4755 NW 3rd Ct Unit C · Delray Beach, FL 33445

$145,000

1 bd · 1.5 ba · 1,200 sqft · Condo public records · 78 Days on market

Built 1979 $502/mo HOA · 23% of rent

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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 +20.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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

Spacious one bedroom two full bathroom unit in an active 55+ community. Located right next to the clubhouse, pool, and tennis courts. Furniture in pictures remains in unit. Attached shared laundry room in the back. Updated appliances.

Key facts

• $502 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Senior community
• Financial info: Pets not allowed; Tax information available
• HOA & community: Has association (HighPoint Section 7); Monthly HOA fee; Association amenities: clubhouse, laundry, management/manager on site, street lights; HOA fee includes cable, internet, grounds maintenance, sewer, trash, water, common areas, reserve funds, roof repairs, recreation facility, pool service

Exterior

• Parking: One open/common parking space
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; One-story; Resale property; Faces south
• Construction: CBS construction; Shingle roof; Slab foundation; Built area about 1,040 (per public records)
• Exterior features: Asphalt road surface; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Kitchen island; Walk-in closet(s); Blinds on windows
• Laundry & utility: Shared/onsite laundry (association amenity)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• 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 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 78 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $54k; list at $145k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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: 1.50% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 5.6

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-14,065
• Equity at exit: $21,620

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-5,981
• Equity at exit: $12,537

Cash invested: $40,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$760
• Tax from tax record: −$211 /mo · $2,533/yr
• Insurance: −$60
• HOA: −$502
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $182

Break-even live

Break-even rent $1,942

Max offer price $145,000

Occupancy floor 87%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4510 NW 2nd St Unit A Delray Beach, FL	2.0	2.0	1080	$1,800	$1.67	24d	1	0.12mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	24d	1	0.12mi
4515 NW 3rd Ct Unit C Delray Beach, FL	1.0	2.0	1080	$1,900	$1.76	24d	1	0.22mi
5265 NW 3rd St Unit C Delray Beach, FL	1.0	1.5	1080	$2,200	$2.04	24d	1	0.29mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	5d	1	0.40mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	24d	1	0.40mi
5030 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1287	$1,700	$1.32	24d	1	0.45mi
5093 Privet Pl Unit A-1 Delray Beach, FL	2.0	2.0	1220	$2,350	$1.93	24d	1	0.48mi
5061 Nesting Way Unit D Delray Beach, FL	2.0	2.0	1255	$2,400	$1.91	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
5126 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,500	$2.11	20d	1	0.55mi
5200 Privet Pl Unit C Delray Beach, FL	2.0	2.0	1457	$1,850	$1.27	24d	1	0.55mi
5169 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,300	$1.94	24d	1	0.56mi
1142 Circle Ter W Unit C Delray Beach, FL	1.0	1.5	1080	$1,700	$1.57	2d	1	0.56mi
13487 Barwick Rd Unit B Delray Beach, FL	2.0	1.5	1092	$3,900	$3.57	24d	1	0.57mi
14629 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,600	$1.50	24d	1	0.57mi
5385 Lakefront Blvd Unit A Delray Beach, FL	2.0	2.0	1186	$2,200	$1.85	24d	1	0.57mi
14676 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,775	$1.66	24d	1	0.57mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	12d	1	0.60mi
1155 South Drive Cir Unit A Delray Beach, FL	2.0	2.0	1080	$2,195	$2.03	24d	1	0.60mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	24d	1	0.60mi
13990 Nesting Way Unit C Delray Beach, FL	1.0	2.0	1092	$2,300	$2.11	24d	1	0.61mi
13419 Noble Dr Delray Beach, FL	2.0	2.0	1410	$3,600	$2.55	17d	1	0.63mi
14040 Nesting Way Unit B Delray Beach, FL	1.0	2.0	1092	$1,700	$1.56	24d	1	0.64mi
4809 N Wickham Cir Unit A Delray Beach, FL	2.0	2.0	1028	$2,600	$2.53	24d	1	0.67mi
5349 Lakefront Blvd Unit B Delray Beach, FL	1.0	2.0	1068	$1,800	$1.69	24d	1	0.73mi
14139 Nesting Way Unit A Delray Beach, FL	2.0	2.0	1255	$2,200	$1.75	11d	1	0.73mi
13682 Via Flora Unit H Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	24d	1	0.82mi
5462 Via Delray #123 Delray Beach, FL	2.0	2.0	1200	$2,700	$2.25	20d	1	0.84mi
14484 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,700	$1.59	24d	1	0.85mi
125 Via D Este Delray Beach, FL	1.0–3.0	1.0–2.0	1156	$2,450	$2.12	1d	13	0.86mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	17d	1	0.88mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	24d	1	0.88mi
5550 Nepsa Way Delray Beach, FL	1.0–3.0	1.0–2.0	1035	$2,164	$2.09	1d	12	0.91mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	24d	1	0.91mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	15d	1	0.91mi
707 High Point Blvd N Unit C Delray Beach, FL	1.0	1.5	994	$1,600	$1.61	24d	1	0.93mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	24d	1	0.94mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	5d	1	0.94mi
775 North Dr Unit A Delray Beach, FL	2.0	2.0	1175	$2,000	$1.70	10d	1	0.95mi

HOA detail condo

• Monthly dues: $502 · $6,024/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $145,000 Active 78 DOM
2. 2026-06-17
   days on market $145,000 Active 77 DOM
3. 2026-06-16
   days on market $145,000 Active 76 DOM
4. 2026-06-15
   days on market $145,000 Active 75 DOM
5. 2026-06-13
   days on market $145,000 Active 73 DOM
6. 2026-06-09
   days on market $145,000 Active 69 DOM
7. 2026-06-08
   days on market $145,000 Active 68 DOM
8. 2026-06-07
   days on market $145,000 Active 67 DOM
9. 2026-06-04
   pricedays on market $145,000 Active 64 DOM
10. 2026-06-03
    days on market $149,900 Active 63 DOM
11. 2026-06-02
    days on market $149,900 Active 62 DOM
12. 2026-06-01
    days on market $149,900 Active 61 DOM
13. 2026-05-31
    days on market $149,900 Active 60 DOM
14. 2026-05-12
    price $149,900
15. 2026-03-31
    listed $154,900 Active
16. 2017-10-24
    soldstatus $54,000
17. 2017-10-13
    soldstatus $54,000 Closed 234-char remark

    Show marketing remark (234 chars)

    Spacious one bedroom two full bathroom unit in an active 55+ community. Located right next to the clubhouse, pool, and tennis courts. Furniture in pictures remains in unit. Attached shared laundry room in the back. Updated appliances.

18. 2017-09-01
    status Pending 234-char remark

    Show marketing remark (234 chars)

    Spacious one bedroom two full bathroom unit in an active 55+ community. Located right next to the clubhouse, pool, and tennis courts. Furniture in pictures remains in unit. Attached shared laundry room in the back. Updated appliances.

19. 2017-06-15
    status Active 234-char remark

    Show marketing remark (234 chars)

    Spacious one bedroom two full bathroom unit in an active 55+ community. Located right next to the clubhouse, pool, and tennis courts. Furniture in pictures remains in unit. Attached shared laundry room in the back. Updated appliances.

20. 2017-06-13
    status Pending 234-char remark

    Show marketing remark (234 chars)

    Spacious one bedroom two full bathroom unit in an active 55+ community. Located right next to the clubhouse, pool, and tennis courts. Furniture in pictures remains in unit. Attached shared laundry room in the back. Updated appliances.

21. 2017-05-22
    listed $65,000 Active 234-char remark

    Show marketing remark (234 chars)

    Spacious one bedroom two full bathroom unit in an active 55+ community. Located right next to the clubhouse, pool, and tennis courts. Furniture in pictures remains in unit. Attached shared laundry room in the back. Updated appliances.

22. 1994-04-05
    soldstatus $38,000

ⓘ 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: $2,533 · $211/mo
• Projected year-2 tax: $2,533 · $211/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 9/10 Extreme 7 d/yr ≥106°F today · 25 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: $26,067
• − Mortgage interest: −$8,122
• − Property taxes: −$2,533
• − Insurance: −$725
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − HOA: −$6,024
• − Depreciation: −$4,218
• Taxable income: $273
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,120/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

+294.5% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $149,900 Beaches MLS
• 2026-03-31 Listed $154,900 Beaches MLS
• 2017-10-24 Sold (Public Records) $54,000 Public Records
• 2017-10-13 Sold (MLS) $54,000 Beaches MLS
• 2017-09-01 Pending — Beaches MLS
• 2017-06-15 Relisted — Beaches MLS
• 2017-06-13 Pending — Beaches MLS
• 2017-05-22 Listed $65,000 Beaches MLS
• 1994-04-05 Sold (Public Records) $38,000 Public Records

Property tax history

+17.7%/yr

Latest (2025): $2,533 · -8.5% YoY. Source: county tax records.