1700 Dover Rd Unit 215-a · Delray Beach, FL 33445

$199,900

2 bd · 2.0 ba · 1,080 sqft · Condo public records · 254 Days on market

Built 1983 $491/mo HOA · 21% 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 +18.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +5.9/10.0
• 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

WAY OFF PRICE! EZ 2 SHO VACANT CALL FOR COMBO NEEDS PAINT, CARPET, SINKS, RANGE. GOOD LOCATION NOT NEAR LINTON. CHECK THE COMPS THIS IS GREAT PRICE

Key facts

• $491 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Community pool; Tennis courts; Parking included in association amenities; Monthly association fee (includes cable TV, insurance, grounds maintenance, sewer, water, common areas, and common real estate tax)

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space (total 1)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; 2-story building; Resale property; Faces south; Located west of US-1
• Construction: CBS construction; Flat and mansard roof
• Exterior features: Screened patio; Patio; Sidewalks; Paved road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Bedrooms on upper level only
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central individual electric cooling; Paddle fan(s)
• Interior features: Walk-in closets; Split bedroom layout; Blinds on windows; Smoke detector(s)
• Laundry & utility: Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Orchard View Elementary School (math 48% / reading 47%, grade D, #1,182 of 2,144 statewide, top 55%, 596 students, 76% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 357 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 37% 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 $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 254 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 $39k; list at $200k implies a 413% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% 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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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 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: 1.19% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 7.0

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-22,149
• Equity at exit: $29,806

10-year hold

• IRR: -3.7%
• Equity multiple: 0.77×
• Total profit: $-13,026
• Equity at exit: $17,284

Cash invested: $55,972 (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: 357
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,381 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$83
• HOA: −$491
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $201

Break-even live

Break-even rent $2,127

Max offer price $199,900

Occupancy floor 87%

Sensitivity live

Price	-10% $314	-5% $257	+0% $201	+5% $144	+10% $88
Rent	-10% $13	-5% $107	+0% $201	+5% $295	+10% $389
Rate	-1.0pp $302	-0.5pp $252	base $201	+0.5pp $149	+1.0pp $96

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 San Clara Dr Unit 4A Delray Beach, FL	2.0	2.5	1500	$2,250	$1.50	16d	1	0.09mi
3118 Spanish Wells Dr Unit 15B Delray Beach, FL	2.0	2.5	1230	$2,650	$2.15	25d	1	0.14mi
1825 Palm Cove Blvd Unit 7-105 Delray Beach, FL	2.0	2.0	946	$2,200	$2.33	16d	1	0.18mi
3301 Spanish Wells Dr Unit D Delray Beach, FL	2.0	2.5	1400	$2,400	$1.71	25d	1	0.18mi
1740 Palm Cove Blvd Apt 103 Delray Beach, FL	3.0	2.0	1065	$2,900	$2.72	25d	1	0.19mi
1760 Palm Cove Blvd Unit 5-203 Delray Beach, FL	2.0	2.0	992	$2,200	$2.22	25d	1	0.19mi
1760 Palm Cove Blvd Unit 5-203 Delray Beach, FL	2.0	2.0	993	$2,200	$2.22	15d	1	0.19mi
1845 Palm Cove Blvd Unit 8-103 Delray Beach, FL	3.0	2.0	1065	$2,500	$2.35	19d	1	0.20mi
3216 Spanish Wells Dr Unit 26D Delray Beach, FL	2.0	2.5	1232	$2,400	$1.95	25d	1	0.21mi
1705 Palm Cove Blvd Apt 302 Delray Beach, FL	1.0	1.0	934	$2,000	$2.14	25d	1	0.23mi
2730 SW 13th St #203 Delray Beach, FL	2.0	2.0	1084	$2,200	$2.03	25d	1	0.25mi
1725 Palm Cove Blvd Unit 2-306 Delray Beach, FL	1.0	1.0	934	$2,100	$2.25	21d	1	0.26mi
2835 SW 13th St #201 Delray Beach, FL	2.0	2.0	1144	$1,975	$1.73	19d	1	0.26mi
1885 Palm Cove Blvd Unit 10-203 Delray Beach, FL	2.0	2.0	992	$2,300	$2.32	6d	1	0.27mi
1850 Homewood Blvd #2070 Delray Beach, FL	2.0	2.0	1090	$2,550	$2.34	25d	1	0.29mi
2070 Homewood Blvd #3150 Delray Beach, FL	2.0	2.0	1090	$2,350	$2.16	16d	1	0.30mi
2070 Homewood Blvd #214 Delray Beach, FL	2.0	2.0	1155	$2,350	$2.03	25d	1	0.31mi
2715 Ponce de Leon Blvd Delray Beach, FL	2.0	1.0	1000	$2,200	$2.20	25d	1	0.35mi
1141 Calamondin Ter #203 Delray Beach, FL	2.0	2.0	1167	$1,700	$1.46	25d	1	0.36mi
1121 Cactus Ter #202 Delray Beach, FL	2.0	2.0	1167	$2,100	$1.80	25d	1	0.37mi
2731 Knight Ln Delray Beach, FL	2.0	2.0	1050	$2,650	$2.52	25d	1	0.38mi
2520 Black Olive Blvd #203 Delray Beach, FL	2.0	2.0	1167	$1,799	$1.54	25d	1	0.39mi
2520 Black Olive Blvd #203 Delray Beach, FL	2.0	2.0	1167	$1,799	$1.54	5d	1	0.39mi
1101 Cactus Ter #203 Delray Beach, FL	2.0	2.0	1167	$2,100	$1.80	18d	1	0.39mi
1130 Cactus Ter Unit 45C Delray Beach, FL	2.0	1.5	982	$2,000	$2.04	25d	1	0.42mi
2756 Carnation Ct Delray Beach, FL	2.0	2.0	1407	$3,200	$2.27	20d	1	0.43mi
1120 Homewood Blvd Unit G204 Delray Beach, FL	2.0	2.0	1247	$2,550	$2.04	20d	1	0.44mi
2736 Carnation Ct Delray Beach, FL	3.0	2.0	1496	$3,400	$2.27	6d	1	0.45mi
2736 Carnation Ct Delray Beach, FL	3.0	2.0	1496	$3,400	$2.27	23d	1	0.45mi
2450 Black Olive Blvd Unit A Delray Beach, FL	2.0	2.0	1167	$1,950	$1.67	16d	1	0.46mi
2450 Black Olive Blvd Unit A Delray Beach, FL	2.0	2.0	1167	$1,950	$1.67	25d	1	0.46mi
1060 Homewood Blvd Unit J102 Delray Beach, FL	2.0	2.0	1247	$2,450	$1.96	21d	1	0.48mi
2733 Zorno Way Delray Beach, FL	2.0	2.0	1245	$2,950	$2.37	20d	1	0.48mi
1021 Flame Vine Ave Delray Beach, FL	2.0	2.0	1167	$1,750	$1.50	25d	1	0.49mi
1100 Boxwood Dr #101 Delray Beach, FL	2.0	2.0	1167	$1,800	$1.54	16d	1	0.51mi
2520 Pansy Ln Unit D Delray Beach, FL	2.0	2.0	1167	$2,150	$1.84	25d	1	0.51mi
2480 Juniper Dr #203 Delray Beach, FL	2.0	2.0	1167	$1,900	$1.63	25d	1	0.52mi
2480 Juniper Dr #204 Delray Beach, FL	2.0	2.0	1167	$1,750	$1.50	25d	1	0.52mi
1001 Flame Vine Ave #202 Delray Beach, FL	2.0	2.0	1167	$2,800	$2.40	25d	1	0.52mi
2521 Pansey Ln Unit 7A Delray Beach, FL	2.0	2.0	1167	$2,100	$1.80	25d	1	0.53mi

HOA detail condo

• Monthly dues: $491 · $5,892/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $199,900 Active 254 DOM
2. 2026-06-18
   days on market $199,900 Active 251 DOM
3. 2026-06-17
   days on market $199,900 Active 250 DOM
4. 2026-06-16
   days on market $199,900 Active 249 DOM
5. 2026-06-15
   days on market $199,900 Active 248 DOM
6. 2026-06-13
   days on market $199,900 Active 246 DOM
7. 2026-06-09
   days on market $199,900 Active 242 DOM
8. 2026-06-07
   days on market $199,900 Active 240 DOM
9. 2026-06-04
   days on market $199,900 Active 237 DOM
10. 2026-06-03
    days on market $199,900 Active 236 DOM
11. 2026-06-01
    days on market $199,900 Active 234 DOM
12. 2026-05-31
    days on market $199,900 Active 233 DOM
13. 2025-11-25
    price $199,900
14. 2025-10-10
    listed $209,900 Active
15. 2025-09-18
    historical
16. 2025-06-26
    status Active
17. 2025-06-19
    historical $2,150
18. 2025-06-18
    historical Active Under Contract
19. 2025-06-02
    price $209,900
20. 2025-05-11
    listed $2,150
21. 2025-05-03
    price $219,900
22. 2025-02-21
    listed $229,900 Active
23. 1998-07-01
    soldstatus $39,000 147-char remark

    Show marketing remark (147 chars)

    WAY OFF PRICE! EZ 2 SHO VACANT CALL FOR COMBO NEEDS PAINT, CARPET, SINKS, RANGE. GOOD LOCATION NOT NEAR LINTON. CHECK THE COMPS THIS IS GREAT PRICE

24. 1998-06-17
    soldstatus $37,000
25. 1998-04-10
    listed $39,000 147-char remark

    Show marketing remark (147 chars)

    WAY OFF PRICE! EZ 2 SHO VACANT CALL FOR COMBO NEEDS PAINT, CARPET, SINKS, RANGE. GOOD LOCATION NOT NEAR LINTON. CHECK THE COMPS THIS IS GREAT PRICE

26. 1986-03-01
    soldstatus $42,800

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$966/yr (+$81/mo · 139.4%)

ⓘ 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 10/10 Extreme 7 d/yr ≥106°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,576
• − Mortgage interest: −$11,198
• − Property taxes: −$693
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − HOA: −$5,892
• − Depreciation: −$5,815
• Taxable loss: −$594
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $2,553/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

+367.1% since first listed

14 events — show timeline

• 2025-11-25 Price Changed $199,900 Beaches MLS
• 2025-10-10 Listed $209,900 Beaches MLS
• 2025-09-18 Listing Removed — Beaches MLS
• 2025-06-26 Relisted — Beaches MLS
• 2025-06-19 Rental Removed $2,150 RMLSFL
• 2025-06-18 Contingent — Beaches MLS
• 2025-06-02 Price Changed $209,900 Beaches MLS
• 2025-05-11 Listed for Rent $2,150 RMLSFL
• 2025-05-03 Price Changed $219,900 Beaches MLS
• 2025-02-21 Listed $229,900 Beaches MLS
• 1998-07-01 Sold (MLS) $39,000 Beaches MLS
• 1998-06-17 Sold (Public Records) $37,000 Public Records
• 1998-04-10 Listed $39,000 Beaches MLS
• 1986-03-01 Sold (Public Records) $42,800 Public Records

Property tax history

+1.2%/yr

Latest (2025): $693 · +8.3% YoY. Source: county tax records.