14578 Glenview Dr · Delray Beach, FL 33445

$170,000

2 bd · 2.0 ba · 960 sqft · Land public records · 107 Days on market

Built 1999 3,200 sqft lot $110/mo HOA · 5% of rent

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

100% TURN KEY. EVERYTHING STAYS, NO QUESTIONS ASKED. YOU OWN THE LOT, THE HOME, AND ALL OF THE CONTENTS. NEW ROOF, NEW AC, NEW WATER HEATER, HUGE BACK YARD WITH A CABANA, LARGE SHED WITH ELECTRIC, HURRICANE PROTECTION, NICELY UPDATED, WITH A SPACIOUS LIVING AREA RIGHT OFF OF THE LARGE, OPEN KITCHEN. GREAT LOCATION INSIDE OF THE COMMUNITY. CLOSE TO THE POOL! MOTIVATED

Key facts

• 3,200 sq ft lot
• Community pool
• Built 1999

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info:
• HOA & community: Has association; Monthly association fee of $110; Association includes cable TV, water, and common area maintenance; Community amenities: clubhouse, pool, picnic area, shuffleboard court, manager on site; Senior community

Exterior

• Parking:
• Security:
• Utilities: Three-phase electric
• Home design: Manufactured home; Single-story; Resale property; Faces southwest
• Construction: Modular construction; Composition/shingle roof; Slab foundation; Built as a single-story with approximately 960 square feet of living area
• Exterior features: Open porch; Porch; Cabana; Shed(s); Not waterfront

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup; Laundry area accessible from inside and outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $170k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Banyan Creek Elementary School (math 62% / reading 64%, grade B, #582 of 2,144 statewide, top 28%, 844 students, 51% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools at 55% FRL track the district average.
• 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 24d 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 35% 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 $5k 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 $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $103k; list at $170k implies a 65% 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 $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.35% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.05%
• DSCR: 1.71
• GRM: 6.2

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $10,360
• Equity at exit: $25,348

10-year hold

• IRR: 14.0%
• Equity multiple: 2.06×
• Total profit: $50,668
• Equity at exit: $14,698

Cash invested: $47,600 (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 33445

• Rents YoY: 1.8%
• Active inventory: 354
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,295 high
• Mortgage (P&I): −$891
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$71
• HOA: −$110
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $637

Break-even live

Break-even rent $1,489

Max offer price $170,000

Occupancy floor 67%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Via D Este Delray Beach, FL	1.0–3.0	1.0–2.0	1156	$3,290	$2.85	1d	13	0.34mi
4510 NW 2nd St Unit A Delray Beach, FL	2.0	2.0	1080	$1,800	$1.67	24d	1	0.52mi
14401 S Military Trl Delray Beach, FL	2.0–3.0	1.0–2.0	1094	$2,384	$2.18	1d	8	0.54mi
1155 South Drive Cir Unit A Delray Beach, FL	2.0	2.0	1080	$2,195	$2.03	24d	1	0.57mi
4515 NW 3rd Ct Unit C Delray Beach, FL	1.0	2.0	1080	$1,900	$1.76	24d	1	0.58mi
212 High Point Ter W Unit C Delray Beach, FL	1.0	1.5	1122	$2,000	$1.78	21d	1	0.59mi
1142 Circle Ter W Unit C Delray Beach, FL	1.0	1.5	1080	$1,700	$1.57	2d	1	0.59mi
5265 NW 3rd St Unit C Delray Beach, FL	1.0	1.5	1080	$2,200	$2.04	24d	1	0.66mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	24d	1	0.67mi
14676 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,775	$1.66	24d	1	0.71mi
14629 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,600	$1.50	24d	1	0.71mi
405 High Point Blvd Unit C Delray Beach, FL	1.0	1.5	994	$1,500	$1.51	24d	1	0.72mi
512 High Point Dr Unit C Delray Beach, FL	1.0	2.0	994	$2,100	$2.11	19d	1	0.77mi
707 High Point Blvd N Unit C Delray Beach, FL	1.0	1.5	994	$1,600	$1.61	24d	1	0.82mi
14484 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,700	$1.59	24d	1	0.84mi
2755 W Atlantic Ave Unit A101 Delray Beach, FL	1.0	1.0	672	$1,800	$2.68	2d	1	0.84mi
829 Camino Rd Unit 206C Delray Beach, FL	2.0	2.0	1023	$2,400	$2.35	24d	1	0.98mi
829 Camino Rd Delray Beach, FL	2.0	2.0	1023	$2,262	$2.21	24d	2	0.98mi
2828 Casita Way #1020 Delray Beach, FL	2.0	2.0	1023	$2,000	$1.96	20d	1	1.01mi
14040 Nesting Way Unit B Delray Beach, FL	1.0	2.0	1092	$1,700	$1.56	24d	1	1.02mi
5349 Lakefront Blvd Unit B Delray Beach, FL	1.0	2.0	1068	$1,800	$1.69	24d	1	1.02mi
2828 Casita Way #214 Delray Beach, FL	2.0	2.0	1023	$2,300	$2.25	15d	1	1.02mi
2828 Casita Way Delray Beach, FL	2.0	2.0	1023	$2,248	$2.20	24d	2	1.02mi
13990 Nesting Way Unit C Delray Beach, FL	1.0	2.0	1092	$2,300	$2.11	24d	1	1.04mi
2900 Fiore Way #2110 Delray Beach, FL	2.0	2.0	1023	$2,385	$2.33	3d	1	1.05mi
2700 Fiore Way #2020 Delray Beach, FL	2.0	2.0	1023	$2,500	$2.44	5d	1	1.11mi
2600 Fiore Way #2140 Delray Beach, FL	2.0	2.0	1023	$2,175	$2.13	3d	1	1.13mi
13487 Barwick Rd Unit B Delray Beach, FL	2.0	1.5	1092	$3,900	$3.57	24d	1	1.16mi
2500 Fiore Way #109 Delray Beach, FL	1.0	1.5	825	$2,150	$2.61	11d	1	1.16mi
2500 Fiore Way #1110 Delray Beach, FL	2.0	2.0	1023	$1,850	$1.81	24d	1	1.17mi
5550 Nepsa Way Delray Beach, FL	1.0–3.0	1.0–2.0	1035	$2,776	$2.68	1d	12	1.17mi
2500 Fiore Way Delray Beach, FL	1.0–2.0	1.5–2.0	874	$2,150	$2.46	17d	2	1.18mi
5600 Atlantic Ave Delray Beach, FL	1.0–3.0	1.0–3.0	1147	$3,030	$2.64	1d	29	1.23mi
5299 Copperleaf Cir Delray Beach, FL	2.0	2.0	1070	$2,000	$1.87	24d	1	1.24mi
13682 Via Flora Unit H Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	24d	1	1.27mi
5130 Las Verdes Cir #101 Delray Beach, FL	2.0	2.0	1030	$1,825	$1.77	24d	1	1.27mi
2715 Ponce de Leon Blvd Delray Beach, FL	2.0	1.0	1000	$2,200	$2.20	24d	1	1.28mi
250 Congress Park Dr Delray Beach, FL	1.0–2.0	1.0–2.0	972	$2,950	$3.03	3d	6	1.28mi
2731 Knight Ln Delray Beach, FL	2.0	2.0	1050	$2,650	$2.52	24d	1	1.29mi
14050 Pacific Point Pl Delray Beach, FL	1.0–3.0	1.0–2.0	1033	$2,758	$2.67	1d	22	1.31mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: waterelectricpool

Listing history 21 events

1. 2026-06-18
   days on market $170,000 Active 107 DOM
2. 2026-06-17
   days on market $170,000 Active 106 DOM
3. 2026-06-16
   days on market $170,000 Active 105 DOM
4. 2026-06-15
   days on market $170,000 Active 104 DOM
5. 2026-06-13
   days on market $170,000 Active 102 DOM
6. 2026-06-09
   days on market $170,000 Active 98 DOM
7. 2026-06-08
   days on market $170,000 Active 97 DOM
8. 2026-06-07
   days on market $170,000 Active 96 DOM
9. 2026-06-04
   days on market $170,000 Active 93 DOM
10. 2026-06-03
    days on market $170,000 Active 92 DOM
11. 2026-06-02
    days on market $170,000 Active 91 DOM
12. 2026-06-01
    days on market $170,000 Active 90 DOM
13. 2026-05-31
    days on market $170,000 Active 89 DOM
14. 2026-03-03
    listed $170,000 Active
15. 2026-02-10
    historical $170,000
16. 2018-04-24
    soldstatus $103,000
17. 2018-04-16
    soldstatus $104,000 Closed 369-char remark

    Show marketing remark (369 chars)

    100% TURN KEY. EVERYTHING STAYS, NO QUESTIONS ASKED. YOU OWN THE LOT, THE HOME, AND ALL OF THE CONTENTS. NEW ROOF, NEW AC, NEW WATER HEATER, HUGE BACK YARD WITH A CABANA, LARGE SHED WITH ELECTRIC, HURRICANE PROTECTION, NICELY UPDATED, WITH A SPACIOUS LIVING AREA RIGHT OFF OF THE LARGE, OPEN KITCHEN. GREAT LOCATION INSIDE OF THE COMMUNITY. CLOSE TO THE POOL! MOTIVATED

18. 2018-03-23
    status Pending 369-char remark

    Show marketing remark (369 chars)

    100% TURN KEY. EVERYTHING STAYS, NO QUESTIONS ASKED. YOU OWN THE LOT, THE HOME, AND ALL OF THE CONTENTS. NEW ROOF, NEW AC, NEW WATER HEATER, HUGE BACK YARD WITH A CABANA, LARGE SHED WITH ELECTRIC, HURRICANE PROTECTION, NICELY UPDATED, WITH A SPACIOUS LIVING AREA RIGHT OFF OF THE LARGE, OPEN KITCHEN. GREAT LOCATION INSIDE OF THE COMMUNITY. CLOSE TO THE POOL! MOTIVATED

19. 2018-03-10
    price $100,000 369-char remark

    Show marketing remark (369 chars)

    100% TURN KEY. EVERYTHING STAYS, NO QUESTIONS ASKED. YOU OWN THE LOT, THE HOME, AND ALL OF THE CONTENTS. NEW ROOF, NEW AC, NEW WATER HEATER, HUGE BACK YARD WITH A CABANA, LARGE SHED WITH ELECTRIC, HURRICANE PROTECTION, NICELY UPDATED, WITH A SPACIOUS LIVING AREA RIGHT OFF OF THE LARGE, OPEN KITCHEN. GREAT LOCATION INSIDE OF THE COMMUNITY. CLOSE TO THE POOL! MOTIVATED

20. 2018-02-23
    price $110,000 369-char remark

    Show marketing remark (369 chars)

    100% TURN KEY. EVERYTHING STAYS, NO QUESTIONS ASKED. YOU OWN THE LOT, THE HOME, AND ALL OF THE CONTENTS. NEW ROOF, NEW AC, NEW WATER HEATER, HUGE BACK YARD WITH A CABANA, LARGE SHED WITH ELECTRIC, HURRICANE PROTECTION, NICELY UPDATED, WITH A SPACIOUS LIVING AREA RIGHT OFF OF THE LARGE, OPEN KITCHEN. GREAT LOCATION INSIDE OF THE COMMUNITY. CLOSE TO THE POOL! MOTIVATED

21. 2018-02-09
    listed $120,000 Active 369-char remark

    Show marketing remark (369 chars)

    100% TURN KEY. EVERYTHING STAYS, NO QUESTIONS ASKED. YOU OWN THE LOT, THE HOME, AND ALL OF THE CONTENTS. NEW ROOF, NEW AC, NEW WATER HEATER, HUGE BACK YARD WITH A CABANA, LARGE SHED WITH ELECTRIC, HURRICANE PROTECTION, NICELY UPDATED, WITH A SPACIOUS LIVING AREA RIGHT OFF OF THE LARGE, OPEN KITCHEN. GREAT LOCATION INSIDE OF THE COMMUNITY. CLOSE TO THE POOL! MOTIVATED

ⓘ 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: $1,247 · $104/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$164/yr (+$14/mo · 13.1%)

ⓘ 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 9/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,537
• − Mortgage interest: −$9,523
• − Property taxes: −$1,247
• − Insurance: −$850
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − HOA: −$1,320
• − Depreciation: −$4,945
• Taxable income: $5,245
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $6,380/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

+41.7% since first listed

8 events — show timeline

• 2026-03-03 Listed $170,000 Beaches MLS
• 2026-02-10 Coming Soon $170,000 Beaches MLS
• 2018-04-24 Sold (Public Records) $103,000 Public Records
• 2018-04-16 Sold (MLS) $104,000 Beaches MLS
• 2018-03-23 Pending — Beaches MLS
• 2018-03-10 Price Changed $100,000 Beaches MLS
• 2018-02-23 Price Changed $110,000 Beaches MLS
• 2018-02-09 Listed $120,000 Beaches MLS

Property tax history

+0.7%/yr

Latest (2025): $1,247 · +15.7% YoY. Source: county tax records.