1580 NW 18th Ave Unit 98-B · Delray Beach, FL 33445

$179,000

2 bd · 1.5 ba · 975 sqft · Condo public records · 281 Days on market

Built 1980 $587/mo HOA · 23% 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 +20.1/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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

ADORABLE 2 BEDROOM 1 1/2 BATH VILLA IN A DESIRABLE 55+ COMMUNITY. CLEAN... UPDATED KITCHEN CABINETS, NEW FRONT LOAD W/D AND REFRIGERATOR...NEW ROOF, HWH 2019, A/C 2014... LARGE OVERSIZED SCREENED PORCH WITH LOTS OF STORAGE...MINUTES TO THE BEACH AND TRENDY ATLANTIC AVENUE. MANY CLUBS AND ORGANIZATIONS AVAILABLE TO JOIN ! SOUTH CLUBHOUSE WAS JUST UPDATED AND OFFERS A POOL, HOT TUB, SHUFFLE BOARD, RE-SURFACED BOCCI, (6) NEW PICKLE BALL COURTS AND ONSITE MANAGER! NORTH CLUBHOUSE OFFERS A LIBRARY, NEW UPDATED GYM EQUIPMENT, BILLIARDS AND NEW SURFACED TENNIS COURTS. NO RENTING FOR 2 YEARS. INTERNET INCLUDED. ALL SIZES APPROXIMENT.

Key facts

• Hurricane shutters
• Updated kitchen
• Convenient parking

Tags

• UPDATED KITCHEN
• HURRICANE SHUTTERS
• SCREENED OUTDOOR LANAI
• CONVENIENT PARKING

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: Monthly HOA fee (amount listed separately) includes cable TV, insurance, grounds maintenance, security, trash, and common area maintenance; Community amenities: clubhouse, fitness center, pool, tennis courts, pickleball courts, bocce ball, billiard room, community room, parking, internet included, street lights; Association present; Senior community

Exterior

• Parking: Assigned and guest parking; 1 open parking space
• Security: Gated community with guard; Closed-circuit cameras
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water and sewer available
• Home design: Condominium villa; Multi/split levels; Single-story unit (building has 1 story); Entry-level living area; Faces south
• Construction: CBS construction
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (main level)
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air
• Interior features: Partially furnished; Drapes and plantation shutters

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $158k (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.
• Zoned schools: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools average 67% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 357 active listings in the ZIP; 28 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 39% 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 $5k 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 281 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 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: 1.42% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 5.9

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-17,490
• Equity at exit: $26,689

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-7,416
• Equity at exit: $15,477

Cash invested: $50,120 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,549 high
• Mortgage (P&I): −$939
• Tax from tax record: −$192 /mo · $2,300/yr
• Insurance: −$75
• HOA: −$587
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $221

Break-even live

Break-even rent $2,268

Max offer price $179,000

Occupancy floor 86%

Sensitivity live

Price	-10% $323	-5% $272	+0% $221	+5% $171	+10% $120
Rent	-10% $20	-5% $121	+0% $221	+5% $322	+10% $423
Rate	-1.0pp $312	-0.5pp $267	base $221	+0.5pp $175	+1.0pp $128

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1641 NW 19th Ter Unit 46A Delray Beach, FL	2.0	2.0	1104	$2,000	$1.81	20d	1	0.13mi
500 N Congress Ave Delray Beach, FL	2.0–3.0	1.0–2.0	989	$2,295	$2.32	0d	6	0.71mi
1335 Lee St Delray Beach, FL	3.0	2.0	1000	$3,200	$3.20	25d	1	0.86mi
210 NW 13th Ave Delray Beach, FL	2.0	1.0	800	$2,200	$2.75	25d	1	1.08mi
320 NW 6th Ave Delray Beach, FL	3.0	2.0	1032	$3,400	$3.29	25d	1	1.15mi
322 NW 4th Ave Delray Beach, FL	2.0	1.0	971	$7,500	$7.72	22d	1	1.23mi
1914 Palmland Dr Unit C Boynton Beach, FL	2.0	2.0	1026	$2,300	$2.24	16d	1	1.24mi
1916 Palmland Dr Unit D Boynton Beach, FL	3.0	2.0	1080	$3,200	$2.96	25d	1	1.26mi
1201 NE 2nd Ave Delray Beach, FL	2.0	1.0	700	$2,400	$3.43	9d	1	1.28mi
320 NW 3rd Ave Delray Beach, FL	3.0	2.0	1107	$4,500	$4.07	25d	1	1.28mi
707 High Point Blvd N Unit C Delray Beach, FL	1.0	1.5	994	$1,600	$1.61	25d	1	1.30mi
233 NE 13th St Unit 2335 Delray Beach, FL	2.0	1.0	840	$2,450	$2.92	20d	1	1.33mi
803 NE 2nd Ave Delray Beach, FL	1.0	1.0	625	$2,200	$3.52	25d	1	1.33mi
801 NE 2nd Ave Delray Beach, FL	1.0	1.0	800	$2,600	$3.25	25d	1	1.33mi
27 NW 11th Ave Delray Beach, FL	2.0	1.0	1040	$2,150	$2.07	25d	1	1.34mi
2095 W Atlantic Ave Delray Beach, FL	3.0	1.0–2.0	1012	$3,400	$3.36	0d	10	1.34mi
242 NE 12th St #2 Delray Beach, FL	2.0	1.0	1000	$2,100	$2.10	22d	1	1.37mi
135 NW 5th Ave Apt 3 Delray Beach, FL	2.0	1.0	875	$2,200	$2.51	25d	1	1.37mi
2119 Northridge Rd Delray Beach, FL	3.0	1.0	962	$2,500	$2.60	25d	1	1.40mi
512 High Point Dr Unit C Delray Beach, FL	1.0	2.0	994	$2,100	$2.11	21d	1	1.41mi
517 NW 1st St Delray Beach, FL	3.0	2.0	888	$4,225	$4.76	4d	1	1.41mi
517 NW 1st St Delray Beach, FL	3.0	2.0	888	$4,125	$4.65	3d	1	1.41mi
602 NW 1st St Delray Beach, FL	3.0	2.0	1032	$3,400	$3.29	25d	1	1.42mi
1634 NE 3rd Ave Delray Beach, FL	3.0	1.0	986	$3,300	$3.35	25d	1	1.42mi
320 NE 1st Ave Delray Beach, FL	2.0	1.0	1000	$2,900	$2.90	25d	1	1.46mi
26 SW 10th Ave Delray Beach, FL	2.0	1.0	600	$1,850	$3.08	25d	1	1.47mi
1142 Circle Ter W Unit C Delray Beach, FL	1.0	1.5	1080	$1,700	$1.57	4d	1	1.49mi
405 High Point Blvd Unit C Delray Beach, FL	1.0	1.5	994	$1,500	$1.51	25d	1	1.49mi

HOA detail condo

• Monthly dues: $587 · $7,044/yr
• Likely covers: internetpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $179,000 Active 281 DOM
2. 2026-06-18
   days on market $179,000 Active 278 DOM
3. 2026-06-17
   days on market $179,000 Active 277 DOM
4. 2026-06-16
   days on market $179,000 Active 276 DOM
5. 2026-06-15
   days on market $179,000 Active 275 DOM
6. 2026-06-13
   days on market $179,000 Active 273 DOM
7. 2026-06-09
   days on market $179,000 Active 269 DOM
8. 2026-06-07
   days on market $179,000 Active 267 DOM
9. 2026-06-04
   days on market $179,000 Active 264 DOM
10. 2026-06-03
    days on market $179,000 Active 263 DOM
11. 2026-06-01
    days on market $179,000 Active 261 DOM
12. 2026-05-31
    days on market $179,000 Active 260 DOM
13. 2025-10-14
    price $179,000
14. 2025-09-10
    listed $189,000 Active
15. 2025-04-03
    historical
16. 2024-11-06
    listed $210,000 Active
17. 2024-11-01
    historical
18. 2023-03-16
    soldstatus $200,000
19. 2023-03-06
    soldstatus $185,000
20. 2023-03-03
    soldstatus $185,000 Closed 635-char remark

    Show marketing remark (635 chars)

    ADORABLE 2 BEDROOM 1 1/2 BATH VILLA IN A DESIRABLE 55+ COMMUNITY. CLEAN... UPDATED KITCHEN CABINETS, NEW FRONT LOAD W/D AND REFRIGERATOR...NEW ROOF, HWH 2019, A/C 2014... LARGE OVERSIZED SCREENED PORCH WITH LOTS OF STORAGE...MINUTES TO THE BEACH AND TRENDY ATLANTIC AVENUE. MANY CLUBS AND ORGANIZATIONS AVAILABLE TO JOIN ! SOUTH CLUBHOUSE WAS JUST UPDATED AND OFFERS A POOL, HOT TUB, SHUFFLE BOARD, RE-SURFACED BOCCI, (6) NEW PICKLE BALL COURTS AND ONSITE MANAGER! NORTH CLUBHOUSE OFFERS A LIBRARY, NEW UPDATED GYM EQUIPMENT, BILLIARDS AND NEW SURFACED TENNIS COURTS. NO RENTING FOR 2 YEARS. INTERNET INCLUDED. ALL SIZES APPROXIMENT.

21. 2023-01-27
    status Pending 635-char remark

    Show marketing remark (635 chars)

    ADORABLE 2 BEDROOM 1 1/2 BATH VILLA IN A DESIRABLE 55+ COMMUNITY. CLEAN... UPDATED KITCHEN CABINETS, NEW FRONT LOAD W/D AND REFRIGERATOR...NEW ROOF, HWH 2019, A/C 2014... LARGE OVERSIZED SCREENED PORCH WITH LOTS OF STORAGE...MINUTES TO THE BEACH AND TRENDY ATLANTIC AVENUE. MANY CLUBS AND ORGANIZATIONS AVAILABLE TO JOIN ! SOUTH CLUBHOUSE WAS JUST UPDATED AND OFFERS A POOL, HOT TUB, SHUFFLE BOARD, RE-SURFACED BOCCI, (6) NEW PICKLE BALL COURTS AND ONSITE MANAGER! NORTH CLUBHOUSE OFFERS A LIBRARY, NEW UPDATED GYM EQUIPMENT, BILLIARDS AND NEW SURFACED TENNIS COURTS. NO RENTING FOR 2 YEARS. INTERNET INCLUDED. ALL SIZES APPROXIMENT.

22. 2023-01-05
    listed $184,900 Active 635-char remark

    Show marketing remark (635 chars)

    ADORABLE 2 BEDROOM 1 1/2 BATH VILLA IN A DESIRABLE 55+ COMMUNITY. CLEAN... UPDATED KITCHEN CABINETS, NEW FRONT LOAD W/D AND REFRIGERATOR...NEW ROOF, HWH 2019, A/C 2014... LARGE OVERSIZED SCREENED PORCH WITH LOTS OF STORAGE...MINUTES TO THE BEACH AND TRENDY ATLANTIC AVENUE. MANY CLUBS AND ORGANIZATIONS AVAILABLE TO JOIN ! SOUTH CLUBHOUSE WAS JUST UPDATED AND OFFERS A POOL, HOT TUB, SHUFFLE BOARD, RE-SURFACED BOCCI, (6) NEW PICKLE BALL COURTS AND ONSITE MANAGER! NORTH CLUBHOUSE OFFERS A LIBRARY, NEW UPDATED GYM EQUIPMENT, BILLIARDS AND NEW SURFACED TENNIS COURTS. NO RENTING FOR 2 YEARS. INTERNET INCLUDED. ALL SIZES APPROXIMENT.

23. 2011-04-23
    soldstatus $55,000

ⓘ 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: $2,300 · $192/mo
• Projected year-2 tax: $2,300 · $192/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,583
• − Mortgage interest: −$10,027
• − Property taxes: −$2,300
• − Insurance: −$895
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − HOA: −$7,044
• − Depreciation: −$5,207
• Taxable income: $216
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $2,605/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

+225.5% since first listed

11 events — show timeline

• 2025-10-14 Price Changed $179,000 Beaches MLS
• 2025-09-10 Listed $189,000 Beaches MLS
• 2025-04-03 Listing Removed — Beaches MLS
• 2024-11-06 Listed $210,000 Beaches MLS
• 2024-11-01 Coming Soon — Beaches MLS
• 2023-03-16 Sold (Public Records) $200,000 Public Records
• 2023-03-06 Sold (Public Records) $185,000 Public Records
• 2023-03-03 Sold (MLS) $185,000 Beaches MLS
• 2023-01-27 Pending — Beaches MLS
• 2023-01-05 Listed $184,900 Beaches MLS
• 2011-04-23 Sold (Public Records) $55,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,300 · +7.6% YoY. Source: county tax records.