142 Brittany Ter · Delray Beach, FL 33446

$90,000

1 bd · 1.5 ba · 720 sqft · Townhouse · 31 Days on market

Built 1973 Good condition Est $95k · 5% under $705/mo HOA · 43% 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 +11.8/30.0
• 1% rule +10.0/10.0
• ARV discount +9.9/15.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Rent growth +2.6/5.0

Listing remarks

Beautifully furnished end unit featuring 1 bed and 1 bath. This updated residence features a renovated kitchen, fresh decor, and stylish furnishings throughout, creating a clean and comfortable living space. Enjoy the added privacy and natural light of an end unit along with access to Kings Point's well-known clubhouse, amenities, social activities, and convenient location close to shopping, dining, and everyday essentials.

Key facts

• End unit
• Natural light
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• END UNIT
• NATURAL LIGHT
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Senior community
• Financial info: This is a resale condominium
• HOA & community: Association: Kings Point; Monthly association fee; Association amenities include billiard room, clubhouse, fitness center, golf course, pool, tennis courts, business center, community room; HOA covers insurance, grounds maintenance, sewer, trash, water, and recreation facility

Exterior

• Parking: Assigned parking; Guest parking; One parking space
• Security: Gated with guard
• Utilities: Public water; Public sewer; Electricity available; Water connected
• Home design: Condominium; Two-story building; Faces east; Resale property
• Construction: Concrete block (CBS) construction; Shingle roof; Built as part of an existing development
• Exterior features: Not waterfront; Gated community with guard

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Laminate; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable interior features listed
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath townhouse listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-25 ($-301/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (4.0% below list).
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $86k (4.0% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 4.4% 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: Orchard View Elementary School (math 48% / reading 47%, grade D, #1,182 of 2,144 statewide, top 55%, 596 students, 76% 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 at 50% FRL track the district average.
• Market conditions: Rents flat; 583 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1k of equity ($622 loan paydown + $618 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 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,372 (4.0% 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 31 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.83% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $95,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
247 Seville K	0.32mi	1/1.5	720 (0%)	10mo	$95,000	$132	77

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

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: $-4,855
• Equity at exit: $29,267

10-year hold

• IRR: -1.8%
• Equity multiple: 0.80×
• Total profit: $-4,914
• Equity at exit: $37,789

Cash invested: $25,200 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$705
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-25

Break-even live

Break-even rent $1,680

Max offer price $86,372

Occupancy floor 97%

Sensitivity live

Price	-10% $37	-5% $6	+0% $-25	+5% $-56	+10% $-87
Rent	-10% $-155	-5% $-90	+0% $-25	+5% $40	+10% $105
Rate	-1.0pp $20	-0.5pp $-2	base $-25	+0.5pp $-48	+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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Brittany a Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	0d	1	0.11mi
270 Brittany F Unit F Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	8d	1	0.14mi
419 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.14mi
159 Brittany Ter Unit 159 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	17d	1	0.14mi
102 Waterford D Unit 102 Delray Beach, FL	1.0	1.5	720	$1,900	$2.64	25d	1	0.17mi
195 Monaco E Delray Beach, FL	1.0	1.5	728	$1,550	$2.13	25d	1	0.18mi
318 Seville N #318 Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	25d	1	0.22mi
175 Valencia H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	8d	1	0.22mi
58 Monaco Blvd Unit 58 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	25d	1	0.22mi
286 Monaco F Delray Beach, FL	1.0	2.0	726	$1,700	$2.34	25d	1	0.22mi
711 Monaco O Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	25d	1	0.23mi
459 Monaco Blvd Unit 459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	0d	1	0.23mi
451 Monaco Blvd Unit J Delray Beach, FL	1.0	1.5	720	$1,599	$2.22	25d	1	0.23mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	19d	1	0.24mi
399 Brittany I Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	13d	1	0.24mi
482 Monaco Blvd #482 Delray Beach, FL	1.0	1.5	726	$1,400	$1.93	25d	1	0.24mi
459 Monaco J #459 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	2d	1	0.25mi
43 Waterford B Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	25d	1	0.25mi
242 Seville K Unit 242 Delray Beach, FL	1.0	1.5	720	$1,380	$1.92	25d	1	0.26mi
322 Seville N Delray Beach, FL	1.0	1.5	720	$1,495	$2.08	25d	1	0.27mi
11 Brittany a Delray Beach, FL	1.0	1.5	725	$1,500	$2.07	8d	1	0.28mi
163 Tuscany C Unit C Delray Beach, FL	1.0	1.5	720	$1,300	$1.81	15d	1	0.28mi
675 Brittany O Delray Beach, FL	1.0	1.5	720	$1,500	$2.08	25d	1	0.31mi
686 Brittany O Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	25d	1	0.34mi
154 Seville G Delray Beach, FL	1.0	1.0	720	$1,490	$2.07	15d	1	0.34mi
718 Brittany Park #718 Delray Beach, FL	1.0	1.5	720	$1,795	$2.49	17d	1	0.35mi
679 Saxony Way Delray Beach, FL	1.0	1.5	720	$1,600	$2.22	6d	1	0.36mi
126 Seville E Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	19d	1	0.38mi
123 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	25d	1	0.41mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,650	$2.29	25d	1	0.41mi
23 Saxony a Delray Beach, FL	1.0	1.5	726	$1,300	$1.79	8d	1	0.41mi
662 Saxony N Delray Beach, FL	1.0	1.5	720	$1,450	$2.01	21d	1	0.41mi
594 Saxony Trl Unit 594 Delray Beach, FL	1.0	1.5	720	$1,550	$2.15	3d	1	0.41mi
715 Saxony O Delray Beach, FL	1.0	1.5	726	$1,200	$1.65	25d	1	0.41mi
370 Saxony H Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	6d	1	0.43mi
111 Normandy Ln Delray Beach, FL	1.0	1.5	726	$1,450	$2.00	3d	1	0.43mi
111 Normandy Ln Delray Beach, FL	1.0	1.5	726	$1,450	$2.00	0d	1	0.43mi
99 Saxony C Delray Beach, FL	1.0	1.5	720	$2,500	$3.47	25d	1	0.48mi
151 Saxony D Delray Beach, FL	1.0	1.5	726	$1,500	$2.07	13d	1	0.50mi
211 Saxony Ln #211 Delray Beach, FL	1.0	1.5	720	$1,400	$1.94	8d	1	0.50mi

HOA detail

• Monthly dues: $705 · $8,460/yr

Listing history 17 events

1. 2026-06-21
   days on market $90,000 Active 31 DOM
2. 2026-06-18
   days on market $90,000 Active 28 DOM
3. 2026-06-17
   days on market $90,000 Active 27 DOM
4. 2026-06-16
   days on market $90,000 Active 26 DOM
5. 2026-06-15
   days on market $90,000 Active 25 DOM
6. 2026-06-13
   days on market $90,000 Active 23 DOM
7. 2026-06-09
   days on market $90,000 Active 19 DOM
8. 2026-06-08
   days on market $90,000 Active 18 DOM
9. 2026-06-07
   days on market $90,000 Active 17 DOM
10. 2026-06-04
    days on market $90,000 Active 14 DOM
11. 2026-06-03
    days on market $90,000 Active 13 DOM
12. 2026-06-02
    days on market $90,000 Active 12 DOM
13. 2026-06-01
    days on market $90,000 Active 11 DOM
14. 2026-05-31
    days on market $90,000 Active 10 DOM
15. 2026-05-20
    listed $90,000 Active
16. 2026-05-11
    price $1,350
17. 2026-05-09
    listed $1,700

ⓘ 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 6 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,776
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − HOA: −$8,460
• − Depreciation: −$2,618
• Taxable loss: −$1,308
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $13/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 · 17 photos

Good 80/100 Cosmetic rehab

This end-unit townhouse is in good condition with a fresh, updated look. It offers a good balance of style and functionality, making it a solid investment opportunity.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Lighting — Upgrading lighting fixtures can improve ambiance and energy efficiency.
• Both Window treatments — New window treatments can add style and privacy.
• Both Flooring — Replacing worn-out carpet with a more durable option can increase value.
• Both Kitchen appliances — Upgrading to more energy-efficient appliances can improve energy ratings and reduce utility costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Lighting — Upgrading lighting fixtures can improve ambiance and energy efficiency. ↑
• Both Window treatments — New window treatments can add style and privacy. ↑
• Both Flooring — Replacing worn-out carpet with a more durable option can increase value. ↑
• Both Kitchen appliances — Upgrading to more energy-efficient appliances can improve energy ratings and reduce utility costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+5194.1% since first listed

3 events — show timeline

• 2026-05-20 Listed $90,000 Beaches MLS
• 2026-05-11 Price Changed $1,350 GFLMLS
• 2026-05-09 Listed for Rent $1,700 GFLMLS