7908 Mansfield Hollow Rd · Delray Beach, FL 33446

$435,000

3 bd · 2.5 ba · 1,470 sqft · SingleFamily public records · 16 Days on market

Built 1988 5,987 sqft lot $320/mo HOA · 10% 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 +8.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

Beautifully maintained two-story home with a NEW ROOF, new A/C, IMPACT WINDOWS, and a renovated kitchen complete with stainless steel appliances (refrigerator needed). The home offers a lovely lake view and a large enclosed patio, ideal for additional seating or flexible use. Situated in a desirable 55+ community in Delray Beach, close to Atlantic Avenue, shopping, dining, and the beach.

Key facts

• Lake view
• Renovated kitchen
• New a/c

Tags

• NEW ROOF
• NEW A/C
• IMPACT WINDOWS
• RENOVATED KITCHEN
• LAKE VIEW
• LARGE ENCLOSED PATIO

Property features AI

Finance

• Other: Pets allowed with restrictions; Senior community
• HOA & community: Community association with clubhouse, fitness center, pool, shuffleboard, tennis courts, pickleball courts and street lights; Quarterly HOA fee

Exterior

• Parking: Attached 2-car garage; Driveway; 2 covered parking spaces
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas not available; Sewer connected; Underground utilities; Water available
• Home design: Single family residence; Two stories; Entry level: 1; Faces west
• Construction: CBS construction; Shingle roof; Built as resale property
• Exterior features: Covered patio; Screened patio; Patio; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Entrance foyer; Vaulted ceilings; Wet bar; Walk-in closets; French doors
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $372k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (23.5% below list).
• Recommended offer: $333k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.3% in Delray Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% FRL); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents flat; 584 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $3,329/mo this rent would consume 50% 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 $6k of equity ($3k loan paydown + $3k 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 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($428k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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 $182k; list at $435k implies a 138% 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 $332,902 (23.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.77% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 10.9

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: -4.9%
• Equity multiple: 0.76×
• Total profit: $-29,284
• Equity at exit: $141,455

10-year hold

• IRR: -0.9%
• Equity multiple: 0.90×
• Total profit: $-12,699
• Equity at exit: $182,648

Cash invested: $121,800 (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: 584
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,329 high
• Mortgage (P&I): −$2,281
• Tax from tax record: −$204 /mo · $2,446/yr
• Insurance: −$181
• HOA: −$320
• Vacancy / Maint / Mgmt: −$699
• Net cashflow: $-356

Break-even live

Break-even rent $3,780

Max offer price $372,055

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-233	+0% $-356	+5% $-479	+10% $-603
Rent	-10% $-619	-5% $-488	+0% $-356	+5% $-225	+10% $-93
Rate	-1.0pp $-137	-0.5pp $-246	base $-356	+0.5pp $-469	+1.0pp $-584

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7904 Mansfield Hollow Rd Delray Beach, FL	3.0	2.0	1865	$3,950	$2.12	26d	1	0.01mi
13811 Oneida Dr Unit H2 Delray Beach, FL	2.0	2.0	1078	$2,100	$1.95	26d	1	0.22mi
13851 Oneida Dr Unit D2 Delray Beach, FL	3.0	2.0	1557	$2,850	$1.83	5d	1	0.23mi
13542 Weyburne Dr Delray Beach, FL	3.0	2.0	1727	$3,145	$1.82	23d	1	0.37mi
14131 Rock Salt Rd Delray Beach, FL	3.0	2.0	1490	$4,800	$3.22	1d	1	0.49mi
14131 Rock Salt Rd Delray Beach, FL	3.0	2.0	1490	$4,800	$3.22	3d	1	0.49mi
13916 Viale Elizabeth Unit F Delray Beach, FL	2.0	2.0	989	$3,000	$3.03	26d	1	0.63mi
8085 Tumblestone Ct Delray Beach, FL	2.0	2.0	1076	$2,668	$2.48	4d	1	0.72mi
8085 Tumblestone Ct Delray Beach, FL	3.0	2.0	1242	$2,998	$2.41	3d	1	0.72mi
8085 Tumblestone Ct Delray Beach, FL	2.0	2.0	1097	$2,679	$2.44	26d	1	0.72mi
7301 Amberly Ln #304 Delray Beach, FL	2.0	2.0	1080	$1,495	$1.38	9d	1	0.80mi
14856 Barletta Way Delray Beach, FL	2.0	2.0	1406	$3,200	$2.28	26d	1	0.81mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$2,700	$2.20	20d	2	0.92mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	17d	1	0.92mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	9d	1	0.92mi
7350 Kinghurst Dr Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	17d	1	0.93mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	1d	1	0.93mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	23d	1	0.93mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1153	$3,002	$2.60	4d	1	0.93mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1097	$2,877	$2.62	26d	1	0.93mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1097	$2,892	$2.64	13d	1	0.93mi
7286 Huntington Ln #105 Delray Beach, FL	2.0	2.0	1070	$3,350	$3.13	26d	1	0.95mi
7260 Kinghurst Dr #205 Delray Beach, FL	2.0	2.0	1230	$2,800	$2.28	20d	1	1.03mi
7192 Huntington Ln #307 Delray Beach, FL	2.0	2.0	1070	$3,500	$3.27	20d	1	1.04mi
14307 Bedford Dr #302 Delray Beach, FL	2.0	2.0	990	$2,200	$2.22	26d	1	1.06mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	26d	1	1.10mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	13d	1	1.10mi
14509 Sloan Ridge Dr Unit 10-104 Luminosa Delray Beach, FL	3.0	2.0	1328	$3,827	$2.88	26d	1	1.12mi
14828 Golden Jax Ln Unit 8103 Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	0d	1	1.12mi
14828 Golden Jax Ln Unit 8-105 Radiance Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	16d	1	1.12mi
14828 Golden Jax Ln Unit 6-105 Radiance Delray Beach, FL	2.0	2.0	1321	$4,148	$3.14	18d	1	1.12mi
7076 Huntington Ln #608 Delray Beach, FL	2.0	2.0	1230	$2,600	$2.11	26d	1	1.13mi
14534 Highland Center Way Delray Beach, FL	2.0	2.0	1319	$3,400	$2.58	9d	1	1.18mi
14800 Cumberland Dr Delray Beach, FL	2.0–3.0	2.0	1324	$3,948	$2.98	0d	4	1.21mi
14747 Cumberland Dr #301 Delray Beach, FL	2.0	2.0	1044	$1,900	$1.82	26d	1	1.22mi
14556 Wiley Range Rd Delray Beach, FL	2.0	2.0	1319	$3,000	$2.27	26d	1	1.22mi
6795 Huntington Ln #406 Delray Beach, FL	2.0	2.0	990	$2,500	$2.53	22d	1	1.23mi
6866 Huntington Ln #305 Delray Beach, FL	2.0	2.0	1230	$4,500	$3.66	26d	1	1.23mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	26d	1	1.25mi
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	19d	1	1.25mi

HOA detail

• Monthly dues: $320 · $3,840/yr

Listing history 7 events

1. 2026-05-08
   status Pending
2. 2026-04-22
   listed $435,000 Active
3. 2003-10-30
   soldstatus $182,500
4. 2001-07-26
   historical
5. 2000-02-15
   soldstatus $105,000
6. 1999-08-16
   listed $118,000
7. 1989-01-27
   soldstatus $114,500

ⓘ 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: $2,446 · $204/mo
• Projected year-2 tax: $3,610 · $301/mo
• Expected delta: +$1,165/yr (+$97/mo · 47.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,948
• − Mortgage interest: −$24,367
• − Property taxes: −$2,446
• − Insurance: −$2,175
• − Repairs & maintenance: −$3,196
• − Management: −$3,196
• − HOA: −$3,840
• − Depreciation: −$12,655
• Taxable loss: −$11,925
• Est. tax savings @ 24.0%: +$2,862
• After-tax cash flow: $-1,414/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

+279.9% since first listed

7 events — show timeline

• 2026-05-08 Pending — Beaches MLS
• 2026-04-22 Listed $435,000 Beaches MLS
• 2003-10-30 Sold (Public Records) $182,500 Public Records
• 2001-07-26 Listing Removed — Beaches MLS
• 2000-02-15 Sold (Public Records) $105,000 Public Records
• 1999-08-16 Listed $118,000 Beaches MLS
• 1989-01-27 Sold (Public Records) $114,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,446 · +3.4% YoY. Source: county tax records.