14407 Via Royale #1 · Delray Beach, FL 33446

$285,000

3 bd · 2.0 ba · 1,433 sqft · Condo public records · 72 Days on market

Built 1989 $755/mo HOA · 22% 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 +17.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +5.4/10.0
• 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

ABSOLUTELY GORGEOUS WATERFRONT CONDO | PRESTIGIOUS 55+ GATED COMMUNITY OF EMERALD POINTE | PRIME DELRAY BEACH LOCATION | FIRST FLOOR, END UNIT | BREATHTAKING LAKE VIEWS | Bright Open Floor Plan | LED Custom Lighting | Eat-In Kitchen | White Wood Counters | Breakfast Bar | Quartz Counters | S/S Appliances | Breakfast Nook | Pantry | Formal Dining Room | Large Primary Suite | Ensuite | Walk-In Closet | Lots of Strage | Laundry In Unit | Screened Private Patio | Immaculate Manicured Landscaping | Incredible Views | Covered Parking & Guest Parking | Resort-Like Amenities, Pool, Tennis Courts, Fitness Center, Card Rooms, & Active Clubhouse | Pet Friendly | Minutes to Beach, FAU, Mi

Key facts

• $755 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with size limits and possible restrictions
• HOA & community: Has association (Emerald Pointe Consolidated Condominium Association); Quarterly HOA fees; HOA amenities: clubhouse, pool, tennis courts, sidewalks, parking, security; HOA covers security, common areas, recreation facility, and pool service

Exterior

• Parking: Assigned covered parking; Guest parking (2 open spaces total)
• Security: Gated community (no guard); Community security included in association
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Condominium; Single-story; Faces east; Resale property
• Construction: CBS construction; Other roof
• Exterior features: Corner lot; Lake access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Kitchen island; Walk-in closets; Furnished (negotiable)
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $285k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $268k (6.0% below list) — sets the bar for market timing.

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: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% 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 average 35% FRL vs 52% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 50% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 583 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $4k of equity ($2k loan paydown + $2k 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 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $100k; list at $285k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $267,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 7.0

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: 1.7%
• Equity multiple: 1.08×
• Total profit: $6,648
• Equity at exit: $92,677

10-year hold

• IRR: 4.7%
• Equity multiple: 1.51×
• Total profit: $40,691
• Equity at exit: $119,666

Cash invested: $79,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $3,377 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$119
• HOA: −$755
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $213

Break-even live

Break-even rent $3,108

Max offer price $285,000

Occupancy floor 89%

Sensitivity live

Price	-10% $374	-5% $294	+0% $213	+5% $132	+10% $52
Rent	-10% $-54	-5% $80	+0% $213	+5% $346	+10% $480
Rate	-1.0pp $357	-0.5pp $285	base $213	+0.5pp $139	+1.0pp $64

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14856 Barletta Way Delray Beach, FL	2.0	2.0	1406	$3,200	$2.28	25d	1	0.20mi
7350 Kinghurst Dr Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	16d	1	0.36mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	0d	1	0.36mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	23d	1	0.36mi
8085 Tumblestone Ct Delray Beach, FL	2.0	2.0	1076	$2,668	$2.48	4d	1	0.38mi
8085 Tumblestone Ct Delray Beach, FL	3.0	2.0	1242	$2,998	$2.41	3d	1	0.38mi
8085 Tumblestone Ct Delray Beach, FL	2.0	2.0	1097	$2,679	$2.44	25d	1	0.38mi
7301 Amberly Ln #304 Delray Beach, FL	2.0	2.0	1080	$1,495	$1.38	8d	1	0.39mi
14131 Rock Salt Rd Delray Beach, FL	3.0	2.0	1490	$4,800	$3.22	0d	1	0.41mi
14131 Rock Salt Rd Delray Beach, FL	3.0	2.0	1490	$4,800	$3.22	3d	1	0.41mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1097	$2,877	$2.62	25d	1	0.48mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1097	$2,892	$2.64	13d	1	0.48mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1153	$3,002	$2.60	4d	1	0.48mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	16d	1	0.52mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$2,700	$2.20	19d	2	0.52mi
7310 Ashford Pl Delray Beach, FL	2.0	2.0	1230	$3,200	$2.60	8d	1	0.52mi
7260 Kinghurst Dr #205 Delray Beach, FL	2.0	2.0	1230	$2,800	$2.28	19d	1	0.54mi
13851 Oneida Dr Unit D2 Delray Beach, FL	3.0	2.0	1557	$2,850	$1.83	5d	1	0.57mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	13d	1	0.58mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	25d	1	0.58mi
7904 Mansfield Hollow Rd Delray Beach, FL	3.0	2.0	1865	$3,950	$2.12	25d	1	0.62mi
13811 Oneida Dr Unit H2 Delray Beach, FL	2.0	2.0	1078	$2,100	$1.95	25d	1	0.66mi
7286 Huntington Ln #105 Delray Beach, FL	2.0	2.0	1070	$3,350	$3.13	25d	1	0.67mi
7512 Eagle Point Dr Unit 7512 Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	19d	1	0.69mi
7512 Eagle Point Dr Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	5d	1	0.69mi
7512 Eagle Point Dr Delray Beach, FL	3.0	2.0	1461	$4,000	$2.74	0d	1	0.69mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	25d	1	0.70mi
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	18d	1	0.70mi
7657 Lexington Club Blvd Delray Beach, FL	3.0	2.0	1645	$4,500	$2.74	25d	1	0.72mi
14509 Sloan Ridge Dr Unit 10-104 Luminosa Delray Beach, FL	3.0	2.0	1328	$3,827	$2.88	25d	1	0.73mi
14828 Golden Jax Ln Unit 6-105 Radiance Delray Beach, FL	2.0	2.0	1321	$4,148	$3.14	18d	1	0.73mi
14828 Golden Jax Ln Unit 8-105 Radiance Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	16d	1	0.73mi
14828 Golden Jax Ln Unit 8103 Delray Beach, FL	2.0	2.0	1321	$3,948	$2.99	0d	1	0.73mi
14747 Cumberland Dr #301 Delray Beach, FL	2.0	2.0	1044	$1,900	$1.82	25d	1	0.76mi
7192 Huntington Ln #307 Delray Beach, FL	2.0	2.0	1070	$3,500	$3.27	19d	1	0.77mi
14896 Bal Moral Ln Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	25d	1	0.78mi
14800 Cumberland Dr Delray Beach, FL	2.0–3.0	2.0	1324	$3,948	$2.98	0d	4	0.80mi
13916 Viale Elizabeth Unit F Delray Beach, FL	2.0	2.0	989	$3,000	$3.03	25d	1	0.84mi
14534 Highland Center Way Delray Beach, FL	2.0	2.0	1319	$3,400	$2.58	8d	1	0.84mi
14307 Bedford Dr #302 Delray Beach, FL	2.0	2.0	990	$2,200	$2.22	25d	1	0.87mi

HOA detail condo

• Monthly dues: $755 · $9,060/yr
• Likely covers: waterlandscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $285,000 Active 72 DOM
2. 2026-06-18
   days on market $285,000 Active 69 DOM
3. 2026-06-17
   days on market $285,000 Active 68 DOM
4. 2026-06-16
   days on market $285,000 Active 67 DOM
5. 2026-06-15
   days on market $285,000 Active 66 DOM
6. 2026-06-13
   days on market $285,000 Active 64 DOM
7. 2026-06-09
   days on market $285,000 Active 60 DOM
8. 2026-06-08
   days on market $285,000 Active 59 DOM
9. 2026-06-07
   days on market $285,000 Active 58 DOM
10. 2026-06-04
    days on market $285,000 Active 55 DOM
11. 2026-06-03
    days on market $285,000 Active 54 DOM
12. 2026-06-02
    days on market $285,000 Active 53 DOM
13. 2026-06-01
    days on market $285,000 Active 52 DOM
14. 2026-05-31
    days on market $285,000 Active 51 DOM
15. 2026-05-04
    price $292,000
16. 2026-04-10
    listed $299,000 Active
17. 2025-02-06
    historical
18. 2024-11-14
    price $335,000
19. 2024-10-28
    price $338,500
20. 2024-10-15
    price $344,999
21. 2024-08-09
    listed $349,999 Active
22. 2009-12-07
    soldstatus $100,000
23. 2000-01-18
    soldstatus $105,000
24. 1989-09-12
    soldstatus $97,300

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$1,323/yr (+$110/mo · 127.0%)

ⓘ 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 4/10 Moderate
• 🌡 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: $40,529
• − Mortgage interest: −$15,964
• − Property taxes: −$1,042
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,242
• − Management: −$3,242
• − HOA: −$9,060
• − Depreciation: −$8,291
• Taxable loss: −$1,738
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $2,973/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

+200.1% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $292,000 Beaches MLS
• 2026-04-10 Listed $299,000 Beaches MLS
• 2025-02-06 Listing Removed — Beaches MLS
• 2024-11-14 Price Changed $335,000 Beaches MLS
• 2024-10-28 Price Changed $338,500 Beaches MLS
• 2024-10-15 Price Changed $344,999 Beaches MLS
• 2024-08-09 Listed $349,999 Beaches MLS
• 2009-12-07 Sold (Public Records) $100,000 Public Records
• 2000-01-18 Sold (Public Records) $105,000 Public Records
• 1989-09-12 Sold (Public Records) $97,300 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,042 · +5.0% YoY. Source: county tax records.