13984 Vía Flora · Delray Beach, FL 33484

$154,000

2 bd · 1.5 ba · 989 sqft · SingleFamily · 74 Days on market

Built 1974 Good condition $156/sqft · 41% below area Est $263k · 41% under $570/mo HOA · 25% of rent ↓ 7% since listing

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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 +18.7/30.0
• ARV discount +15.0/15.0
• 1% rule +9.7/10.0
• DSCR +5.9/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks

This bright and beautifully updated 2-bedroom, 1.5bath villa combines comfort, style, and modern conveniences—INCLUDING FULL IMPACT WINDOWS AND SLIDING REAR DOORS that not only protect your home but also let in refreshing tropical breezes. Step inside to an open, light-filled layout featuring a contemporary kitchen with sleek granite countertops, upgraded cabinetry, and a brand-new Kraus kitchen faucet. The home boasts new tile flooring throughout, including freshly installed tile in both bedrooms, giving the entire space a clean and cohesive feel. Additional upgrades include:New electric panel !!

Key facts

• 2 parking spots
• Community pool
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $154k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $145k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.1% 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: Banyan Creek Elementary School (math 62% / reading 64%, grade B, #582 of 2,144 statewide, top 28%, 844 students, 51% FRL); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 759 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 44% of the median local income ($62k/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 74 days — a 6% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $144,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 5.7

CMA / ARV

• ARV (median comp): $262,523
• List price: $154,000
• Delta: -41.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13731 Flora Pl Unit C	0.32mi	2/1.5	989 (0%)	1mo	$127,000	$128	84
13379 Via Vesta Unit B	0.29mi	2/2.0	1,066 (+8%)	10mo	$295,000	$277	63
14010 Nesting Way Unit C	0.75mi	1/2.0 (-1)	1,092 (+10%)	1mo	$140,000	$128	40
5148 Woodland Dr	0.71mi	3/2.0 (+1)	1,030 (+4%)	21mo	$350,000	$340	35
5277 Pine Tree Dr	0.67mi	3/2.0 (+1)	1,092 (+10%)	22mo	$495,000	$453	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.72×
• Total profit: $-11,934
• Equity at exit: $22,962

10-year hold

• IRR: 4.7%
• Equity multiple: 1.37×
• Total profit: $16,065
• Equity at exit: $13,315

Cash invested: $43,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 14 under contract
• Months of supply: 27.4 mo (4%/mo absorbed)
• Median asking: $221,500 ($192/sqft)
• Median days on market: 127 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: +38.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33484

• Rents YoY: 4.3%
• Active inventory: 759
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,261 high
• Mortgage (P&I): −$808
• Tax est. 1.5%: −$192 /mo · $2,310/yr
• Insurance: −$64
• HOA: −$570
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $152

Break-even live

Break-even rent $2,069

Max offer price $154,000

Occupancy floor 88%

Sensitivity live

Price	-10% $259	-5% $205	+0% $152	+5% $99	+10% $46
Rent	-10% $-27	-5% $63	+0% $152	+5% $241	+10% $331
Rate	-1.0pp $230	-0.5pp $191	base $152	+0.5pp $112	+1.0pp $72

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: $38,500
• Closing costs: $4,620
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13757 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$1,950	$1.78	64d	1	0.02mi
13741 Flora Pl Unit B Delray Beach, FL	2.0	2.0	989	$2,100	$2.12	118d	1	0.30mi
13731 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	120d	1	0.32mi
13731 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	76d	1	0.32mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$2,800	$2.74	2d	1	0.34mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$2,800	$2.74	45d	1	0.34mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	120d	1	0.36mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	101d	1	0.36mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,800	$1.64	12d	1	0.36mi
13787 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$2,500	$2.28	120d	1	0.36mi
13755 Via Aurora Unit A Delray Beach, FL	2.0	2.0	1025	$1,875	$1.83	51d	1	0.37mi
13774 Via Flora Unit A Delray Beach, FL	2.0	2.0	1097	$2,850	$2.60	4d	1	0.40mi
13886 Via Flora Unit A Delray Beach, FL	2.0	2.0	1097	$2,075	$1.89	120d	1	0.42mi
13746 Via Flora Unit E Delray Beach, FL	2.0	2.0	1097	$1,950	$1.78	40d	1	0.44mi
13916 Via Flora Unit F Delray Beach, FL	2.0	2.0	989	$3,000	$3.03	120d	1	0.47mi
13696 Via Flora Unit E Delray Beach, FL	2.0	2.0	1097	$2,200	$2.01	5d	1	0.48mi
13696 Via Flora Unit G Delray Beach, FL	2.0	2.0	989	$2,000	$2.02	20d	1	0.48mi
13893 Via Aurora Delray Beach, FL	2.0	2.0	944	$2,400	$2.54	45d	1	0.48mi
13682 Via Flora Unit H Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	120d	1	0.49mi
14050 Pacific Point Pl Delray Beach, FL	1.0–3.0	1.0–2.0	1033	$2,799	$2.71	4d	12	0.66mi
13990 Nesting Way Unit C Delray Beach, FL	1.0	2.0	1092	$2,300	$2.11	120d	1	0.71mi
14040 Nesting Way Unit B Delray Beach, FL	1.0	2.0	1092	$1,700	$1.56	120d	1	0.75mi
5550 Nepsa Way Delray Beach, FL	2.0	2.0	1050	$2,444	$2.33	10d	1	0.75mi
5550 Nepsa Way Delray Beach, FL	1.0–2.0	1.0–2.0	939	$2,688	$2.86	49d	7	0.75mi
5550 Nepsa Way Delray Beach, FL	2.0	2.0	1110	$2,567	$2.31	2d	1	0.75mi
5550 Nepsa Way Delray Beach, FL	1.0	1.0	768	$2,204	$2.87	18d	1	0.75mi
5349 Lakefront Blvd Unit B Delray Beach, FL	1.0	2.0	1068	$1,825	$1.71	40d	1	0.80mi
4809 N Wickham Cir Unit A Delray Beach, FL	2.0	2.0	1028	$2,600	$2.53	120d	1	0.92mi
4802 W Bexley Park Dr Unit A Delray Beach, FL	2.0	2.0	1028	$2,650	$2.58	8d	1	0.95mi
5337 NW 5th St Delray Beach, FL	3.0	1.5	875	$2,700	$3.09	32d	1	0.98mi
5335 NW 5th St Delray Beach, FL	2.0	1.5	1012	$2,200	$2.17	8d	1	0.98mi
5335 NW 5th St Delray Beach, FL	2.0	1.5	1100	$2,400	$2.18	63d	1	0.98mi
5337 NW 5th St Delray Beach, FL	3.0	1.5	875	$2,650	$3.03	0d	1	0.98mi
718 Whippoorwill Ln Delray Beach, FL	2.0	2.0	950	$2,290	$2.41	46d	1	0.98mi
14676 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,775	$1.66	120d	1	1.10mi
5265 NW 3rd St Unit C Delray Beach, FL	1.0	1.5	1080	$2,200	$2.04	83d	1	1.10mi
14629 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,600	$1.50	58d	1	1.12mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	120d	1	1.15mi
14484 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,700	$1.59	120d	1	1.19mi
6515 Kensington Ln #304 Delray Beach, FL	1.0	2.0	1020	$2,000	$1.96	12d	1	1.20mi

Property features AI

Finance

• Financial info: Property is in a senior communityPets not allowed
• HOA & community: Community association with monthly feeAssociation amenities include: clubhouse, fitness center, golf course, jogging path, pool, spa/hot tub, shuffleboard court, community room, library, sidewalks, management, on-site managerHOA fee paid monthly (amount listed in records)

Exterior

• Parking: Assigned parking (2 spaces)
• Security: Security lights
• Utilities: Public waterPublic sewerSewer and water available
• Home design: VillaSingle-storyFaces northResale property
• Construction: CBS constructionComposition/shingle roofBuilt as a villa
• Exterior features: No waterfrontSecurity lights

Interior

• Kitchen: DishwasherDisposalElectric rangeElectric cooktopMicrowaveRefrigeratorElectric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Walk-in closet(s)Split bedroom layoutUnfurnished
• Laundry & utility: Laundry inside (see remarks)

HOA detail $570/mo · $6,840/yr

• Likely covers: electric

Listing history 13 events

1. 2026-06-15
   days on market $154,000 Active 74 DOM
2. 2026-06-13
   pricedays on market $154,000 Active 72 DOM
3. 2026-06-09
   days on market $158,000 Active 68 DOM
4. 2026-06-08
   days on market $158,000 Active 67 DOM
5. 2026-06-08
   price $158,000 Active 66 DOM
6. 2026-06-07
   days on market $160,000 Active 66 DOM
7. 2026-06-04
   days on market $160,000 Active 63 DOM
8. 2026-06-03
   days on market $160,000 Active 62 DOM
9. 2026-06-02
   days on market $160,000 Active 61 DOM
10. 2026-06-01
    days on market $160,000 Active 60 DOM
11. 2026-05-31
    days on market $160,000 Active 59 DOM
12. 2026-05-20
    price $160,000
13. 2026-04-02
    listed $165,000 Active

ⓘ 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 7 d/yr ≥106°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: $27,135
• − Mortgage interest: −$8,626
• − Property taxes: −$2,310
• − Insurance: −$770
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − HOA: −$6,840
• − Depreciation: −$4,480
• Taxable loss: −$233
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $1,881/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $4,945–$14,835 screening

This well-maintained and updated 2-bedroom villa is move-in ready with new tile flooring, granite countertops, and impact windows. It offers a good investment opportunity with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Paint exterior walls and trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace outdoor light fixtures — Improves curb appeal and can increase both resale and rental value. ↑
• Both Install new flooring in living areas — Can increase both resale and rental value by modernizing the space and making it more appealing to potential buyers/tenants. ↑
• Both Upgrade kitchen appliances — Can increase both resale and rental value by modernizing the kitchen and making it more appealing to potential buyers/tenants. ↑
• Both Install new lighting fixtures — Can increase both resale and rental value by modernizing the space and making it more appealing to potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Banyan Creek Elementary School B FL #582/2,144 Nat'l #5,998/41,679 Middle Carver Middle School F FL #486/571 Nat'l #9,545/14,009 High Atlantic High School F FL #296/667 Nat'l #8,112/17,239

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

B Composite livability gradescore 77/100

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 · 1,637,487 people
• City population: 123,167
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 26,208
• Household income: $62,151
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 10% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Scotch-Irish 7% Romanian 6% Italian 2%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 13% Russian/Polish/Slavic 3% French/Haitian/Cajun 3%

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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: ▼ -232.73%
• Current HPI: 254.5016
• Rent YoY: ▲ 4.28%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: Property is in a senior communityPets not allowed
• HOA & community: Community association with monthly feeAssociation amenities include: clubhouse, fitness center, golf course, jogging path, pool, spa/hot tub, shuffleboard court, community room, library, sidewalks, management, on-site managerHOA fee paid monthly (amount listed in records)

Exterior

• Parking: Assigned parking (2 spaces)
• Security: Security lights
• Utilities: Public waterPublic sewerSewer and water available
• Home design: VillaSingle-storyFaces northResale property
• Construction: CBS constructionComposition/shingle roofBuilt as a villa
• Exterior features: No waterfrontSecurity lights

Interior

• Kitchen: DishwasherDisposalElectric rangeElectric cooktopMicrowaveRefrigeratorElectric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Walk-in closet(s)Split bedroom layoutUnfurnished
• Laundry & utility: Laundry inside (see remarks)

Price history

-6.7% since first listed

5 events — show timeline

• 2026-06-15 Listing Removed — Beaches MLS
• 2026-06-11 Price Changed $154,000 Beaches MLS
• 2026-06-08 Price Changed $158,000 Beaches MLS
• 2026-05-20 Price Changed $160,000 Beaches MLS
• 2026-04-02 Listed $165,000 Beaches MLS