2686 NW 7th Ct Unit C · Delray Beach, FL 33445

$215,000

2 bd · 2.5 ba · 1,384 sqft · Townhouse public records · 93 Days on market

Built 1979 $632/mo HOA · 20% 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 +19.5/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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

SHOWS BEAUTIFULLY MOTIVATED SELLERS 2BR 2 1/2BATH TOWNHOUSE W/PRIVATE COURTYD ENTRY-ALL NEUTRAL TILE,CABINETS,NEW A/C,WATER HTR,SINKS,APPLS. FURNITURE IS BEAUTIFUL,SOLD SEPARATE.MAKE OFFER!STEPS TO POOL + CLUBHOUSE.

Key facts

• $632 HOA
• Parking
• Built 1979

Property features AI

Finance

• Financial info: Pets allowed (restrictions on number and size)
• HOA & community: HOA with monthly fee; Monthly HOA fee includes cable TV, internet, security, common areas, and roof repairs; Community amenities: clubhouse, fitness center, tennis courts, pickleball courts, gated community

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space
• Security: Gated community with guard; Security guard
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Townhouse; Two stories; Resale property; Faces east
• Construction: Built with CBS construction; Wood roof; Builder model: SAGINAW
• Exterior features: Covered patio; Screened patio; Patio

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: No main-level bedrooms (two-story unit)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total); One bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Furnished: negotiable
• Laundry & utility: Laundry inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• 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 25d 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 $3,105/mo this rent would consume 48% of the median local household income ($78k/yr) (locally 1649% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 93 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $215k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 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. 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: 1.44% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 5.8

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-22,439
• Equity at exit: $32,057

10-year hold

• IRR: -3.2%
• Equity multiple: 0.80×
• Total profit: $-12,038
• Equity at exit: $18,589

Cash invested: $60,200 (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: 5.8×

Monthly cashflow live

• Estimated rent: $3,105 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$360 /mo · $4,325/yr
• Insurance: −$90
• HOA: −$632
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $244

Break-even live

Break-even rent $2,797

Max offer price $215,000

Occupancy floor 87%

Sensitivity live

Price	-10% $365	-5% $305	+0% $244	+5% $183	+10% $122
Rent	-10% $-2	-5% $121	+0% $244	+5% $366	+10% $489
Rate	-1.0pp $352	-0.5pp $298	base $244	+0.5pp $188	+1.0pp $131

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2712 Lake Ida Rd Delray Beach, FL	3.0	2.0	1604	$4,000	$2.49	8d	1	0.02mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	25d	1	0.05mi
2941 Angler Dr Delray Beach, FL	3.0	2.0	1578	$5,000	$3.17	25d	1	0.10mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	25d	1	0.19mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	18d	1	0.24mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	25d	1	0.24mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	8d	1	0.37mi
328 W Coral Trace Cir Delray Beach, FL	3.0	2.5	1632	$3,500	$2.14	22d	1	0.38mi
328 W Coral Trace Cir Unit 328 Delray Beach, FL	3.0	2.5	1632	$3,500	$2.14	11d	1	0.38mi
2583 NW 13th St Delray Beach, FL	2.0	2.0	1466	$2,600	$1.77	18d	1	0.40mi
315 Coral Trace Ln Delray Beach, FL	3.0	2.0	1576	$3,800	$2.41	8d	1	0.44mi
775 North Dr Unit A Delray Beach, FL	2.0	2.0	1175	$2,000	$1.70	11d	1	0.45mi
500 N Congress Ave Delray Beach, FL	2.0–3.0	1.0–2.0	989	$2,295	$2.32	2d	6	0.46mi
945 Sunflower Ave Delray Beach, FL	3.0	2.0	1755	$4,500	$2.56	8d	1	0.49mi
3996 NW 7th Ct Delray Beach, FL	3.0	2.0	1480	$5,000	$3.38	25d	1	0.50mi
227 Coral Trace Ln Unit 227 Delray Beach, FL	2.0	2.0	1376	$3,100	$2.25	25d	1	0.51mi
707 High Point Blvd N Unit C Delray Beach, FL	1.0	1.5	994	$1,600	$1.61	25d	1	0.51mi
3935 Village Dr Delray Beach, FL	3.0	3.0	1326	$2,700	$2.04	5d	1	0.55mi
3935 Village Dr Unit A Delray Beach, FL	3.0	3.0	1326	$2,700	$2.04	8d	1	0.55mi
2480 S Coral Trace Cir Delray Beach, FL	2.0	2.0	1379	$2,900	$2.10	8d	1	0.55mi
2450 S Coral Trace Cir Delray Beach, FL	3.0	2.0	1576	$2,975	$1.89	25d	1	0.57mi
4110 NW 10th St Delray Beach, FL	3.0	2.5	1839	$4,500	$2.45	25d	1	0.61mi
2513 Coral Trace Pl Delray Beach, FL	3.0	2.5	1632	$3,500	$2.14	25d	1	0.61mi
1142 Circle Ter W Unit C Delray Beach, FL	1.0	1.5	1080	$1,700	$1.57	3d	1	0.62mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	25d	1	0.63mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	12d	1	0.63mi
1155 South Drive Cir Unit A Delray Beach, FL	2.0	2.0	1080	$2,195	$2.03	25d	1	0.63mi
512 High Point Dr Unit C Delray Beach, FL	1.0	2.0	994	$2,100	$2.11	20d	1	0.63mi
1630 NW 22nd Ave Delray Beach, FL	3.0	2.0	1560	$4,200	$2.69	25d	1	0.64mi
1440 NW 20th Ave #104 Delray Beach, FL	2.0	2.0	1335	$2,650	$1.99	14d	1	0.70mi
405 High Point Blvd Unit C Delray Beach, FL	1.0	1.5	994	$1,500	$1.51	25d	1	0.73mi
4310 Village Dr Unit D Delray Beach, FL	3.0	3.0	1326	$2,600	$1.96	25d	1	0.75mi
1225 E Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,700	$2.17	25d	1	0.75mi
1770 NW 22nd Ave Delray Beach, FL	3.0	2.0	1850	$7,000	$3.78	17d	1	0.76mi
1441 NW 19th Ter #201 Delray Beach, FL	2.0	2.0	1148	$2,250	$1.96	25d	1	0.76mi
1551 NW 20th Ave #102 Delray Beach, FL	2.0	2.0	1148	$1,995	$1.74	25d	1	0.78mi
1860 NW 13th St #201 Delray Beach, FL	2.0	2.0	1335	$2,800	$2.10	25d	1	0.79mi
1520 NW 19th Ter #203 Delray Beach, FL	2.0	2.0	1335	$2,200	$1.65	25d	1	0.79mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	25d	1	0.79mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	5d	1	0.79mi

HOA detail

• Monthly dues: $632 · $7,584/yr
• Likely covers: waterpool

Listing history 25 events

1. 2026-06-18
   days on market $215,000 Active 93 DOM
2. 2026-06-17
   days on market $215,000 Active 92 DOM
3. 2026-06-16
   days on market $215,000 Active 91 DOM
4. 2026-06-15
   days on market $215,000 Active 90 DOM
5. 2026-06-13
   days on market $215,000 Active 88 DOM
6. 2026-06-09
   days on market $215,000 Active 84 DOM
7. 2026-06-08
   days on market $215,000 Active 83 DOM
8. 2026-06-07
   pricedays on market $215,000 Active 82 DOM
9. 2026-06-04
   days on market $230,000 Active 79 DOM
10. 2026-06-03
    days on market $230,000 Active 78 DOM
11. 2026-06-02
    days on market $230,000 Active 77 DOM
12. 2026-06-01
    days on market $230,000 Active 76 DOM
13. 2026-05-31
    days on market $230,000 Active 75 DOM
14. 2026-04-22
    price $230,000
15. 2026-03-17
    listed $250,000 Active
16. 2026-02-18
    historical $3,000
17. 2025-08-22
    listed $3,000
18. 2004-05-04
    soldstatus $90,000
19. 2002-04-29
    soldstatus $80,000 215-char remark

    Show marketing remark (215 chars)

    SHOWS BEAUTIFULLY MOTIVATED SELLERS 2BR 2 1/2BATH TOWNHOUSE W/PRIVATE COURTYD ENTRY-ALL NEUTRAL TILE,CABINETS,NEW A/C,WATER HTR,SINKS,APPLS. FURNITURE IS BEAUTIFUL,SOLD SEPARATE.MAKE OFFER!STEPS TO POOL + CLUBHOUSE.

20. 2002-04-29
    soldstatus $80,000

    Show marketing remark (215 chars)

    SHOWS BEAUTIFULLY MOTIVATED SELLERS 2BR 2 1/2BATH TOWNHOUSE W/PRIVATE COURTYD ENTRY-ALL NEUTRAL TILE,CABINETS,NEW A/C,WATER HTR,SINKS,APPLS. FURNITURE IS BEAUTIFUL,SOLD SEPARATE.MAKE OFFER!STEPS TO POOL + CLUBHOUSE.

21. 2002-02-15
    historical 215-char remark

    Show marketing remark (215 chars)

    SHOWS BEAUTIFULLY MOTIVATED SELLERS 2BR 2 1/2BATH TOWNHOUSE W/PRIVATE COURTYD ENTRY-ALL NEUTRAL TILE,CABINETS,NEW A/C,WATER HTR,SINKS,APPLS. FURNITURE IS BEAUTIFUL,SOLD SEPARATE.MAKE OFFER!STEPS TO POOL + CLUBHOUSE.

22. 2001-12-31
    listed $80,000 215-char remark

    Show marketing remark (215 chars)

    SHOWS BEAUTIFULLY MOTIVATED SELLERS 2BR 2 1/2BATH TOWNHOUSE W/PRIVATE COURTYD ENTRY-ALL NEUTRAL TILE,CABINETS,NEW A/C,WATER HTR,SINKS,APPLS. FURNITURE IS BEAUTIFUL,SOLD SEPARATE.MAKE OFFER!STEPS TO POOL + CLUBHOUSE.

23. 2000-04-19
    historical
24. 1999-12-18
    listed $75,000
25. 1986-05-01
    soldstatus $62,000

ⓘ 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: $4,325 · $360/mo
• Projected year-2 tax: $4,325 · $360/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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: $37,264
• − Mortgage interest: −$12,043
• − Property taxes: −$4,325
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,981
• − Management: −$2,981
• − HOA: −$7,584
• − Depreciation: −$6,255
• Taxable income: $20
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $2,920/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

+271.0% since first listed

12 events — show timeline

• 2026-04-22 Price Changed $230,000 Beaches MLS
• 2026-03-17 Listed $250,000 Beaches MLS
• 2026-02-18 Rental Removed $3,000 RMLSFL
• 2025-08-22 Listed for Rent $3,000 RMLSFL
• 2004-05-04 Sold (Public Records) $90,000 Public Records
• 2002-04-29 Sold (Public Records) $80,000 Public Records
• 2002-04-29 Sold (MLS) $80,000 Beaches MLS
• 2002-02-15 Listing Removed — Beaches MLS
• 2001-12-31 Listed $80,000 Beaches MLS
• 2000-04-19 Listing Removed — Beaches MLS
• 1999-12-18 Listed $75,000 Beaches MLS
• 1986-05-01 Sold (Public Records) $62,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,325 · +9.1% YoY. Source: county tax records.