7888 Lexington Club Blvd Unit B · Delray Beach, FL 33446

$269,500

2 bd · 2.0 ba · 1,355 sqft · SingleFamily public records · 79 Days on market

Built 1988 2,518 sqft lot $959/mo HOA · 31% 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• 1% rule +6.5/10.0
• 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
• DSCR +1.4/10.0

Listing remarks

Welcome home to your beautiful new villa in Lexington Club of Delray Beach. This light & bright single story villa features two full bedrooms & bathrooms, an updated kitchen w/ white shaker cabinets, granite countertops, & stainless steel appliances, updated bathrooms, tile & vinyl flooring throughout, accordion hurricane protection, & a glass enclosed patio area w/ access from both the living room & primary bedroom. Lots of storage & closet space throughout, full size washer & dryer, & a lovely garden view from the patio. Lexington Club is a premier 55+ gated community w/ a beautiful clubhouse w/ community room, pool, hot tub, pickle ball,

Key facts

• Gated community
• Fitness center
• Glass enclosed patio

Tags

• UPDATED KITCHEN
• ACCORDION HURRICANE PROTECTION
• GLASS ENCLOSED PATIO
• GARDEN VIEW
• GATED COMMUNITY
• FITNESS CENTER

Property features AI

Finance

• Other: Pets allowed (possible limits/restrictions)
• HOA & community: Lexington Club community; Monthly HOA fee of $959; HOA covers cable TV, grounds maintenance, security, sewer, hot water, common areas, and recreation facilities; Community amenities include clubhouse, fitness center, game room, pool, sauna, spa/hot tub, tennis courts, pickleball courts, shuffleboard, community room, manager on site, parking, and street lights; Senior community

Exterior

• Parking: Attached garage (1 covered space); Driveway and guest/open parking available; Total 1 parking space
• Security: Security system (owned); Closed-circuit cameras; Key card entry; Smoke detectors; Security patrol; Gated community (no guard)
• Utilities: Public water; Public sewer; Cable available
• Home design: Villa (single-story / one and one-half levels); Faces north; Resale condition
• Construction: Built with stucco and CBS; Concrete/tile roof
• Exterior features: Glass-enclosed patio/porch; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Gas range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile; Wood
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Cathedral and vaulted ceilings with high ceilings; Walk-in closets; Split bedroom layout; Closet cabinetry; Blinds on windows
• Laundry & utility: Laundry area on main level with laundry tub; Laundry hook-ups located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-361 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (23.6% below list).
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $206k (23.6% below list) — sets the bar for cash-flow.

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: Orchard View Elementary School (math 48% / reading 47%, grade D, #1,182 of 2,144 statewide, top 55%, 596 students, 76% 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).
• Market conditions: Rents flat; 586 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $3,100/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 $4k 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 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,792 (23.6% 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. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
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 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: 1.15% ✓
• Cap rate: 4.69%
• Cash-on-cash: -5.73%
• DSCR: 0.74
• GRM: 7.2

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: -8.0%
• Equity multiple: 0.62×
• Total profit: $-28,982
• Equity at exit: $87,637

10-year hold

• IRR: -4.4%
• Equity multiple: 0.52×
• Total profit: $-36,219
• Equity at exit: $113,158

Cash invested: $75,460 (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: 586
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,100 high
• Mortgage (P&I): −$1,413
• Tax from tax record: −$325 /mo · $3,898/yr
• Insurance: −$112
• HOA: −$959
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-361

Break-even live

Break-even rent $3,556

Max offer price $205,792

Occupancy floor —

Sensitivity live

Price	-10% $-208	-5% $-284	+0% $-361	+5% $-437	+10% $-513
Rent	-10% $-606	-5% $-483	+0% $-361	+5% $-238	+10% $-116
Rate	-1.0pp $-225	-0.5pp $-292	base $-361	+0.5pp $-430	+1.0pp $-502

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7657 Lexington Club Blvd Delray Beach, FL	3.0	2.0	1645	$4,500	$2.74	26d	1	0.14mi
15212 W Tranquility Lake Dr Unit 15212 Delray Beach, FL	2.0	2.0	1175	$3,250	$2.77	24d	1	0.26mi
7512 Eagle Point Dr Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	6d	1	0.35mi
7512 Eagle Point Dr Delray Beach, FL	3.0	2.0	1461	$4,000	$2.74	1d	1	0.35mi
7512 Eagle Point Dr Unit 7512 Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	21d	1	0.35mi
15306 W Tranquility Lake Dr Delray Beach, FL	2.0	2.0	1175	$2,850	$2.43	13d	1	0.35mi
15711 Loch Maree Ln #4702 Delray Beach, FL	2.0	2.0	1688	$10,000	$5.92	26d	1	0.47mi
15694 Loch Maree Ln #5903 Delray Beach, FL	2.0	2.0	1705	$9,000	$5.28	17d	1	0.51mi
7533 Glendevon Ln #907 Delray Beach, FL	2.0	2.0	1311	$8,000	$6.10	17d	1	0.51mi
7455 Glendevon Ln #206 Delray Beach, FL	2.0	2.0	1260	$9,500	$7.54	26d	1	0.51mi
7509 Glendevon Ln #1002 Delray Beach, FL	2.0	2.0	1399	$9,500	$6.79	20d	1	0.51mi
15831 Loch Maree Ln #5502 Delray Beach, FL	2.0	2.0	1340	$9,500	$7.09	15d	1	0.56mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1097	$2,877	$2.62	26d	1	0.57mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1153	$3,002	$2.60	5d	1	0.57mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1097	$2,892	$2.64	14d	1	0.57mi
14856 Barletta Way Delray Beach, FL	2.0	2.0	1406	$3,200	$2.28	26d	1	0.66mi
15055 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1158	$2,125	$1.83	24d	2	0.67mi
15055 Michelangelo Blvd #208 Delray Beach, FL	3.0	2.0	1238	$2,500	$2.02	1d	1	0.67mi
15085 Michelangelo Blvd #202 Delray Beach, FL	3.0	2.0	1238	$2,700	$2.18	24d	1	0.67mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	1d	1	0.68mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	24d	1	0.68mi
7350 Kinghurst Dr Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	17d	1	0.68mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	24d	1	0.70mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	4d	1	0.70mi
15035 Michelangelo Blvd #103 Delray Beach, FL	2.0	2.0	1079	$2,000	$1.85	26d	1	0.70mi
7254 Clunie Pl #15002 Delray Beach, FL	2.0	2.0	1311	$9,000	$6.86	26d	1	0.73mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	26d	1	0.73mi
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	20d	1	0.73mi
15005 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1234	$2,050	$1.66	1d	21	0.75mi
15015 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,499	$2.02	26d	1	0.76mi
15015 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,499	$2.02	5d	1	0.76mi
8085 Tumblestone Ct Delray Beach, FL	3.0	2.0	1242	$2,998	$2.41	4d	1	0.76mi
8085 Tumblestone Ct Delray Beach, FL	2.0	2.0	1076	$2,668	$2.48	5d	1	0.76mi
8085 Tumblestone Ct Delray Beach, FL	2.0	2.0	1097	$2,679	$2.44	26d	1	0.76mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	5d	1	0.76mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	1d	1	0.76mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	26d	1	0.76mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	26d	1	0.77mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	14d	1	0.77mi
14896 Bal Moral Ln Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	26d	1	0.79mi

HOA detail

• Monthly dues: $959 · $11,508/yr
• Likely covers: poolsecurity

Listing history 37 events

1. 2026-06-22
   days on market $269,500 Active 79 DOM
2. 2026-06-21
   pricedays on market $269,500 Active 78 DOM
3. 2026-06-18
   days on market $275,000 Active 75 DOM
4. 2026-06-17
   days on market $275,000 Active 74 DOM
5. 2026-06-16
   days on market $275,000 Active 73 DOM
6. 2026-06-15
   days on market $275,000 Active 72 DOM
7. 2026-06-13
   days on market $275,000 Active 70 DOM
8. 2026-06-09
   days on market $275,000 Active 66 DOM
9. 2026-06-08
   days on market $275,000 Active 65 DOM
10. 2026-06-07
    days on market $275,000 Active 64 DOM
11. 2026-06-04
    days on market $275,000 Active 61 DOM
12. 2026-06-03
    days on market $275,000 Active 60 DOM
13. 2026-06-02
    days on market $275,000 Active 59 DOM
14. 2026-06-01
    days on market $275,000 Active 58 DOM
15. 2026-05-31
    days on market $275,000 Active 57 DOM
16. 2026-04-21
    price $275,000
17. 2026-04-04
    listed $279,900 Active
18. 2026-02-21
    historical
19. 2025-10-24
    price $315,500
20. 2025-07-25
    listed $319,500 Active
21. 2025-06-23
    historical
22. 2025-04-29
    price $329,500
23. 2025-03-13
    price $332,500
24. 2024-10-31
    listed $375,500 Active
25. 2022-12-23
    soldstatus $285,000
26. 2022-12-22
    soldstatus $285,000 Closed
27. 2022-12-01
    status Pending
28. 2022-11-10
    price $310,000
29. 2022-10-27
    price $320,000
30. 2022-10-19
    price $329,000
31. 2022-10-03
    listed $349,999 Active
32. 2014-10-16
    historical
33. 2008-04-02
    soldstatus $150,000
34. 2008-01-15
    historical
35. 2007-06-01
    listed $185,000
36. 2006-06-01
    listed $225,000
37. 1995-07-12
    soldstatus $83,000

ⓘ 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: $3,898 · $325/mo
• Projected year-2 tax: $3,898 · $325/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 22 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: $37,197
• − Mortgage interest: −$15,096
• − Property taxes: −$3,898
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,976
• − Management: −$2,976
• − HOA: −$11,508
• − Depreciation: −$7,840
• Taxable loss: −$8,444
• Est. tax savings @ 24.0%: +$2,027
• After-tax cash flow: $-2,301/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

+231.3% since first listed

22 events — show timeline

• 2026-04-21 Price Changed $275,000 Beaches MLS
• 2026-04-04 Listed $279,900 Beaches MLS
• 2026-02-21 Listing Removed — Beaches MLS
• 2025-10-24 Price Changed $315,500 Beaches MLS
• 2025-07-25 Listed $319,500 Beaches MLS
• 2025-06-23 Listing Removed — Beaches MLS
• 2025-04-29 Price Changed $329,500 Beaches MLS
• 2025-03-13 Price Changed $332,500 Beaches MLS
• 2024-10-31 Listed $375,500 Beaches MLS
• 2022-12-23 Sold (Public Records) $285,000 Public Records
• 2022-12-22 Sold (MLS) $285,000 Beaches MLS
• 2022-12-01 Pending — Beaches MLS
• 2022-11-10 Price Changed $310,000 Beaches MLS
• 2022-10-27 Price Changed $320,000 Beaches MLS
• 2022-10-19 Price Changed $329,000 Beaches MLS
• 2022-10-03 Listed $349,999 Beaches MLS
• 2014-10-16 Listing Removed — Beaches MLS
• 2008-04-02 Sold (Public Records) $150,000 Public Records
• 2008-01-15 Listing Removed — Beaches MLS
• 2007-06-01 Listed $185,000 Beaches MLS
• 2006-06-01 Listed $225,000 Beaches MLS
• 1995-07-12 Sold (Public Records) $83,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,898 · +3.2% YoY. Source: county tax records.