14556 Glenview Dr · Delray Beach, FL 33445

$124,900

1 bd · 1.0 ba · 916 sqft · Land public records · 106 Days on market

Built 1963 3,200 sqft lot $100/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
• 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

Make this charming 2-bedroom home your own and start enjoying the best of South Florida living! It has updated flooring and a newer air conditioner. It comes fully furnished with everything you need; just bring your personal touches and settle right in. Enjoy the oversized sunroom. Outside, you'll find a storage shed and patio. You own the land - keeping association fees extremely low! This welcoming community offers a pool, shuffleboard, and clubhouse. It's a lively, social neighborhood with regular activities. Located in the heart of Delray Beach, this home offers unbeatable convenience. You're just minutes from I-95, the beach and vibrant downtown. Whether you're looking for a seasonal g

Key facts

• 3,200 sq ft lot
• Community pool
• Built 1963

Property features AI

Finance

• HOA & community: Community association with monthly fee of $100; Community amenities include clubhouse, pool, and shuffleboard court; Senior community; Pets allowed (possible restrictions and number limits)

Exterior

• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water available; Sewer available
• Home design: Manufactured home; Single-story; Faces west
• Construction: Metal siding; Resale condition; Built as a manufactured home
• Exterior features: Not waterfront; No waterfront features listed

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Partially furnished; No additional interior features listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $125k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 32% 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 $864 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

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 $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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 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: 1.69% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.93%
• DSCR: 2.02
• GRM: 4.9

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: 14.5%
• Equity multiple: 1.57×
• Total profit: $19,974
• Equity at exit: $18,623

10-year hold

• IRR: 22.3%
• Equity multiple: 2.80×
• Total profit: $62,808
• Equity at exit: $10,799

Cash invested: $34,972 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$655
• Tax from tax record: −$194 /mo · $2,328/yr
• Insurance: −$52
• HOA: −$100
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $668

Break-even live

Break-even rent $1,267

Max offer price $124,900

Occupancy floor 63%

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: $31,225
• Closing costs: $3,747
• 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	$2,450	$2.12	1d	13	0.36mi
4510 NW 2nd St Unit A Delray Beach, FL	2.0	2.0	1080	$1,800	$1.67	24d	1	0.46mi
4515 NW 3rd Ct Unit C Delray Beach, FL	1.0	2.0	1080	$1,900	$1.76	24d	1	0.51mi
14401 S Military Trl Delray Beach, FL	2.0–3.0	1.0–2.0	1094	$2,384	$2.18	2d	8	0.52mi
1155 South Drive Cir Unit A Delray Beach, FL	2.0	2.0	1080	$2,195	$2.03	24d	1	0.52mi
1142 Circle Ter W Unit C Delray Beach, FL	1.0	1.5	1080	$1,700	$1.57	3d	1	0.54mi
212 High Point Ter W Unit C Delray Beach, FL	1.0	1.5	1122	$2,000	$1.78	22d	1	0.60mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	24d	1	0.61mi
5265 NW 3rd St Unit C Delray Beach, FL	1.0	1.5	1080	$2,200	$2.04	24d	1	0.61mi
14629 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,600	$1.50	24d	1	0.69mi
14676 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,775	$1.66	24d	1	0.69mi
405 High Point Blvd Unit C Delray Beach, FL	1.0	1.5	994	$1,500	$1.51	24d	1	0.71mi
512 High Point Dr Unit C Delray Beach, FL	1.0	2.0	994	$2,100	$2.11	19d	1	0.74mi
707 High Point Blvd N Unit C Delray Beach, FL	1.0	1.5	994	$1,600	$1.61	24d	1	0.79mi
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	3d	1	0.85mi
14040 Nesting Way Unit B Delray Beach, FL	1.0	2.0	1092	$1,700	$1.56	24d	1	0.98mi
5349 Lakefront Blvd Unit B Delray Beach, FL	1.0	2.0	1068	$1,800	$1.69	24d	1	0.99mi
13990 Nesting Way Unit C Delray Beach, FL	1.0	2.0	1092	$2,300	$2.11	24d	1	1.00mi
829 Camino Rd Unit 206C Delray Beach, FL	2.0	2.0	1023	$2,400	$2.35	24d	1	1.04mi
829 Camino Rd Delray Beach, FL	2.0	2.0	1023	$2,262	$2.21	24d	2	1.04mi
2828 Casita Way #1020 Delray Beach, FL	2.0	2.0	1023	$2,000	$1.96	20d	1	1.07mi
2828 Casita Way #214 Delray Beach, FL	2.0	2.0	1023	$2,300	$2.25	15d	1	1.08mi
2828 Casita Way Delray Beach, FL	2.0	2.0	1023	$2,248	$2.20	24d	2	1.08mi
13487 Barwick Rd Unit B Delray Beach, FL	2.0	1.5	1092	$3,900	$3.57	24d	1	1.09mi
2900 Fiore Way #2110 Delray Beach, FL	2.0	2.0	1023	$2,385	$2.33	4d	1	1.10mi
5550 Nepsa Way Delray Beach, FL	1.0–3.0	1.0–2.0	1035	$2,164	$2.09	1d	12	1.15mi
2700 Fiore Way #2020 Delray Beach, FL	2.0	2.0	1023	$2,500	$2.44	5d	1	1.17mi
2600 Fiore Way #2140 Delray Beach, FL	2.0	2.0	1023	$2,175	$2.13	3d	1	1.18mi
2500 Fiore Way #109 Delray Beach, FL	1.0	1.5	825	$2,150	$2.61	11d	1	1.21mi
2500 Fiore Way #1110 Delray Beach, FL	2.0	2.0	1023	$1,850	$1.81	24d	1	1.22mi
13682 Via Flora Unit H Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	24d	1	1.23mi
2500 Fiore Way Delray Beach, FL	1.0–2.0	1.5–2.0	874	$1,900	$2.17	17d	2	1.23mi
4809 N Wickham Cir Unit A Delray Beach, FL	2.0	2.0	1028	$2,600	$2.53	24d	1	1.25mi
5600 Atlantic Ave Delray Beach, FL	1.0–3.0	1.0–3.0	1147	$2,062	$1.80	1d	29	1.25mi
14050 Pacific Point Pl Delray Beach, FL	1.0–3.0	1.0–2.0	1033	$2,336	$2.26	2d	22	1.28mi
5299 Copperleaf Cir Delray Beach, FL	2.0	2.0	1070	$2,000	$1.87	24d	1	1.29mi
250 Congress Park Dr Delray Beach, FL	1.0–2.0	1.0–2.0	972	$2,180	$2.24	3d	6	1.31mi
5130 Las Verdes Cir #101 Delray Beach, FL	2.0	2.0	1030	$1,825	$1.77	24d	1	1.33mi
2715 Ponce de Leon Blvd Delray Beach, FL	2.0	1.0	1000	$2,200	$2.20	24d	1	1.33mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: pool

Listing history 30 events

1. 2026-06-18
   days on market $124,900 Active 106 DOM
2. 2026-06-17
   days on market $124,900 Active 105 DOM
3. 2026-06-16
   days on market $124,900 Active 104 DOM
4. 2026-06-15
   days on market $124,900 Active 103 DOM
5. 2026-06-13
   days on market $124,900 Active 101 DOM
6. 2026-06-09
   days on market $124,900 Active 97 DOM
7. 2026-06-08
   days on market $124,900 Active 96 DOM
8. 2026-06-07
   days on market $124,900 Active 95 DOM
9. 2026-06-04
   days on market $124,900 Active 92 DOM
10. 2026-06-03
    days on market $124,900 Active 91 DOM
11. 2026-06-02
    days on market $124,900 Active 90 DOM
12. 2026-06-01
    days on market $124,900 Active 89 DOM
13. 2026-05-31
    days on market $124,900 Active 88 DOM
14. 2026-03-04
    listed $124,900 Active
15. 2026-03-03
    historical $124,900
16. 2025-09-26
    historical
17. 2025-07-16
    listed $124,900 Active
18. 2025-07-15
    historical
19. 2025-06-16
    historical
20. 2025-04-15
    price $124,900
21. 2025-02-27
    price $129,900
22. 2025-01-31
    price $134,900
23. 2025-01-09
    listed $139,900 Active
24. 2023-07-10
    soldstatus $110,000
25. 2023-06-30
    soldstatus $110,000 Closed
26. 2023-06-14
    status Pending
27. 2023-06-14
    listed $110,000 Active
28. 2023-06-09
    historical $110,000
29. 1998-03-12
    soldstatus $29,000
30. 1992-02-28
    soldstatus $17,000

ⓘ 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: $2,328 · $194/mo
• Projected year-2 tax: $2,328 · $194/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 · 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: $25,355
• − Mortgage interest: −$6,996
• − Property taxes: −$2,328
• − Insurance: −$624
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − HOA: −$1,200
• − Depreciation: −$3,633
• Taxable income: $6,516
• Est. tax owed @ 24.0%: −$1,564
• After-tax cash flow: $6,454/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

+634.7% since first listed

17 events — show timeline

• 2026-03-04 Listed $124,900 Beaches MLS
• 2026-03-03 Coming Soon $124,900 Beaches MLS
• 2025-09-26 Listing Removed — Beaches MLS
• 2025-07-16 Listed $124,900 Beaches MLS
• 2025-07-15 Coming Soon — Beaches MLS
• 2025-06-16 Listing Removed — Beaches MLS
• 2025-04-15 Price Changed $124,900 Beaches MLS
• 2025-02-27 Price Changed $129,900 Beaches MLS
• 2025-01-31 Price Changed $134,900 Beaches MLS
• 2025-01-09 Listed $139,900 Beaches MLS
• 2023-07-10 Sold (Public Records) $110,000 Public Records
• 2023-06-30 Sold (MLS) $110,000 Beaches MLS
• 2023-06-14 Pending — Beaches MLS
• 2023-06-14 Listed $110,000 Beaches MLS
• 2023-06-09 Coming Soon $110,000 Beaches MLS
• 1998-03-12 Sold (Public Records) $29,000 Public Records
• 1992-02-28 Sold (Public Records) $17,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,328 · +14.7% YoY. Source: county tax records.