7527 S Oriole Blvd #101 · Delray Beach, FL 33446

$212,600

2 bd · 2.0 ba · 850 sqft · Condo public records · 29 Days on market

Built 1984 $667/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 +6.5/30.0
• Appreciation +5.3/10.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0

Listing remarks

Experience resort-style 55+ living in this fully remodeled 2-bedroom, 2-bath condo. Close to west of downtown Delray Beach. Nestled in a serene adult community, it’s ideally positioned near shopping, movie theaters, and major expressways. The recent complete renovation ensures a fresh, modern feel throughout. Brand-new clubhouse with fitness, game rooms, social spaces, and more. This community offers an active lifestyle designed for those 55+, with amenities and events tailored for social engagement and wellness. With a prime location, deluxe upgrades, and age-focused conveniences.

Key facts

• Fully remodeled
• Brand new clubhouse
• Prime location

Tags

• FULLY REMODELED
• RECENT COMPLETE RENOVATION
• BRAND NEW CLUBHOUSE
• PRIME LOCATION

Property features AI

Finance

• Other: Senior community; No pets allowed
• Financial info: Association fee includes water, trash, cable TV, and internet
• HOA & community: Quarterly association fee; Association amenities include clubhouse, pickleball, and pool; Association covers common area and structure maintenance, parking, recreation facilities

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Smoke detector(s)
• Utilities: Water included in association fee; Cable and internet included in association fee; Trash service included in association fee
• Home design: 2-story building; Updated/remodeled condition; Attached property; Entry on level 1
• Construction: Block construction; Year built: Unknown
• Exterior features: Enclosed porch; Porch with screened area; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; First-floor entry; Living/dining room; Split bedroom layout; Walk-in closet(s); Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $213k.

Deal economics

• At list price, monthly cash flow is $-359 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (29.8% below list).
• Meets the 1% rule at list price ($2k rent vs $213k).
• Recommended offer: $149k (29.8% 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.
• Market conditions: Rents flat; 577 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).
• This rent runs 32% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $1k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y 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 $165k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,176 (29.8% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 1.01% ✓
• Cap rate: 4.27%
• Cash-on-cash: -7.24%
• DSCR: 0.68
• GRM: 8.3

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: -9.4%
• Equity multiple: 0.55×
• Total profit: $-26,978
• Equity at exit: $69,134

10-year hold

• IRR: -5.4%
• Equity multiple: 0.40×
• Total profit: $-35,816
• Equity at exit: $89,266

Cash invested: $59,528 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,144 high
• Mortgage (P&I): −$1,115
• Tax from tax record: −$182 /mo · $2,184/yr
• Insurance: −$89
• HOA: −$667
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-359

Break-even live

Break-even rent $2,598

Max offer price $149,176

Occupancy floor —

Sensitivity live

Price	-10% $-239	-5% $-299	+0% $-359	+5% $-419	+10% $-479
Rent	-10% $-528	-5% $-444	+0% $-359	+5% $-274	+10% $-190
Rate	-1.0pp $-252	-0.5pp $-305	base $-359	+0.5pp $-414	+1.0pp $-470

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: $53,150
• Closing costs: $6,378
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7515 S Oriole Blvd Delray Beach, FL	2.0	2.0	850	$1,700	$2.00	25d	1	0.03mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	25d	1	0.26mi
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	18d	1	0.26mi
14896 Bal Moral Ln Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	25d	1	0.34mi
7301 Amberly Ln #304 Delray Beach, FL	2.0	2.0	1080	$1,495	$1.38	8d	1	0.39mi
15035 Michelangelo Blvd #103 Delray Beach, FL	2.0	2.0	1079	$2,000	$1.85	25d	1	0.39mi
15055 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1158	$2,125	$1.83	22d	2	0.39mi
14723 Cumberland Dr Unit 404 B Delray Beach, FL	1.0	2.0	912	$1,850	$2.03	25d	1	0.40mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	22d	1	0.42mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	3d	1	0.42mi
14747 Cumberland Dr #301 Delray Beach, FL	2.0	2.0	1044	$1,900	$1.82	25d	1	0.43mi
14 Willowbrook Ln #101 Delray Beach, FL	2.0	2.0	1005	$1,700	$1.69	6d	1	0.53mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	20d	1	0.55mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	25d	1	0.55mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	8d	2	0.55mi
10 Willowbrook Ln #105 Delray Beach, FL	2.0	2.0	1005	$2,100	$2.09	11d	1	0.59mi
7286 Huntington Ln #105 Delray Beach, FL	2.0	2.0	1070	$3,350	$3.13	25d	1	0.60mi
20 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,600	$2.81	25d	1	0.61mi
19 Abbey Ln #206 Delray Beach, FL	2.0	2.0	925	$1,750	$1.89	25d	1	0.64mi
21 Abbey Ln #107 Delray Beach, FL	2.0	2.0	925	$1,800	$1.95	15d	1	0.64mi
23 Abbey Ln #208 Delray Beach, FL	2.0	2.0	925	$1,500	$1.62	3d	1	0.65mi
7192 Huntington Ln #307 Delray Beach, FL	2.0	2.0	1070	$3,500	$3.27	19d	1	0.66mi
8061 Red Jasper Ln Delray Beach, FL	1.0	1.0	798	$2,580	$3.23	21d	1	0.69mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1097	$2,877	$2.62	25d	1	0.69mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1097	$2,892	$2.64	12d	1	0.69mi
3 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.70mi
31 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$1,300	$1.41	25d	1	0.72mi
163 Tuscany C Unit C Delray Beach, FL	1.0	1.5	720	$1,300	$1.81	15d	1	0.74mi
8085 Tumblestone Ct Delray Beach, FL	2.0	2.0	1076	$2,668	$2.48	3d	1	0.74mi
8085 Tumblestone Ct Delray Beach, FL	2.0	2.0	1097	$2,679	$2.44	25d	1	0.74mi
32 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.75mi
28 Seville B Delray Beach, FL	2.0	2.0	883	$1,950	$2.21	11d	1	0.79mi
213 Waterford I Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	25d	1	0.79mi
14307 Bedford Dr #302 Delray Beach, FL	2.0	2.0	990	$2,200	$2.22	25d	1	0.80mi
189 Seville Ter Unit 189 Delray Beach, FL	2.0	2.0	880	$1,900	$2.16	25d	1	0.80mi
14671 Bonaire Blvd #505 Delray Beach, FL	1.0	2.0	925	$1,600	$1.73	25d	1	0.83mi
14735 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,350	$2.19	2d	1	0.87mi
102 Waterford D Unit 102 Delray Beach, FL	1.0	1.5	720	$1,900	$2.64	25d	1	0.88mi
43 Waterford B Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	25d	1	0.89mi
148 Waterford D Unit 148 Delray Beach, FL	2.0	2.0	883	$1,900	$2.15	18d	1	0.93mi

HOA detail condo

• Monthly dues: $667 · $8,004/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-18
   days on market $212,600 Active 29 DOM
2. 2026-06-17
   days on market $212,600 Active 28 DOM
3. 2026-06-16
   days on market $212,600 Active 27 DOM
4. 2026-06-15
   days on market $212,600 Active 26 DOM
5. 2026-06-13
   days on market $212,600 Active 24 DOM
6. 2026-06-09
   days on market $212,600 Active 20 DOM
7. 2026-06-08
   days on market $212,600 Active 19 DOM
8. 2026-06-07
   days on market $212,600 Active 18 DOM
9. 2026-06-04
   days on market $212,600 Active 15 DOM
10. 2026-06-03
    days on market $212,600 Active 14 DOM
11. 2026-06-02
    days on market $212,600 Active 13 DOM
12. 2026-06-01
    days on market $212,600 Active 12 DOM
13. 2026-05-31
    days on market $212,600 Active 11 DOM
14. 2026-05-20
    listed $212,600 Active
15. 2026-01-21
    historical
16. 2026-01-20
    historical $3,200
17. 2025-10-02
    listed $3,200
18. 2025-09-27
    historical $2,000
19. 2025-07-21
    listed $214,900 Active
20. 2025-05-26
    historical
21. 2025-03-13
    price $219,000
22. 2025-02-12
    price $2,100
23. 2024-11-27
    listed $2,200
24. 2024-11-26
    listed $228,000 Active
25. 2024-03-26
    historical
26. 2024-02-26
    historical $2,200
27. 2024-02-09
    listed $2,200
28. 2024-01-30
    price $239,500
29. 2024-01-29
    historical $2,200
30. 2023-12-26
    price $2,200
31. 2023-12-26
    listed $247,500 Active
32. 2023-11-28
    listed $2,350
33. 2023-06-12
    historical
34. 2023-05-18
    price $257,000
35. 2023-02-16
    listed $264,900 Active
36. 2022-12-21
    soldstatus $165,000
37. 2022-12-16
    soldstatus $165,000 Closed
38. 2022-11-21
    status Pending
39. 2022-10-12
    listed $179,900 Active
40. 2013-08-01
    soldstatus $37,000
41. 2013-07-19
    soldstatus $37,000 Closed
42. 2013-03-20
    listed Contingent
43. 1994-03-02
    soldstatus $52,000
44. 1988-07-05
    soldstatus $40,000

ⓘ 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: $2,184 · $182/mo
• Projected year-2 tax: $2,184 · $182/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $25,723
• − Mortgage interest: −$11,909
• − Property taxes: −$2,184
• − Insurance: −$1,063
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − HOA: −$8,004
• − Depreciation: −$6,185
• Taxable loss: −$7,737
• Est. tax savings @ 24.0%: +$1,857
• After-tax cash flow: $-2,451/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

+431.5% since first listed

31 events — show timeline

• 2026-05-20 Listed $212,600 MARMLS
• 2026-01-21 Listing Removed — MARMLS
• 2026-01-20 Rental Removed $3,200 MARMLS
• 2025-10-02 Listed for Rent $3,200 MARMLS
• 2025-09-27 Rental Removed $2,000 MARMLS
• 2025-07-21 Listed $214,900 MARMLS
• 2025-05-26 Listing Removed — MARMLS
• 2025-03-13 Price Changed $219,000 MARMLS
• 2025-02-12 Price Changed $2,100 MARMLS
• 2024-11-27 Listed for Rent $2,200 MARMLS
• 2024-11-26 Listed $228,000 MARMLS
• 2024-03-26 Listing Removed — MARMLS
• 2024-02-26 Rental Removed $2,200 MARMLS
• 2024-02-09 Listed for Rent $2,200 MARMLS
• 2024-01-30 Price Changed $239,500 MARMLS
• 2024-01-29 Rental Removed $2,200 MARMLS
• 2023-12-26 Price Changed $2,200 MARMLS
• 2023-12-26 Listed $247,500 MARMLS
• 2023-11-28 Listed for Rent $2,350 MARMLS
• 2023-06-12 Listing Removed — MARMLS
• 2023-05-18 Price Changed $257,000 MARMLS
• 2023-02-16 Listed $264,900 MARMLS
• 2022-12-21 Sold (Public Records) $165,000 Public Records
• 2022-12-16 Sold (MLS) $165,000 Beaches MLS
• 2022-11-21 Pending — Beaches MLS
• 2022-10-12 Listed $179,900 Beaches MLS
• 2013-08-01 Sold (Public Records) $37,000 Public Records
• 2013-07-19 Sold (MLS) $37,000 Beaches MLS
• 2013-03-20 Listed — Beaches MLS
• 1994-03-02 Sold (Public Records) $52,000 Public Records
• 1988-07-05 Sold (Public Records) $40,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,184 · -16.5% YoY. Source: county tax records.