6 Abbey Ln #201 · Delray Beach, FL 33446

$129,900

2 bd · 2.0 ba · 925 sqft · Condo public records · 891 Days on market

Built 1978 $622/mo HOA · 29% 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 +20.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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

Listing remarks MLS

Very clean and well cared for apt. Tiled throughout, newer kitchen appliances, a/c about 6 yrs, water heater about 3 yrs. Living room has crown molding. Patio is glass enclosed. A pleasure to show!

Key facts

• $622 HOA
• Community pool
• Built 1978

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Association with clubhouse, fitness center and pool; Monthly HOA dues

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Sewer available; Water available
• Home design: Condominium; 2-story building; Resale property; Faces south
• Construction: CBS construction
• Exterior features: Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central individual heating; Central individual cooling; Ceiling fan(s)
• Interior features: Walk-in closets

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 flat; 583 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of equity ($898 loan paydown + $892 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.

Negotiation context

• It's been on market 891 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask is 7541% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $42k; list at $130k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 891 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 1.64% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 5.1

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: 3.3%
• Equity multiple: 1.16×
• Total profit: $5,871
• Equity at exit: $42,241

10-year hold

• IRR: 5.5%
• Equity multiple: 1.59×
• Total profit: $21,605
• Equity at exit: $54,542

Cash invested: $36,372 (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: 583
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$681
• Tax from tax record: −$166 /mo · $1,996/yr
• Insurance: −$54
• HOA: −$622
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $160

Break-even live

Break-even rent $1,929

Max offer price $129,900

Occupancy floor 87%

Sensitivity live

Price	-10% $234	-5% $197	+0% $160	+5% $124	+10% $87
Rent	-10% $-8	-5% $76	+0% $160	+5% $245	+10% $329
Rate	-1.0pp $226	-0.5pp $193	base $160	+0.5pp $127	+1.0pp $92

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.03mi
10 Willowbrook Ln #105 Delray Beach, FL	2.0	2.0	1005	$2,100	$2.09	12d	1	0.11mi
19 Abbey Ln #206 Delray Beach, FL	2.0	2.0	925	$1,750	$1.89	25d	1	0.11mi
20 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,600	$2.81	25d	1	0.14mi
32 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.15mi
31 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$1,300	$1.41	25d	1	0.15mi
21 Abbey Ln #107 Delray Beach, FL	2.0	2.0	925	$1,800	$1.95	16d	1	0.15mi
14 Willowbrook Ln #101 Delray Beach, FL	2.0	2.0	1005	$1,700	$1.69	6d	1	0.16mi
23 Abbey Ln #208 Delray Beach, FL	2.0	2.0	925	$1,500	$1.62	4d	1	0.17mi
14735 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,350	$2.19	3d	1	0.18mi
189 Seville Ter Unit 189 Delray Beach, FL	2.0	2.0	880	$1,900	$2.16	25d	1	0.23mi
28 Seville B Delray Beach, FL	2.0	2.0	883	$1,950	$2.21	12d	1	0.24mi
14671 Bonaire Blvd #505 Delray Beach, FL	1.0	2.0	925	$1,600	$1.73	25d	1	0.25mi
14832 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,500	$2.33	18d	1	0.27mi
14747 Cumberland Dr #301 Delray Beach, FL	2.0	2.0	1044	$1,900	$1.82	25d	1	0.29mi
14723 Cumberland Dr Unit 404 B Delray Beach, FL	1.0	2.0	912	$1,850	$2.03	25d	1	0.29mi
14896 Bal Moral Ln Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	25d	1	0.36mi
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	18d	1	0.43mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	25d	1	0.43mi
213 Waterford I Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	25d	1	0.44mi
43 Waterford B Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	25d	1	0.45mi
92 Seville Blvd Delray Beach, FL	2.0	2.0	880	$1,895	$2.15	25d	1	0.46mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	0d	2	0.47mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	8d	2	0.47mi
15035 Michelangelo Blvd #202 Delray Beach, FL	1.0	1.0	700	$1,895	$2.71	0d	1	0.47mi
15035 Michelangelo Blvd #103 Delray Beach, FL	2.0	2.0	1079	$2,000	$1.85	25d	1	0.47mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	25d	1	0.48mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	21d	1	0.48mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	3d	1	0.48mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	23d	1	0.48mi
7192 Huntington Ln #307 Delray Beach, FL	2.0	2.0	1070	$3,500	$3.27	19d	1	0.50mi
163 Tuscany C Unit C Delray Beach, FL	1.0	1.5	720	$1,300	$1.81	16d	1	0.51mi
15055 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1158	$2,125	$1.83	23d	2	0.51mi
126 Seville E Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	19d	1	0.52mi
102 Waterford D Unit 102 Delray Beach, FL	1.0	1.5	720	$1,900	$2.64	25d	1	0.52mi
154 Seville G Delray Beach, FL	1.0	1.0	720	$1,490	$2.07	16d	1	0.54mi
148 Waterford D Unit 148 Delray Beach, FL	2.0	2.0	883	$1,900	$2.15	18d	1	0.54mi
7286 Huntington Ln #105 Delray Beach, FL	2.0	2.0	1070	$3,350	$3.13	25d	1	0.56mi
6795 Huntington Ln #406 Delray Beach, FL	2.0	2.0	990	$2,500	$2.53	21d	1	0.58mi
14307 Bedford Dr #302 Delray Beach, FL	2.0	2.0	990	$2,200	$2.22	25d	1	0.59mi

HOA detail condo

• Monthly dues: $622 · $7,464/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-21
   days on market $129,900 Active 891 DOM
2. 2026-06-18
   days on market $129,900 Active 888 DOM
3. 2026-06-17
   days on market $129,900 Active 887 DOM
4. 2026-06-16
   days on market $129,900 Active 886 DOM
5. 2026-06-15
   days on market $129,900 Active 885 DOM
6. 2026-06-13
   days on market $129,900 Active 883 DOM
7. 2026-06-09
   days on market $129,900 Active 879 DOM
8. 2026-06-07
   days on market $129,900 Active 877 DOM
9. 2026-06-04
   days on market $129,900 Active 874 DOM
10. 2026-06-03
    days on market $129,900 Active 873 DOM
11. 2026-06-01
    days on market $129,900 Active 871 DOM
12. 2026-05-31
    days on market $129,900 Active 870 DOM
13. 2024-09-18
    price $129,900
14. 2024-09-03
    price $139,900
15. 2024-08-09
    historical $1,700
16. 2024-08-01
    price $149,900
17. 2024-04-19
    listed $1,700
18. 2024-03-09
    price $159,900
19. 2024-03-01
    price $165,500
20. 2024-02-27
    historical $1,950
21. 2024-02-17
    price $173,500
22. 2024-02-10
    price $179,500
23. 2024-01-29
    price $189,500
24. 2024-01-12
    listed $1,950
25. 2024-01-12
    listed $199,500 Active
26. 2013-09-22
    historical
27. 2012-10-26
    soldstatus $42,000
28. 2012-09-19
    soldstatus $42,000 197-char remark

    Show marketing remark (197 chars)

    Very clean and well cared for apt. Tiled throughout, newer kitchen appliances, a/c about 6 yrs, water heater about 3 yrs. Living room has crown molding. Patio is glass enclosed. A pleasure to show!

29. 2012-07-11
    historical 197-char remark

    Show marketing remark (197 chars)

    Very clean and well cared for apt. Tiled throughout, newer kitchen appliances, a/c about 6 yrs, water heater about 3 yrs. Living room has crown molding. Patio is glass enclosed. A pleasure to show!

30. 2012-06-05
    listed $42,000 197-char remark

    Show marketing remark (197 chars)

    Very clean and well cared for apt. Tiled throughout, newer kitchen appliances, a/c about 6 yrs, water heater about 3 yrs. Living room has crown molding. Patio is glass enclosed. A pleasure to show!

31. 2005-11-14
    soldstatus $133,500
32. 2005-11-04
    soldstatus $133,500
33. 2005-09-27
    historical
34. 2005-07-05
    listed $134,500
35. 2004-01-07
    soldstatus $59,500
36. 2003-11-25
    soldstatus $59,500
37. 2003-10-28
    historical
38. 2003-10-19
    listed $61,000
39. 2003-03-30
    listed $63,000
40. 2000-12-09
    soldstatus $29,000
41. 2000-12-08
    soldstatus $29,000
42. 2000-09-27
    historical
43. 1999-11-14
    listed $32,000

ⓘ 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: $1,996 · $166/mo
• Projected year-2 tax: $1,996 · $166/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,581
• − Mortgage interest: −$7,276
• − Property taxes: −$1,996
• − Insurance: −$650
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − HOA: −$7,464
• − Depreciation: −$3,779
• Taxable income: $323
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $1,847/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

+305.9% since first listed

31 events — show timeline

• 2024-09-18 Price Changed $129,900 Beaches MLS
• 2024-09-03 Price Changed $139,900 Beaches MLS
• 2024-08-09 Rental Removed $1,700 GFLMLS
• 2024-08-01 Price Changed $149,900 Beaches MLS
• 2024-04-19 Listed for Rent $1,700 GFLMLS
• 2024-03-09 Price Changed $159,900 Beaches MLS
• 2024-03-01 Price Changed $165,500 Beaches MLS
• 2024-02-27 Rental Removed $1,950 GFLMLS
• 2024-02-17 Price Changed $173,500 Beaches MLS
• 2024-02-10 Price Changed $179,500 Beaches MLS
• 2024-01-29 Price Changed $189,500 Beaches MLS
• 2024-01-12 Listed for Rent $1,950 GFLMLS
• 2024-01-12 Listed $199,500 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2012-10-26 Sold (Public Records) $42,000 Public Records
• 2012-09-19 Sold (MLS) $42,000 Beaches MLS
• 2012-07-11 Listing Removed — Beaches MLS
• 2012-06-05 Listed $42,000 Beaches MLS
• 2005-11-14 Sold (Public Records) $133,500 Public Records
• 2005-11-04 Sold (MLS) $133,500 Beaches MLS
• 2005-09-27 Listing Removed — Beaches MLS
• 2005-07-05 Listed $134,500 Beaches MLS
• 2004-01-07 Sold (Public Records) $59,500 Public Records
• 2003-11-25 Sold (MLS) $59,500 Beaches MLS
• 2003-10-28 Listing Removed — Beaches MLS
• 2003-10-19 Listed $61,000 Beaches MLS
• 2003-03-30 Listed $63,000 Beaches MLS
• 2000-12-09 Sold (Public Records) $29,000 Public Records
• 2000-12-08 Sold (MLS) $29,000 Beaches MLS
• 2000-09-27 Listing Removed — Beaches MLS
• 1999-11-14 Listed $32,000 Beaches MLS

Property tax history

+15.2%/yr

Latest (2025): $1,996 · -10.6% YoY. Source: county tax records.