5010 Privet Pl #101 · Delray Beach, FL 33484

$219,000

2 bd · 2.0 ba · 1,220 sqft · Condo public records · 31 Days on market

Built 1985 $610/mo HOA · 24% of rent

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Why this score? — see what drove the D 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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Oversized corner unit in the desirable 55+ community of BRIDGEVIEW. Spacious first-floor corner unit with new full hurricane impact windows. Beautiful spacious back patio. Washer and Dryer, and a large remodeled kitchen with a new island and new stainless steel appliances. This building also boasts a new roof and gutters! Centrally located close to shopping, downtown & the BEACH. Maintenance includes cable, internet, water, trash, roof, lawn & building insurance. Amenities include pool, tennis, clubhouse, billiards, library & so much more!

Key facts

• New island
• Remodeled kitchen
• New roof

Tags

• HURRICANE IMPACT WINDOWS
• BACK PATIO
• REMODELED KITCHEN
• NEW ISLAND
• STAINLESS STEEL APPLIANCES
• NEW ROOF

Property features AI

Finance

• HOA & community: Monthly HOA fee (monthly): $610; HOA includes cable TV, insurance, grounds maintenance, sewer, trash, water, common areas; Community amenities: Billiard room, Clubhouse, Fitness center, Jogging path, Pool, Library; Is a senior community; Pets not allowed

Exterior

• Parking: Assigned parking; Guest parking (2 total spaces)
• Utilities: Public water; Public sewer; Electricity available (Three Phase); Cable available
• Home design: Condominium; Multi/split levels; South-facing
• Construction: Block/CBS construction; Shingle roof; 2 stories; Built/maintained as resale
• Exterior features: Covered patio; Screened patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout; Negotiable furnished status
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (8.1% below list).
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $201k (8.1% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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: 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); 543 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $2,517/mo this rent would consume 49% of the median local household income ($62k/yr) (locally 991% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 31 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 $190k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,339 (8.1% 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 8% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.15% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.3%
• Equity multiple: 0.38×
• Total profit: $-38,180
• Equity at exit: $32,654

10-year hold

• IRR: -6.1%
• Equity multiple: 0.58×
• Total profit: $-26,027
• Equity at exit: $18,935

Cash invested: $61,320 (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 33484

• Rents YoY: 4.3%
• Active inventory: 543
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,517 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$239 /mo · $2,867/yr
• Insurance: −$91
• HOA: −$610
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-100

Break-even live

Break-even rent $2,644

Max offer price $201,339

Occupancy floor 99%

Sensitivity live

Price	-10% $24	-5% $-38	+0% $-100	+5% $-162	+10% $-224
Rent	-10% $-299	-5% $-199	+0% $-100	+5% $-1	+10% $99
Rate	-1.0pp $10	-0.5pp $-44	base $-100	+0.5pp $-157	+1.0pp $-214

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5093 Privet Pl Unit A-1 Delray Beach, FL	2.0	2.0	1220	$2,350	$1.93	26d	1	0.08mi
13419 Noble Dr Delray Beach, FL	2.0	2.0	1410	$3,600	$2.55	19d	1	0.14mi
5200 Privet Pl Unit C Delray Beach, FL	2.0	2.0	1457	$1,850	$1.27	26d	1	0.20mi
1418 W Wickham Cir Unit B Delray Beach, FL	3.0	2.5	1316	$3,200	$2.43	19d	1	0.22mi
4809 N Wickham Cir Unit A Delray Beach, FL	2.0	2.0	1028	$2,600	$2.53	26d	1	0.25mi
5260 Grande Palm Cir Delray Beach, FL	3.0	2.0	1464	$2,800	$1.91	26d	1	0.26mi
5061 Nesting Way Unit D Delray Beach, FL	2.0	2.0	1255	$2,400	$1.91	26d	1	0.37mi
5462 Via Delray #123 Delray Beach, FL	2.0	2.0	1200	$2,700	$2.25	22d	1	0.42mi
13990 Nesting Way Unit C Delray Beach, FL	1.0	2.0	1092	$2,300	$2.11	26d	1	0.46mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	26d	1	0.48mi
13487 Barwick Rd Unit B Delray Beach, FL	2.0	1.5	1092	$3,600	$3.30	1d	1	0.52mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	26d	1	0.54mi
13670 Via Flora Delray Beach, FL	2.0	2.0	1021	$1,400	$1.37	18d	1	0.54mi
13682 Via Flora Unit H Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	26d	1	0.55mi
5265 NW 3rd St Unit C Delray Beach, FL	1.0	1.5	1080	$2,200	$2.04	26d	1	0.55mi
14040 Nesting Way Unit B Delray Beach, FL	1.0	2.0	1092	$1,700	$1.56	26d	1	0.55mi
13759 Date Palm Ct Unit A Delray Beach, FL	2.0	2.0	1247	$3,500	$2.81	26d	1	0.56mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	26d	1	0.61mi
13721 Flora Pl Unit D Delray Beach, FL	2.0	2.0	1097	$1,900	$1.73	7d	1	0.61mi
13653 Jubilee Ln Delray Beach, FL	3.0	2.0	1305	$3,450	$2.64	16d	1	0.62mi
4510 NW 2nd St Unit A Delray Beach, FL	2.0	2.0	1080	$1,800	$1.67	26d	1	0.63mi
13741 Flora Pl Unit B Delray Beach, FL	2.0	2.0	989	$2,100	$2.12	24d	1	0.64mi
14139 Nesting Way Unit A Delray Beach, FL	2.0	2.0	1255	$2,000	$1.59	1d	1	0.65mi
5655 Via Delray Delray Beach, FL	2.0	2.0	1205	$2,200	$1.83	26d	1	0.66mi
13731 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$1,850	$1.69	26d	1	0.66mi
13431 Amber Waves Ave Delray Beach, FL	2.0	2.0	1390	$3,500	$2.52	26d	1	0.67mi
5349 Lakefront Blvd Unit B Delray Beach, FL	1.0	2.0	1068	$1,800	$1.69	26d	1	0.69mi
4515 NW 3rd Ct Unit C Delray Beach, FL	1.0	2.0	1080	$1,900	$1.76	26d	1	0.69mi
13817 Royal Palm Ct Unit B Delray Beach, FL	2.0	2.0	1205	$3,200	$2.66	26d	1	0.70mi
13787 Flora Pl Unit A Delray Beach, FL	2.0	2.0	1097	$2,500	$2.28	26d	1	0.71mi
5169 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,300	$1.94	26d	1	0.73mi
5030 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1287	$1,700	$1.32	26d	1	0.74mi
4310 Village Dr Unit D Delray Beach, FL	3.0	3.0	1326	$2,600	$1.96	26d	1	0.76mi
13921 Royal Palm Ct Unit D Delray Beach, FL	2.0	2.0	1205	$4,000	$3.32	9d	1	0.76mi
14676 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,775	$1.66	26d	1	0.76mi
5385 Lakefront Blvd Unit A Delray Beach, FL	2.0	2.0	1186	$2,200	$1.85	26d	1	0.76mi
14629 Canalview Dr Unit C Delray Beach, FL	1.0	2.0	1068	$1,600	$1.50	26d	1	0.76mi
5126 Lakefront Blvd Unit D Delray Beach, FL	2.0	2.0	1186	$2,500	$2.11	22d	1	0.78mi
13886 Via Flora Unit A Delray Beach, FL	2.0	2.0	1097	$2,075	$1.89	26d	1	0.80mi
3996 NW 7th Ct Delray Beach, FL	3.0	2.0	1480	$5,000	$3.38	26d	1	0.81mi

HOA detail condo

• Monthly dues: $610 · $7,320/yr
• Likely covers: watertrashinternetcableinsurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-21
   days on market $219,000 Active 31 DOM
2. 2026-06-18
   days on market $219,000 Active 28 DOM
3. 2026-06-17
   days on market $219,000 Active 27 DOM
4. 2026-06-16
   days on market $219,000 Active 26 DOM
5. 2026-06-15
   days on market $219,000 Active 25 DOM
6. 2026-06-13
   days on market $219,000 Active 23 DOM
7. 2026-06-09
   days on market $219,000 Active 19 DOM
8. 2026-06-08
   days on market $219,000 Active 18 DOM
9. 2026-06-07
   days on market $219,000 Active 17 DOM
10. 2026-06-04
    days on market $219,000 Active 14 DOM
11. 2026-06-03
    days on market $219,000 Active 13 DOM
12. 2026-06-02
    days on market $219,000 Active 12 DOM
13. 2026-06-01
    days on market $219,000 Active 11 DOM
14. 2026-05-31
    days on market $219,000 Active 10 DOM
15. 2026-05-21
    listed $219,000 Active
16. 2025-11-17
    historical
17. 2025-10-03
    listed $229,000 Active
18. 2024-05-20
    historical
19. 2024-04-15
    listed $249,900 Active
20. 2024-01-30
    historical
21. 2023-12-09
    price $259,900
22. 2023-10-28
    price $289,000
23. 2023-10-15
    price $329,000
24. 2023-10-15
    listed $350,000 Active
25. 2023-03-21
    soldstatus $189,900
26. 2023-03-08
    soldstatus $189,900 Closed
27. 2023-02-02
    historical Active Under Contract
28. 2023-01-27
    price $189,900
29. 2022-12-29
    listed $255,000 Active
30. 2019-02-08
    historical
31. 2018-12-24
    price $154,900
32. 2018-11-27
    listed $160,000 Active
33. 2018-10-16
    historical
34. 2018-10-07
    listed $160,000 Active
35. 2015-03-20
    historical
36. 2015-03-20
    soldstatus $95,000
37. 2015-03-13
    soldstatus $95,000 Closed
38. 2015-02-12
    status Pending
39. 2015-01-22
    price $99,999
40. 2014-12-21
    price $104,999
41. 2014-11-12
    price $110,000
42. 2014-09-03
    listed $117,000 Active
43. 2003-07-14
    soldstatus $83,000
44. 2002-05-06
    soldstatus $80,000
45. 1997-04-18
    soldstatus $62,000

ⓘ 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: $2,867 · $239/mo
• Projected year-2 tax: $2,867 · $239/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,207
• − Mortgage interest: −$12,267
• − Property taxes: −$2,867
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − HOA: −$7,320
• − Depreciation: −$6,371
• Taxable loss: −$4,546
• Est. tax savings @ 24.0%: +$1,091
• After-tax cash flow: $-109/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): 26,208
• Household income: $62,151
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 991.0

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 (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%

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

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

+253.2% since first listed

31 events — show timeline

• 2026-05-21 Listed $219,000 Beaches MLS
• 2025-11-17 Listing Removed — Beaches MLS
• 2025-10-03 Listed $229,000 Beaches MLS
• 2024-05-20 Listing Removed — Beaches MLS
• 2024-04-15 Listed $249,900 Beaches MLS
• 2024-01-30 Listing Removed — Beaches MLS
• 2023-12-09 Price Changed $259,900 Beaches MLS
• 2023-10-28 Price Changed $289,000 Beaches MLS
• 2023-10-15 Price Changed $329,000 Beaches MLS
• 2023-10-15 Listed $350,000 Beaches MLS
• 2023-03-21 Sold (Public Records) $189,900 Public Records
• 2023-03-08 Sold (MLS) $189,900 Beaches MLS
• 2023-02-02 Contingent — Beaches MLS
• 2023-01-27 Price Changed $189,900 Beaches MLS
• 2022-12-29 Listed $255,000 Beaches MLS
• 2019-02-08 Listing Removed — Beaches MLS
• 2018-12-24 Price Changed $154,900 Beaches MLS
• 2018-11-27 Listed $160,000 Beaches MLS
• 2018-10-16 Listing Removed — Beaches MLS
• 2018-10-07 Listed $160,000 Beaches MLS
• 2015-03-20 Listing Removed — Beaches MLS
• 2015-03-20 Sold (Public Records) $95,000 Public Records
• 2015-03-13 Sold (MLS) $95,000 Beaches MLS
• 2015-02-12 Pending — Beaches MLS
• 2015-01-22 Price Changed $99,999 Beaches MLS
• 2014-12-21 Price Changed $104,999 Beaches MLS
• 2014-11-12 Price Changed $110,000 Beaches MLS
• 2014-09-03 Listed $117,000 Beaches MLS
• 2003-07-14 Sold (Public Records) $83,000 Public Records
• 2002-05-06 Sold (Public Records) $80,000 Public Records
• 1997-04-18 Sold (Public Records) $62,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,867 · +0.1% YoY. Source: county tax records.