7380 S Oriole Blvd #103 · Delray Beach, FL 33446

$219,000

3 bd · 2.0 ba · 1,599 sqft · Condo public records · 179 Days on market

Built 1989 $846/mo HOA · 28% 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 +17.1/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

The residence features updated flooring in the bedrooms, tile flooring throughout, new luxury vinyl in the primary bedroom. Enjoy tranquil lake views from the screened-in balcony. Covered parking is conveniently located directly in front of the unit. Additional upgrades include a modern ceiling in the main living area, New AC & HWH, newer refrigerator, and a full-size washer and dryer located in the separate laundry room. All windows are hurricane-impact, and the balcony is equipped with accordion shutters for added peace of mind. Huntington Lakes offers an exceptional array of amenities, including indoor and outdoor pools, a clubhouse, tennis courts, & more. Ideally located beh

Key facts

• Covered parking
• Tranquil lake views
• Accordion shutters

Tags

• UPDATED FLOORING
• TRANQUIL LAKE VIEWS
• COVERED PARKING
• HURRICANE-IMPACT WINDOWS
• ACCORDION SHUTTERS
• INDOOR AND OUTDOOR POOLS

Property features AI

Finance

• Other: Senior community
• Financial info: Not a pet-friendly community (pets not allowed)
• HOA & community: Has association; Monthly HOA fee; Association amenities include clubhouse, elevators, pool, tennis courts, pickleball courts, community room, and internet included; HOA covers cable TV, insurance, grounds maintenance, security, water, common areas, and elevator

Exterior

• Parking: Carport (1 space, covered)
• Security: Gated (no guard)
• Utilities: Three-phase electric; Public sewer; Cable available; Sewer available
• Home design: Condominium; Single-story; Faces north; Resale condition
• Construction: Stucco and CBS construction
• Exterior features: Covered patio; Patio; Waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closets; Split bedroom layout; Furnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• Market conditions: Rents flat; 577 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $3,057/mo this rent would consume 46% 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 $3k of equity ($2k loan paydown + $2k 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 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $167k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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. 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.
9. 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.
10. 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: 1.40% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.1%
• Equity multiple: 1.06×
• Total profit: $3,405
• Equity at exit: $71,215

10-year hold

• IRR: 3.8%
• Equity multiple: 1.41×
• Total profit: $25,299
• Equity at exit: $91,954

Cash invested: $61,320 (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: 577
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,057 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$179 /mo · $2,144/yr
• Insurance: −$91
• HOA: −$846
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $151

Break-even live

Break-even rent $2,866

Max offer price $219,000

Occupancy floor 90%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	17d	1	0.08mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	24d	1	0.08mi
15035 Michelangelo Blvd #103 Delray Beach, FL	2.0	2.0	1079	$2,000	$1.85	24d	1	0.17mi
15055 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1158	$2,500	$2.16	22d	2	0.19mi
15015 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,499	$2.02	24d	1	0.20mi
15015 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,499	$2.02	3d	1	0.20mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	2d	1	0.20mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	22d	1	0.20mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	24d	1	0.21mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	12d	1	0.21mi
15005 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1234	$2,731	$2.21	1d	22	0.24mi
15085 Michelangelo Blvd #202 Delray Beach, FL	3.0	2.0	1238	$2,700	$2.18	22d	1	0.25mi
7260 Kinghurst Dr #205 Delray Beach, FL	2.0	2.0	1230	$2,800	$2.28	18d	1	0.31mi
7512 Eagle Point Dr Unit 7512 Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	18d	1	0.31mi
7512 Eagle Point Dr Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	4d	1	0.31mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	7d	2	0.33mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	20d	1	0.33mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	24d	1	0.33mi
7607 Atlantic Ave Delray Beach, FL	1.0–2.0	1.0–2.0	1086	$3,494	$3.22	2d	6	0.34mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	22d	1	0.35mi
7350 Kinghurst Dr Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	15d	1	0.35mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	24d	1	0.35mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	3d	1	0.35mi
14800 Cumberland Dr Delray Beach, FL	2.0	2.0	1321	$4,048	$3.06	5d	4	0.41mi
15426 Fiorenza Cir Delray Beach, FL	2.0	2.0	1883	$3,750	$1.99	7d	1	0.43mi
14828 Golden Jax Ln Unit 8103 Delray Beach, FL	2.0	2.0	1321	$3,949	$2.99	4d	1	0.45mi
14828 Golden Jax Ln Unit 8-105 Radiance Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	15d	1	0.45mi
14828 Golden Jax Ln Unit 6-105 Radiance Delray Beach, FL	2.0	2.0	1321	$4,148	$3.14	16d	1	0.45mi
14509 Sloan Ridge Dr Unit 10-104 Luminosa Delray Beach, FL	3.0	2.0	1328	$3,827	$2.88	24d	1	0.45mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	7d	1	0.46mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	15d	1	0.46mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$2,700	$2.20	18d	2	0.46mi
6813 Moonlit Dr Delray Beach, FL	2.0	2.0	1148	$2,150	$1.87	24d	1	0.47mi
14856 Barletta Way Delray Beach, FL	2.0	2.0	1406	$3,200	$2.28	24d	1	0.50mi
7301 Amberly Ln #304 Delray Beach, FL	2.0	2.0	1080	$1,495	$1.38	7d	1	0.51mi
7657 Lexington Club Blvd Delray Beach, FL	3.0	2.0	1645	$4,500	$2.74	24d	1	0.51mi
14534 Highland Center Way Delray Beach, FL	2.0	2.0	1319	$3,400	$2.58	7d	1	0.55mi
15323 Fiorenza Cir Delray Beach, FL	2.0	2.0	2057	$6,000	$2.92	24d	1	0.57mi
14556 Wiley Range Rd Delray Beach, FL	2.0	2.0	1319	$3,000	$2.27	24d	1	0.59mi
14624 Three Ponds Trl Delray Beach, FL	3.0	2.0	1411	$3,250	$2.30	17d	1	0.60mi

HOA detail condo

• Monthly dues: $846 · $10,152/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-09
   days on market $219,000 Active 179 DOM
2. 2026-06-07
   days on market $219,000 Active 177 DOM
3. 2026-06-04
   days on market $219,000 Active 174 DOM
4. 2026-06-03
   days on market $219,000 Active 173 DOM
5. 2026-06-01
   days on market $219,000 Active 171 DOM
6. 2026-05-31
   days on market $219,000 Active 170 DOM
7. 2026-05-25
   price $219,000
8. 2026-04-20
   price $229,000
9. 2026-02-10
   price $239,000
10. 2025-12-12
    listed $249,000 Active
11. 2025-03-30
    historical
12. 2025-03-01
    status Active
13. 2025-03-01
    historical
14. 2025-02-27
    price $240,000
15. 2025-02-05
    price $250,000
16. 2024-11-25
    price $268,000
17. 2024-11-24
    status Active
18. 2024-11-20
    historical
19. 2024-11-10
    listed $298,000 Active
20. 2023-01-05
    historical
21. 2022-11-21
    listed $325,000 Active
22. 2022-11-15
    historical
23. 2020-11-13
    soldstatus $167,000 Closed
24. 2020-10-11
    historical Active Under Contract
25. 2020-08-27
    listed $179,000 Active
26. 2017-02-10
    soldstatus $165,000
27. 2017-02-06
    soldstatus $165,000 Closed
28. 2017-01-22
    status Pending
29. 2016-11-18
    price $179,000
30. 2016-09-15
    listed $187,500 Active
31. 2016-08-07
    historical
32. 2016-08-05
    listed $192,500 Active
33. 2013-05-11
    soldstatus $120,000
34. 2013-03-21
    soldstatus $120,000
35. 2013-03-12
    historical
36. 2012-10-30
    listed $135,000
37. 2012-10-09
    historical
38. 2011-10-10
    listed $125,000
39. 2009-05-15
    soldstatus $114,000
40. 2009-05-01
    historical
41. 2008-09-18
    listed $122,900

ⓘ 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: $2,144 · $179/mo
• Projected year-2 tax: $2,144 · $179/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $36,688
• − Mortgage interest: −$12,267
• − Property taxes: −$2,144
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,935
• − Management: −$2,935
• − HOA: −$10,152
• − Depreciation: −$6,371
• Taxable loss: −$1,212
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $2,102/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

+78.2% since first listed

35 events — show timeline

• 2026-05-25 Price Changed $219,000 Beaches MLS
• 2026-04-20 Price Changed $229,000 Beaches MLS
• 2026-02-10 Price Changed $239,000 Beaches MLS
• 2025-12-12 Listed $249,000 Beaches MLS
• 2025-03-30 Listing Removed — Beaches MLS
• 2025-03-01 Relisted — Beaches MLS
• 2025-03-01 Listing Removed — Beaches MLS
• 2025-02-27 Price Changed $240,000 Beaches MLS
• 2025-02-05 Price Changed $250,000 Beaches MLS
• 2024-11-25 Price Changed $268,000 Beaches MLS
• 2024-11-24 Relisted — Beaches MLS
• 2024-11-20 Listing Removed — Beaches MLS
• 2024-11-10 Listed $298,000 Beaches MLS
• 2023-01-05 Listing Removed — Beaches MLS
• 2022-11-21 Listed $325,000 Beaches MLS
• 2022-11-15 Coming Soon — Beaches MLS
• 2020-11-13 Sold (MLS) $167,000 Beaches MLS
• 2020-10-11 Contingent — Beaches MLS
• 2020-08-27 Listed $179,000 Beaches MLS
• 2017-02-10 Sold (Public Records) $165,000 Public Records
• 2017-02-06 Sold (MLS) $165,000 Beaches MLS
• 2017-01-22 Pending — Beaches MLS
• 2016-11-18 Price Changed $179,000 Beaches MLS
• 2016-09-15 Listed $187,500 Beaches MLS
• 2016-08-07 Listing Removed — Beaches MLS
• 2016-08-05 Listed $192,500 Beaches MLS
• 2013-05-11 Sold (Public Records) $120,000 Public Records
• 2013-03-21 Sold (MLS) $120,000 Beaches MLS
• 2013-03-12 Listing Removed — Beaches MLS
• 2012-10-30 Listed $135,000 Beaches MLS
• 2012-10-09 Listing Removed — Beaches MLS
• 2011-10-10 Listed $125,000 Beaches MLS
• 2009-05-15 Sold (MLS) $114,000 Beaches MLS
• 2009-05-01 Listing Removed — Beaches MLS
• 2008-09-18 Listed $122,900 Beaches MLS

Property tax history

+4.3%/yr

Latest (2025): $2,144 · +3.5% YoY. Source: county tax records.