6 Brittany A Unit 6a · Delray Beach, FL 33446

$69,900

1 bd · 1.5 ba · 726 sqft · Condo · 36 Days on market

Built 1983 Fair condition $623/mo HOA · 38% of rent

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Why this score? — see what drove the B 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 +27.2/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

BEAUTIFUL UPDATED - FURNISHED - NEW REFRIDGERATOR, WASHER, WATER HEATER TILES - REC LEASE IS PAID - SHUTTERS - MUST SEE - PLEASE LEAVE CARD - ENJOY VERY ACTIVE LIFESTYLE. CALL CO-LISTING AGENT.

Key facts

• Gated community
• $623 HOA
• Parking

Tags

• GATED COMMUNITY
• WELL-MAINTAINED COMMUNITY
• EXCEPTIONAL AMENITIES

Property features AI

Finance

• HOA & community: Monthly HOA fee; HOA amenities include clubhouse, golf course, pool, tennis courts, and community room; Association covers cable TV, common areas, and recreation facility; Senior community; Pets not allowed; Community contains many units

Exterior

• Parking: Assigned parking; Guest parking; One parking space
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Condominium; Multi/split levels; Faces east; Resale property
• Construction: Block construction; Other roof; Two-story building; Building name: A
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile; Tile; Wood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Radiant heating; Central air conditioning
• Interior features: Dome kitchen; Furnished
• Laundry & utility: Washer hookup; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $70k. Condition is rated fair.

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 $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Zoned schools: Orchard View Elementary School (math 48% / reading 47%, grade D, #1,182 of 2,144 statewide, top 55%, 596 students, 76% 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 50% FRL track the district average.
• Market conditions: Rents flat; 577 active listings in the ZIP; 39 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).

Forward outlook

• In year one you build about $963 of equity ($483 loan paydown + $480 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.
• At projected returns (0.7% appreciation + 0.5% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $70k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% 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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 2.37% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 3.5

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: 9.9%
• Equity multiple: 1.48×
• Total profit: $9,383
• Equity at exit: $22,730

10-year hold

• IRR: 11.0%
• Equity multiple: 2.14×
• Total profit: $22,326
• Equity at exit: $29,350

Cash invested: $19,572 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$623
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $201

Break-even live

Break-even rent $1,400

Max offer price $69,900

Occupancy floor 83%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 Monaco E Delray Beach, FL	1.0	1.5	728	$1,550	$2.13	24d	1	0.10mi
711 Monaco O Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	24d	1	0.15mi
459 Monaco Blvd Unit 459 Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	20d	1	0.15mi
175 Valencia H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	7d	1	0.15mi
270 Brittany F Unit F Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	7d	1	0.15mi
419 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.15mi
159 Brittany Ter Unit 159 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	16d	1	0.15mi
451 Monaco Blvd Unit J Delray Beach, FL	1.0	1.5	720	$1,599	$2.22	24d	1	0.15mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	12d	1	0.16mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	18d	1	0.16mi
482 Monaco Blvd #482 Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	24d	1	0.16mi
58 Monaco Blvd Unit 58 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	24d	1	0.18mi
286 Monaco F Delray Beach, FL	1.0	2.0	726	$1,700	$2.34	24d	1	0.18mi
318 Seville N #318 Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	24d	1	0.19mi
459 Monaco J #459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	1d	1	0.19mi
322 Seville N Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	24d	1	0.24mi
11 Brittany a Delray Beach, FL	1.0	1.5	725	$1,500	$2.07	7d	1	0.25mi
102 Waterford D Unit 102 Delray Beach, FL	1.0	1.5	720	$1,900	$2.64	24d	1	0.26mi
242 Seville K Unit 242 Delray Beach, FL	1.0	1.5	720	$1,380	$1.92	24d	1	0.26mi
675 Brittany O Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	24d	1	0.28mi
679 Saxony Way Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	5d	1	0.29mi
686 Brittany O Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	24d	1	0.31mi
43 Waterford B Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	24d	1	0.31mi
23 Saxony a Delray Beach, FL	1.0	1.5	726	$1,300	$1.79	7d	1	0.33mi
662 Saxony N Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	20d	1	0.33mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	2d	1	0.33mi
123 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	24d	1	0.33mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	24d	1	0.33mi
718 Brittany Park #718 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	16d	1	0.33mi
370 Saxony H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	5d	1	0.35mi
154 Seville G Delray Beach, FL	1.0	1.0	720	$1,490	$2.07	14d	1	0.35mi
163 Tuscany C Unit C Delray Beach, FL	1.0	1.5	720	$1,300	$1.81	14d	1	0.37mi
111 Normandy Ln Delray Beach, FL	1.0	1.5	726	$1,450	$2.00	1d	1	0.38mi
715 Saxony O Delray Beach, FL	1.0	1.5	726	$1,200	$1.65	24d	1	0.38mi
126 Seville E Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	18d	1	0.39mi
99 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	24d	1	0.39mi
151 Saxony D Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	11d	1	0.41mi
211 Saxony Ln #211 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	7d	1	0.41mi
522 Capri K Unit K Delray Beach, FL	1.0	1.5	730	$1,350	$1.85	24d	1	1.10mi

HOA detail condo

• Monthly dues: $623 · $7,476/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $69,900 Active 36 DOM
2. 2026-06-17
   days on market $69,900 Active 35 DOM
3. 2026-06-16
   days on market $69,900 Active 34 DOM
4. 2026-06-15
   days on market $69,900 Active 33 DOM
5. 2026-06-13
   days on market $69,900 Active 31 DOM
6. 2026-06-09
   days on market $69,900 Active 27 DOM
7. 2026-06-08
   days on market $69,900 Active 26 DOM
8. 2026-06-07
   days on market $69,900 Active 25 DOM
9. 2026-06-04
   days on market $69,900 Active 22 DOM
10. 2026-06-03
    days on market $69,900 Active 21 DOM
11. 2026-06-02
    days on market $69,900 Active 20 DOM
12. 2026-06-01
    days on market $69,900 Active 19 DOM
13. 2026-05-31
    pricedays on market $69,900 Active 18 DOM
14. 2026-05-13
    listed $79,900 Active
15. 2002-07-08
    soldstatus $29,000 193-char remark

    Show marketing remark (193 chars)

    BEAUTIFUL UPDATED - FURNISHED - NEW REFRIDGERATOR, WASHER, WATER HEATER TILES - REC LEASE IS PAID - SHUTTERS - MUST SEE - PLEASE LEAVE CARD - ENJOY VERY ACTIVE LIFESTYLE. CALL CO-LISTING AGENT.

16. 2002-02-22
    historical 193-char remark

    Show marketing remark (193 chars)

    BEAUTIFUL UPDATED - FURNISHED - NEW REFRIDGERATOR, WASHER, WATER HEATER TILES - REC LEASE IS PAID - SHUTTERS - MUST SEE - PLEASE LEAVE CARD - ENJOY VERY ACTIVE LIFESTYLE. CALL CO-LISTING AGENT.

17. 2002-02-14
    listed $29,900 193-char remark

    Show marketing remark (193 chars)

    BEAUTIFUL UPDATED - FURNISHED - NEW REFRIDGERATOR, WASHER, WATER HEATER TILES - REC LEASE IS PAID - SHUTTERS - MUST SEE - PLEASE LEAVE CARD - ENJOY VERY ACTIVE LIFESTYLE. CALL CO-LISTING AGENT.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,848
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − HOA: −$7,476
• − Depreciation: −$2,033
• Taxable income: $1,849
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $1,963/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.

Condition & rehab AI · 9 photos

Fair 45/100 Cosmetic rehab

This condo is in fair condition with cosmetic updates needed. Painting and flooring updates would significantly enhance its resale and rental value.

Repairs flagged

• Minor Living room carpet — Worn and frayed edges
• Minor Kitchen flooring — Tiled floor appears slightly worn

Value-add opportunities

• Both Painting throughout — Fresh paint enhances curb appeal and interior aesthetics
• Both New flooring in living room — Updated flooring improves the overall look and feel of the space
• Both New kitchen flooring — Fresh flooring in the kitchen enhances functionality and appearance
• Both Landscaping and curb appeal — A well-maintained exterior boosts curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Living room carpet · Worn and frayed edges	Minor	$500–3,000
Kitchen flooring · Tiled floor appears slightly worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting throughout — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both New flooring in living room — Updated flooring improves the overall look and feel of the space ↑
• Both New kitchen flooring — Fresh flooring in the kitchen enhances functionality and appearance ↑
• Both Landscaping and curb appeal — A well-maintained exterior boosts curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+167.2% since first listed

4 events — show timeline

• 2026-05-13 Listed $79,900 Beaches MLS
• 2002-07-08 Sold (MLS) $29,000 Beaches MLS
• 2002-02-22 Listing Removed — Beaches MLS
• 2002-02-14 Listed $29,900 Beaches MLS