	24d	1	0.74mi
724 SW 9th St Delray Beach, FL	4.0	2.0	1519	$4,500	$2.96	24d	1	0.74mi
220 S Swinton Ave Delray Beach, FL	4.0	4.0	2954	$30,000	$10.16	24d	1	0.75mi
110 SE 2nd St #203 Delray Beach, FL	3.0	2.0	1455	$7,250	$4.98	24d	1	0.76mi
190 SE 5th Ave Delray Beach, FL	2.0	2.0	1513	$4,325	$2.86	22d	1	0.79mi
2211 Florida Blvd Unit A Delray Beach, FL	4.0	3.0	1922	$7,000	$3.64	3d	1	0.82mi
111 SE 1st Ave Delray Beach, FL	1.0–3.0	1.0–3.0	1116	$12,000	$10.75	24d	7	0.84mi
250 S Ocean Blvd Delray Beach, FL	2.0	2.0	1425	$13,250	$9.30	19d	1	0.85mi
122 SW 1st Ave Delray Beach, FL	3.0	3.5	1980	$4,500	$2.27	24d	1	0.88mi
937 Banyan Dr Delray Beach, FL	3.0	2.0	1791	$9,700	$5.42	24d	1	0.88mi
2541 Southridge Rd Delray Beach, FL	3.0	3.0	1630	$6,900	$4.23	24d	1	0.89mi
65 SE 5th Ave Delray Beach, FL	3.0	3.5	2000	$6,000	$3.00	24d	1	0.92mi
107 SW 2nd Ave Delray Beach, FL	3.0	3.5	2335	$4,500	$1.93	24d	1	0.92mi
72 SE 6th Ave Delray Beach, FL	3.0	3.5	2120	$7,000	$3.30	15d	1	0.92mi
72 SE 6th Ave Unit C Delray Beach, FL	3.0	3.5	2120	$7,000	$3.30	24d	1	0.93mi
2300 Florida Blvd Unit D Delray Beach, FL	3.0	2.5	1592	$4,200	$2.64	24d	1	0.94mi
32 SE 2nd Ave Delray Beach, FL	1.0–2.0	1.0–2.0	1230	$4,075	$3.31	2d	10	0.96mi
2312 Spanish Trl Delray Beach, FL	3.0	2.0	2080	$5,000	$2.40	17d	1	0.96mi
24 Marine Way Delray Beach, FL	3.0	3.0	1500	$10,000	$6.67	24d	1	0.99mi
120 S Ocean Blvd Unit 1A Delray Beach, FL	2.0	2.0	1886	$12,500	$6.63	24d	1	1.01mi
450 Egret Cir Delray Beach, FL	2.0–3.0	2.0–2.5	1369	$5,000	$3.65	15d	5	1.01mi
450 Egret Cir Delray Beach, FL	2.0–3.0	2.0–2.5	1369	$5,000	$3.65	17d	3	1.01mi
419 E Atlantic Ave Delray Beach, FL	3.0	2.5	2544	$10,600	$4.17	24d	1	1.02mi
2175 S Ocean Blvd #103 Delray Beach, FL	2.0	2.0	1540	$4,500	$2.92	24d	1	1.05mi
2635 Frederick Blvd Delray Beach, FL	2.0–3.0	2.5	1530	$4,150	$2.71	24d	1	1.15mi
225 NE 1st St #412 Delray Beach, FL	3.0	2.0	1583	$5,000	$3.16	24d	1	1.16mi
225 NE 1st St #207 Delray Beach, FL	3.0	2.0	1770	$6,500	$3.67	4d	1	1.16mi
1000 Lowry St Unit 7E Delray Beach, FL	2.0	2.0	1434	$11,000	$7.67	5d	1	1.18mi

HOA detail

• Monthly dues: $679 · $8,148/yr

Listing history 33 events

1. 2026-06-18
   days on market $820,000 Active 135 DOM
2. 2026-06-17
   days on market $820,000 Active 134 DOM
3. 2026-06-16
   days on market $820,000 Active 133 DOM
4. 2026-06-15
   days on market $820,000 Active 132 DOM
5. 2026-06-13
   days on market $820,000 Active 130 DOM
6. 2026-06-09
   days on market $820,000 Active 126 DOM
7. 2026-06-08
   days on market $820,000 Active 125 DOM
8. 2026-06-07
   days on market $820,000 Active 124 DOM
9. 2026-06-04
   days on market $820,000 Active 121 DOM
10. 2026-06-03
    days on market $820,000 Active 120 DOM
11. 2026-06-02
    days on market $820,000 Active 119 DOM
12. 2026-06-01
    days on market $820,000 Active 118 DOM
13. 2026-05-31
    days on market $820,000 Active 117 DOM
14. 2026-05-22
    price $820,000
15. 2026-04-22
    price $825,000
16. 2026-04-16
    status Active
17. 2026-04-14
    historical Active Under Contract
18. 2026-03-14
    price $850,000
19. 2026-02-03
    listed $879,000 Active
20. 2021-01-08
    soldstatus $460,000
21. 2020-11-30
    soldstatus $460,000 Closed 770-char remark

    Show marketing remark (770 chars)

    Stunning corner townhome in the perfect Delray Beach location, providing spectacular sunlight on all three sides. This expansive townhome features hardwoods through, wood kitchen cabinets, stainless steel appiliances, granite countertops, custom window treatments, and open floor plan. 2 generous extended wraparound patios on the 2nd and 3rd floors providing bountiful outdoor space. The home features full sized washer and dryer in the laundry room and an attached 2 car garage. Master suite has walk-in closet and dual sink vanity, separte shower and spa-tub. The Heritage Club is a townhome community just one mile from downtown delray beach, with a park-like atomosphere. Conveniently located to I-95, the new Whole Foods, Trader Joes, Fresh Market, and Target.

22. 2020-07-24
    price $499,000 770-char remark

    Show marketing remark (770 chars)

    Stunning corner townhome in the perfect Delray Beach location, providing spectacular sunlight on all three sides. This expansive townhome features hardwoods through, wood kitchen cabinets, stainless steel appiliances, granite countertops, custom window treatments, and open floor plan. 2 generous extended wraparound patios on the 2nd and 3rd floors providing bountiful outdoor space. The home features full sized washer and dryer in the laundry room and an attached 2 car garage. Master suite has walk-in closet and dual sink vanity, separte shower and spa-tub. The Heritage Club is a townhome community just one mile from downtown delray beach, with a park-like atomosphere. Conveniently located to I-95, the new Whole Foods, Trader Joes, Fresh Market, and Target.

23. 2020-05-26
    listed $505,000 Active 770-char remark

    Show marketing remark (770 chars)

    Stunning corner townhome in the perfect Delray Beach location, providing spectacular sunlight on all three sides. This expansive townhome features hardwoods through, wood kitchen cabinets, stainless steel appiliances, granite countertops, custom window treatments, and open floor plan. 2 generous extended wraparound patios on the 2nd and 3rd floors providing bountiful outdoor space. The home features full sized washer and dryer in the laundry room and an attached 2 car garage. Master suite has walk-in closet and dual sink vanity, separte shower and spa-tub. The Heritage Club is a townhome community just one mile from downtown delray beach, with a park-like atomosphere. Conveniently located to I-95, the new Whole Foods, Trader Joes, Fresh Market, and Target.

24. 2017-06-06
    soldstatus $410,000
25. 2017-05-24
    soldstatus $410,000 Closed 572-char remark

    Show marketing remark (572 chars)

    Charming ''end unit'' 3 story townhome... Rarely available Charleston model is the largest 3 bedroom in the community... 3 bedrooms all feature ensuite full bathrooms and outdoor living space on each of three stories... The charleston model features wrap around balconies for enjoying the beautiful weather! The Heritage club also features sidewalks and a true ''neighborhood feel'' in the east Delray beach area. Community pool is heated. Located in the ''Delray Downtowner'' district. Air Conditioner is about a year old. Dining Room light fixture excluded from sale.

26. 2017-05-13
    status Pending 572-char remark

    Show marketing remark (572 chars)

    Charming ''end unit'' 3 story townhome... Rarely available Charleston model is the largest 3 bedroom in the community... 3 bedrooms all feature ensuite full bathrooms and outdoor living space on each of three stories... The charleston model features wrap around balconies for enjoying the beautiful weather! The Heritage club also features sidewalks and a true ''neighborhood feel'' in the east Delray beach area. Community pool is heated. Located in the ''Delray Downtowner'' district. Air Conditioner is about a year old. Dining Room light fixture excluded from sale.

27. 2017-04-29
    historical Active Under Contract 572-char remark

    Show marketing remark (572 chars)

    Charming ''end unit'' 3 story townhome... Rarely available Charleston model is the largest 3 bedroom in the community... 3 bedrooms all feature ensuite full bathrooms and outdoor living space on each of three stories... The charleston model features wrap around balconies for enjoying the beautiful weather! The Heritage club also features sidewalks and a true ''neighborhood feel'' in the east Delray beach area. Community pool is heated. Located in the ''Delray Downtowner'' district. Air Conditioner is about a year old. Dining Room light fixture excluded from sale.

28. 2017-04-05
    price $430,000 572-char remark

    Show marketing remark (572 chars)

    Charming ''end unit'' 3 story townhome... Rarely available Charleston model is the largest 3 bedroom in the community... 3 bedrooms all feature ensuite full bathrooms and outdoor living space on each of three stories... The charleston model features wrap around balconies for enjoying the beautiful weather! The Heritage club also features sidewalks and a true ''neighborhood feel'' in the east Delray beach area. Community pool is heated. Located in the ''Delray Downtowner'' district. Air Conditioner is about a year old. Dining Room light fixture excluded from sale.

29. 2017-03-23
    price $449,000 572-char remark

    Show marketing remark (572 chars)

    Charming ''end unit'' 3 story townhome... Rarely available Charleston model is the largest 3 bedroom in the community... 3 bedrooms all feature ensuite full bathrooms and outdoor living space on each of three stories... The charleston model features wrap around balconies for enjoying the beautiful weather! The Heritage club also features sidewalks and a true ''neighborhood feel'' in the east Delray beach area. Community pool is heated. Located in the ''Delray Downtowner'' district. Air Conditioner is about a year old. Dining Room light fixture excluded from sale.

30. 2017-03-10
    status Active 572-char remark

    Show marketing remark (572 chars)

    Charming ''end unit'' 3 story townhome... Rarely available Charleston model is the largest 3 bedroom in the community... 3 bedrooms all feature ensuite full bathrooms and outdoor living space on each of three stories... The charleston model features wrap around balconies for enjoying the beautiful weather! The Heritage club also features sidewalks and a true ''neighborhood feel'' in the east Delray beach area. Community pool is heated. Located in the ''Delray Downtowner'' district. Air Conditioner is about a year old. Dining Room light fixture excluded from sale.

31. 2017-03-06
    historical Active Under Contract 572-char remark

    Show marketing remark (572 chars)

    Charming ''end unit'' 3 story townhome... Rarely available Charleston model is the largest 3 bedroom in the community... 3 bedrooms all feature ensuite full bathrooms and outdoor living space on each of three stories... The charleston model features wrap around balconies for enjoying the beautiful weather! The Heritage club also features sidewalks and a true ''neighborhood feel'' in the east Delray beach area. Community pool is heated. Located in the ''Delray Downtowner'' district. Air Conditioner is about a year old. Dining Room light fixture excluded from sale.

32. 2017-02-03
    price $470,000 572-char remark

    Show marketing remark (572 chars)

    Charming ''end unit'' 3 story townhome... Rarely available Charleston model is the largest 3 bedroom in the community... 3 bedrooms all feature ensuite full bathrooms and outdoor living space on each of three stories... The charleston model features wrap around balconies for enjoying the beautiful weather! The Heritage club also features sidewalks and a true ''neighborhood feel'' in the east Delray beach area. Community pool is heated. Located in the ''Delray Downtowner'' district. Air Conditioner is about a year old. Dining Room light fixture excluded from sale.

33. 2017-01-03
    listed $490,000 Active 572-char remark

    Show marketing remark (572 chars)

    Charming ''end unit'' 3 story townhome... Rarely available Charleston model is the largest 3 bedroom in the community... 3 bedrooms all feature ensuite full bathrooms and outdoor living space on each of three stories... The charleston model features wrap around balconies for enjoying the beautiful weather! The Heritage club also features sidewalks and a true ''neighborhood feel'' in the east Delray beach area. Community pool is heated. Located in the ''Delray Downtowner'' district. Air Conditioner is about a year old. Dining Room light fixture excluded from sale.

ⓘ 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: $8,644 · $720/mo
• Projected year-2 tax: $8,644 · $720/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $89,505
• − Mortgage interest: −$45,933
• − Property taxes: −$8,644
• − Insurance: −$4,100
• − Repairs & maintenance: −$7,160
• − Management: −$7,160
• − HOA: −$8,148
• − Depreciation: −$23,855
• Taxable loss: −$15,495
• Est. tax savings @ 24.0%: +$3,719
• After-tax cash flow: $1,934/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): 12,669
• Household income: $116,115
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 561.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Hispanic 6% Romanian 5% Scotch-Irish 3%
• Foreign-born: 16% · Canada, South Korea
• Languages at home: 85% English-only · French/Haitian/Cajun 7% Spanish 4% Other Indo-European 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: ▼ -362.41%
• Current HPI: 415.6944
• Rent YoY: ▲ 6.87%
• 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

+67.3% since first listed

20 events — show timeline

• 2026-05-22 Price Changed $820,000 Beaches MLS
• 2026-04-22 Price Changed $825,000 Beaches MLS
• 2026-04-16 Relisted — Beaches MLS
• 2026-04-14 Contingent — Beaches MLS
• 2026-03-14 Price Changed $850,000 Beaches MLS
• 2026-02-03 Listed $879,000 Beaches MLS
• 2021-01-08 Sold (Public Records) $460,000 Public Records
• 2020-11-30 Sold (MLS) $460,000 Beaches MLS
• 2020-07-24 Price Changed $499,000 Beaches MLS
• 2020-05-26 Listed $505,000 Beaches MLS
• 2017-06-06 Sold (Public Records) $410,000 Public Records
• 2017-05-24 Sold (MLS) $410,000 Beaches MLS
• 2017-05-13 Pending — Beaches MLS
• 2017-04-29 Contingent — Beaches MLS
• 2017-04-05 Price Changed $430,000 Beaches MLS
• 2017-03-23 Price Changed $449,000 Beaches MLS
• 2017-03-10 Relisted — Beaches MLS
• 2017-03-06 Contingent — Beaches MLS
• 2017-02-03 Price Changed $470,000 Beaches MLS
• 2017-01-03 Listed $490,000 Beaches MLS

Property tax history

+3.9%/yr

Latest (2025): $8,644 · +5.8% YoY. Source: county tax records.