3730 Village Dr Unit A · Delray Beach, FL 33445

$280,000

3 bd · 3.0 ba · 1,326 sqft · Townhouse public records · 2 Days on market

Built 1988 1,332 sqft lot $473/mo HOA · 16% 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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3/2 townhouse with a fenced, screened courtyard patio! Great value! Needs carpet replacement and painting as well as some updating.

Key facts

• $473 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Pets allowed with breed and number restrictions
• HOA & community: Part of Chateau Woods HOA; HOA includes pool and tennis courts; Monthly HOA fee of $473 covering insurance, grounds maintenance, and common areas

Exterior

• Parking: Assigned and guest parking; Two open parking spaces (total 2)
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Townhouse; Multi/split levels; Two-story building; Faces west
• Construction: CBS construction; Spanish tile roof; Slab foundation; Built as part of building identified as 3730
• Exterior features: Open patio; Patio; Fenced yard; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: Three full bathrooms; One bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning with ceiling fans
• Interior features: Split and stacked bedroom layouts; Blinds on windows; Unfurnished
• Laundry & utility: Laundry closet with washer and electric dryer hookups; Inside laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $-48 ($-582/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (3.1% below list).
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $271k (3.1% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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 (+1.8%/yr); 359 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $3,029/mo this rent would consume 47% of the median local household income ($78k/yr) (locally 1649% 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 $8k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 $75k; list at $280k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $271,434 (3.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 7.7

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-51,628
• Equity at exit: $41,749

10-year hold

• IRR: -14.6%
• Equity multiple: 0.21×
• Total profit: $-61,612
• Equity at exit: $24,209

Cash invested: $78,400 (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: 359
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,029 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$384 /mo · $4,602/yr
• Insurance: −$117
• HOA: −$473
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $-48

Break-even live

Break-even rent $3,091

Max offer price $271,434

Occupancy floor 97%

Sensitivity live

Price	-10% $110	-5% $31	+0% $-48	+5% $-128	+10% $-207
Rent	-10% $-288	-5% $-168	+0% $-48	+5% $71	+10% $191
Rate	-1.0pp $93	-0.5pp $23	base $-48	+0.5pp $-121	+1.0pp $-195

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	14d	1	0.17mi
1155 South Drive Cir Unit A Delray Beach, FL	2.0	2.0	1080	$2,195	$2.03	26d	1	0.17mi
1152 Circle Dr Unit D Delray Beach, FL	2.0	2.0	1200	$2,000	$1.67	26d	1	0.17mi
3935 Village Dr Delray Beach, FL	3.0	3.0	1326	$2,700	$2.04	7d	1	0.18mi
3935 Village Dr Unit A Delray Beach, FL	3.0	3.0	1326	$2,700	$2.04	9d	1	0.18mi
775 North Dr Unit A Delray Beach, FL	2.0	2.0	1175	$2,000	$1.70	12d	1	0.27mi
775 North Dr Unit A Delray Beach, FL	2.0	2.0	1175	$2,000	$1.70	1d	1	0.27mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	26d	1	0.35mi
1252 Club Dr W Unit D Delray Beach, FL	2.0	2.0	1137	$2,100	$1.85	7d	1	0.35mi
2941 Angler Dr Delray Beach, FL	3.0	2.0	1578	$5,000	$3.17	26d	1	0.38mi
4310 Village Dr Unit D Delray Beach, FL	3.0	3.0	1326	$2,600	$1.96	26d	1	0.38mi
328 W Coral Trace Cir Unit 328 Delray Beach, FL	3.0	2.5	1632	$3,500	$2.14	12d	1	0.42mi
328 W Coral Trace Cir Delray Beach, FL	3.0	2.5	1632	$3,500	$2.14	24d	1	0.42mi
3996 NW 7th Ct Delray Beach, FL	3.0	2.0	1480	$5,000	$3.38	26d	1	0.43mi
2712 Lake Ida Rd Delray Beach, FL	3.0	2.0	1604	$4,000	$2.49	9d	1	0.44mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	26d	1	0.48mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	19d	1	0.48mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	26d	1	0.51mi
315 Coral Trace Ln Delray Beach, FL	3.0	2.0	1576	$3,800	$2.41	9d	1	0.53mi
215 NW 40th Ave Delray Beach, FL	3.0	2.0	1240	$3,350	$2.70	26d	1	0.53mi
227 Coral Trace Ln Unit 227 Delray Beach, FL	2.0	2.0	1376	$3,100	$2.25	26d	1	0.54mi
2513 Coral Trace Pl Delray Beach, FL	3.0	2.5	1632	$3,500	$2.14	26d	1	0.54mi
945 Sunflower Ave Delray Beach, FL	3.0	2.0	1755	$4,500	$2.56	9d	1	0.55mi
2480 S Coral Trace Cir Delray Beach, FL	2.0	2.0	1379	$2,900	$2.10	9d	1	0.55mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	26d	1	0.55mi
2450 S Coral Trace Cir Delray Beach, FL	3.0	2.0	1576	$2,975	$1.89	26d	1	0.58mi
4110 NW 10th St Delray Beach, FL	3.0	2.5	1839	$4,500	$2.45	26d	1	0.60mi
125 Via D Este Delray Beach, FL	1.0–3.0	1.0–2.0	1156	$4,144	$3.58	1d	14	0.64mi
4510 NW 2nd St Unit A Delray Beach, FL	2.0	2.0	1080	$1,800	$1.67	26d	1	0.66mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	9d	1	0.72mi
13487 Barwick Rd Unit B Delray Beach, FL	2.0	1.5	1092	$3,600	$3.30	1d	1	0.78mi
500 N Congress Ave Delray Beach, FL	2.0–3.0	1.0–2.0	989	$3,033	$3.07	1d	6	0.79mi
1225 E Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,700	$2.17	26d	1	0.80mi
4477 NW 3rd Dr Delray Beach, FL	2.0	1.5	1109	$2,550	$2.30	26d	1	0.80mi
305 SW 28th Ave Delray Beach, FL	2.0	2.0	1369	$4,300	$3.14	15d	1	0.82mi
2583 NW 13th St Delray Beach, FL	2.0	2.0	1466	$2,600	$1.77	19d	1	0.83mi
354 SW 28th Ave Delray Beach, FL	2.0	2.0	1369	$5,450	$3.98	26d	1	0.84mi
378 SW 28th Ave Delray Beach, FL	3.0	2.0	1519	$3,500	$2.30	12d	1	0.87mi
2095 W Atlantic Ave Delray Beach, FL	3.0	1.0–2.0	1012	$3,975	$3.93	0d	10	0.89mi
4311 N Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,100	$1.82	26d	1	0.91mi

HOA detail

• Monthly dues: $473 · $5,676/yr

Listing history 2 events

1. 2026-06-21
   remarks 209-char remark
2. 2026-06-21
   listed $280,000 Active 2 DOM

ⓘ 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: $4,602 · $384/mo
• Projected year-2 tax: $4,602 · $384/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 ≥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: $36,350
• − Mortgage interest: −$15,684
• − Property taxes: −$4,602
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,908
• − Management: −$2,908
• − HOA: −$5,676
• − Depreciation: −$8,145
• Taxable loss: −$4,974
• Est. tax savings @ 24.0%: +$1,194
• After-tax cash flow: $612/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

+300.6% since first listed

13 events — show timeline

• 2026-06-19 Listed $280,000 Beaches MLS
• 2025-05-08 Rental Removed $2,000 RMLSFL
• 2025-04-24 Price Changed $2,000 RMLSFL
• 2025-03-22 Listed for Rent $2,200 RMLSFL
• 2025-03-22 Rental Removed $2,200 GFLMLS
• 2025-03-22 Listed for Rent $2,200 GFLMLS
• 2010-04-12 Sold (MLS) $75,000 Beaches MLS
• 2010-03-30 Listing Removed — Beaches MLS
• 2010-03-10 Listed $69,900 Beaches MLS
• 2003-02-06 Sold (Public Records) $135,000 Public Records
• 1999-11-02 Sold (Public Records) $81,500 Public Records
• 1992-08-20 Sold (Public Records) $73,000 Public Records
• 1988-08-02 Sold (Public Records) $69,900 Public Records

Property tax history

+7.4%/yr

Latest (2025): $4,602 · +11.1% YoY. Source: county tax records.