6675 S Oriole Blvd #1040 · Delray Beach, FL 33446

$99,000

1 bd · 2.0 ba · 912 sqft · Condo public records · 126 Days on market

Built 1980 $932/mo HOA · 46% 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 +12.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful first floor unit over looks golf course. Eat in kitchen with Granite counter tops, Totally tiled. Screened & glass Florida/Patio Great location close to fabulous down town Delray, Shopping, Restaurants, House of Worship. Come take a look. ..

Key facts

• Gated community
• Fitness center
• Resort-style pool

Tags

• GATED COMMUNITY
• ENCLOSED FLORIDA ROOM
• TRANQUIL GARDEN VIEWS
• NEWLY RENOVATED CLUBHOUSE
• RESORT-STYLE POOL
• FITNESS CENTER

Property features AI

Finance

• Other: Cats allowed (pet policy allows cats)
• Financial info: Association fee listed as monthly
• HOA & community: Monthly association fee; Association amenities include pool, clubhouse, billiard room, barbecue and picnic areas, and elevators; Association dues cover common areas, cable TV, structure maintenance, trash and water; Senior community

Exterior

• Parking: Assigned parking (one space)
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on level 1; Has a view; Is waterfront
• Construction: Block construction; Effective year built
• Exterior features: Courtyard; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Self-cleaning oven
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fan(s); Electric heating
• Interior features: First-floor entry; Bedroom on main level; Tile flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $-19 ($-231/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (3.4% below list).
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 26d 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 31% 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 $1k of equity ($684 loan paydown + $680 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 126 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% 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 126 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 2.06% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 4.0

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: -4.0%
• Equity multiple: 0.81×
• Total profit: $-5,252
• Equity at exit: $32,193

10-year hold

• IRR: -2.2%
• Equity multiple: 0.77×
• Total profit: $-6,360
• Equity at exit: $41,568

Cash invested: $27,720 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$519
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$41
• HOA: −$932
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-19

Break-even live

Break-even rent $2,063

Max offer price $95,604

Occupancy floor 96%

Sensitivity live

Price	-10% $37	-5% $9	+0% $-19	+5% $-47	+10% $-75
Rent	-10% $-180	-5% $-100	+0% $-19	+5% $61	+10% $142
Rate	-1.0pp $31	-0.5pp $6	base $-19	+0.5pp $-45	+1.0pp $-71

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14896 Bal Moral Ln Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	25d	1	0.05mi
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	18d	1	0.06mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	25d	1	0.06mi
14723 Cumberland Dr Unit 404 B Delray Beach, FL	1.0	2.0	912	$1,850	$2.03	25d	1	0.12mi
14747 Cumberland Dr #301 Delray Beach, FL	2.0	2.0	1044	$1,900	$1.82	25d	1	0.18mi
15035 Michelangelo Blvd #103 Delray Beach, FL	2.0	2.0	1079	$2,000	$1.85	25d	1	0.22mi
15035 Michelangelo Blvd #202 Delray Beach, FL	1.0	1.0	700	$1,895	$2.71	0d	1	0.22mi
14 Willowbrook Ln #101 Delray Beach, FL	2.0	2.0	1005	$1,700	$1.69	6d	1	0.22mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	23d	1	0.26mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	3d	1	0.26mi
15055 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1158	$2,125	$1.83	23d	2	0.26mi
10 Willowbrook Ln #105 Delray Beach, FL	2.0	2.0	1005	$2,100	$2.09	12d	1	0.27mi
7515 S Oriole Blvd Delray Beach, FL	2.0	2.0	850	$1,700	$2.00	25d	1	0.31mi
20 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,600	$2.81	25d	1	0.32mi
19 Abbey Ln #206 Delray Beach, FL	2.0	2.0	925	$1,750	$1.89	25d	1	0.34mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	0d	2	0.35mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	9d	2	0.35mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	25d	1	0.35mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	21d	1	0.35mi
21 Abbey Ln #107 Delray Beach, FL	2.0	2.0	925	$1,800	$1.95	16d	1	0.35mi
23 Abbey Ln #208 Delray Beach, FL	2.0	2.0	925	$1,500	$1.62	4d	1	0.37mi
3 Abbey Ln #102 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.39mi
31 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$1,300	$1.41	25d	1	0.43mi
32 Abbey Ln #207 Delray Beach, FL	2.0	2.0	925	$2,500	$2.70	25d	1	0.46mi
7301 Amberly Ln #304 Delray Beach, FL	2.0	2.0	1080	$1,495	$1.38	9d	1	0.47mi
28 Seville B Delray Beach, FL	2.0	2.0	883	$1,950	$2.21	12d	1	0.48mi
189 Seville Ter Unit 189 Delray Beach, FL	2.0	2.0	880	$1,900	$2.16	25d	1	0.49mi
7286 Huntington Ln #105 Delray Beach, FL	2.0	2.0	1070	$3,350	$3.13	25d	1	0.50mi
163 Tuscany C Unit C Delray Beach, FL	1.0	1.5	720	$1,300	$1.81	16d	1	0.51mi
7192 Huntington Ln #307 Delray Beach, FL	2.0	2.0	1070	$3,500	$3.27	19d	1	0.52mi
213 Waterford I Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	25d	1	0.53mi
14671 Bonaire Blvd #505 Delray Beach, FL	1.0	2.0	925	$1,600	$1.73	25d	1	0.55mi
14735 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,350	$2.19	3d	1	0.56mi
43 Waterford B Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	25d	1	0.61mi
102 Waterford D Unit 102 Delray Beach, FL	1.0	1.5	720	$1,900	$2.64	25d	1	0.62mi
14832 Wildflower Ln Delray Beach, FL	2.0	2.0	1073	$2,500	$2.33	18d	1	0.64mi
14307 Bedford Dr #302 Delray Beach, FL	2.0	2.0	990	$2,200	$2.22	25d	1	0.66mi
148 Waterford D Unit 148 Delray Beach, FL	2.0	2.0	883	$1,900	$2.15	18d	1	0.67mi
92 Seville Blvd Delray Beach, FL	2.0	2.0	880	$1,895	$2.15	25d	1	0.71mi
6795 Huntington Ln #406 Delray Beach, FL	2.0	2.0	990	$2,500	$2.53	22d	1	0.75mi

HOA detail condo

• Monthly dues: $932 · $11,184/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $99,000 Active 126 DOM
2. 2026-06-18
   days on market $99,000 Active 123 DOM
3. 2026-06-17
   days on market $99,000 Active 122 DOM
4. 2026-06-16
   days on market $99,000 Active 121 DOM
5. 2026-06-15
   days on market $99,000 Active 120 DOM
6. 2026-06-13
   days on market $99,000 Active 118 DOM
7. 2026-06-09
   days on market $99,000 Active 114 DOM
8. 2026-06-07
   days on market $99,000 Active 112 DOM
9. 2026-06-04
   days on market $99,000 Active 109 DOM
10. 2026-06-03
    days on market $99,000 Active 108 DOM
11. 2026-06-01
    days on market $99,000 Active 106 DOM
12. 2026-05-31
    days on market $99,000 Active 105 DOM
13. 2026-04-29
    price $99,000
14. 2026-02-16
    price $120,000
15. 2026-02-16
    price $125,000
16. 2026-02-15
    listed $110,000 Active
17. 2016-01-22
    soldstatus $78,000
18. 2016-01-19
    soldstatus $78,000 Closed 257-char remark

    Show marketing remark (257 chars)

    Beautiful first floor unit over looks golf course. Eat in kitchen with Granite counter tops, Totally tiled. Screened & glass Florida/Patio Great location close to fabulous down town Delray, Shopping, Restaurants, House of Worship. Come take a look. ..

19. 2015-12-29
    status Pending 257-char remark

    Show marketing remark (257 chars)

    Beautiful first floor unit over looks golf course. Eat in kitchen with Granite counter tops, Totally tiled. Screened & glass Florida/Patio Great location close to fabulous down town Delray, Shopping, Restaurants, House of Worship. Come take a look. ..

20. 2015-09-11
    listed $85,000 Active 257-char remark

    Show marketing remark (257 chars)

    Beautiful first floor unit over looks golf course. Eat in kitchen with Granite counter tops, Totally tiled. Screened & glass Florida/Patio Great location close to fabulous down town Delray, Shopping, Restaurants, House of Worship. Come take a look. ..

21. 2012-05-21
    historical
22. 2012-02-28
    listed $89,000

ⓘ 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: $1,647 · $137/mo
• Projected year-2 tax: $1,647 · $137/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 6 d/yr ≥107°F today · 23 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: $24,462
• − Mortgage interest: −$5,546
• − Property taxes: −$1,647
• − Insurance: −$495
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − HOA: −$11,184
• − Depreciation: −$2,880
• Taxable loss: −$1,203
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $58/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

+11.2% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $99,000 MARMLS
• 2026-02-16 Price Changed $120,000 MARMLS
• 2026-02-16 Price Changed $125,000 MARMLS
• 2026-02-15 Listed $110,000 MARMLS
• 2016-01-22 Sold (Public Records) $78,000 Public Records
• 2016-01-19 Sold (MLS) $78,000 Beaches MLS
• 2015-12-29 Pending — Beaches MLS
• 2015-09-11 Listed $85,000 Beaches MLS
• 2012-05-21 Listing Removed — Beaches MLS
• 2012-02-28 Listed $89,000 Beaches MLS

Property tax history

+5.5%/yr

Latest (2025): $1,647 · -11.1% YoY. Source: county tax records.