9165 Vineland Ct Apt C · Boca Raton, FL 33496

$349,990

2 bd · 2.0 ba · 1,404 sqft · Townhouse public records · 119 Days on market

Built 1991 $477/mo HOA · 14% 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 +13.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming villa in Boca Raton's highly sought-after ''Boca Gardens''. This 2-bedroom, 2-bath split floor plan offers 1,404 square feet of air-conditioned living space, highlighted by soaring vaulted ceilings that create an open, airy ambiance. The home features ceramic tile in main areas with warm wood-laminate flooring in bedrooms, and a spacious primary suite with a large walk-in fitted closet and expansive ensuite bath. Enjoy peace of mind with a brand-new LG French Door refrigerator, Roof in 2023, A/C in 2020, full accordion storm protection, and upgraded ADT alarm system. Complete with a 1-car attached garage, in-unit washer/dryer, and A-rated Boca Raton schools - this h

Key facts

• A/c in 2020
• Roof in 2023
• Garage

Tags

• SOARING VAULTED CEILINGS
• CERAMIC TILE IN MAIN AREAS
• LARGE WALK-IN FITTED CLOSET
• EXPANSIVE ENSUITE BATH
• ROOF IN 2023
• A/C IN 2020

Property features AI

Finance

• Financial info: Pets allowed (breed restrictions and possible pet restrictions); Community contains approximately 700 units
• HOA & community: Homeowners association with monthly fee; Association amenities include: pool, clubhouse, fitness center, basketball court, tennis courts, pickleball courts, playground, jogging path, sidewalks, street lights, community room, manager on site

Exterior

• Parking: Attached garage (1 covered space, 1 garage space); Garage with opener; guest parking available
• Security: Owned security system; Security system present; Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa; Multi/split levels; Resale condition; Faces west
• Construction: Frame and stucco construction; Composition/shingle roof; 1 story
• Exterior features: Open patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans; Electric HVAC
• Interior features: Built-in features; High ceilings; Walk-in closets; Split bedroom layout; Closet cabinetry; Pull-down attic stairs
• Laundry & utility: Laundry inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $350k.

Deal economics

• At list price, monthly cash flow is $28 ($333/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $335k (4.3% below list).
• Recommended offer: $318k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 2.7% in Boca Raton — 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 (#192 in FL, #3,070 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime B+; Watch: amenities D, cost of living 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: Whispering Pines Elementary School (math 62% / reading 69%, grade B+, #500 of 2,144 statewide, top 24%, 1,015 students, 25% FRL); Omni Middle School (math 66% / reading 66%, grade A-, #93 of 571 statewide, top 16%, 1,128 students, 29% FRL); Olympic Heights Community High (math 52% / reading 64%, grade C, #120 of 667 statewide, top 18%, 2,602 students, 30% FRL) — zoned schools average 28% FRL vs 52% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 63% at this address vs 50% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.3%/yr); 330 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.3% rent growth), your $98k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $98k; list at $350k implies a 257% 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 $318,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.94×
• Total profit: $190,248
• Equity at exit: $315,299

10-year hold

• IRR: 21.3%
• Equity multiple: 6.66×
• Total profit: $554,645
• Equity at exit: $679,954

Cash invested: $97,997 (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 33496

• Home prices YoY: 3.5%
• Rents YoY: 2.3%
• Active inventory: 330
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,348 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$159 /mo · $1,912/yr
• Insurance: −$146
• HOA: −$477
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $28

Break-even live

Break-even rent $3,313

Max offer price $349,990

Occupancy floor 94%

Sensitivity live

Price	-10% $226	-5% $127	+0% $28	+5% $-71	+10% $-170
Rent	-10% $-237	-5% $-104	+0% $28	+5% $160	+10% $292
Rate	-1.0pp $204	-0.5pp $117	base $28	+0.5pp $-63	+1.0pp $-155

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9238 Vineland Ct Unit G Boca Raton, FL	3.0	2.0	1318	$3,100	$2.35	0d	1	0.12mi
9190 Boca Gardens Pkwy Unit B Boca Raton, FL	3.0	2.5	1845	$3,500	$1.90	25d	1	0.17mi
9104 Affirmed Ln Boca Raton, FL	3.0	2.0	1266	$3,215	$2.54	0d	1	0.30mi
9708 Erica Ct Boca Raton, FL	2.0	2.0	1410	$4,800	$3.40	25d	1	0.44mi
9392 Affirmed Ln Boca Raton, FL	3.0	2.0	1635	$3,200	$1.96	16d	1	0.44mi
9448 Saddlebrook Dr Unit 9448 Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	25d	1	0.50mi
9448 Saddlebrook Dr Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	21d	1	0.50mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	16d	1	0.51mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	25d	1	0.51mi
18595 Egret Way #18595 Boca Raton, FL	2.0	2.0	1000	$2,200	$2.20	25d	1	0.54mi
18730 Stewart Cir #5 Boca Raton, FL	2.0	2.0	1227	$2,500	$2.04	25d	1	0.63mi
9713 Boca Gardens Pkwy Unit D Boca Raton, FL	3.0	3.5	1325	$3,995	$3.02	16d	1	0.63mi
18855 Candlewick Dr Boca Raton, FL	2.0	2.0	1022	$2,600	$2.54	25d	1	0.63mi
18890 Candlewick Dr Unit B Boca Raton, FL	2.0	2.0	1044	$2,600	$2.49	25d	1	0.63mi
8664 Jasmine Way Boca Raton, FL	2.0	2.0	1162	$1,795	$1.54	25d	1	0.69mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	23d	1	0.74mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	25d	1	0.74mi
8550 Via Romana Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	12d	1	0.74mi
9110 Fairbanks Ln #4 Boca Raton, FL	2.0	2.0	1227	$2,400	$1.96	25d	1	0.86mi
9975 Boca Gardens Trl Unit A Boca Raton, FL	3.0	2.0	1276	$3,300	$2.59	8d	1	0.87mi
8146 Windgate Dr Boca Raton, FL	2.0	2.0	1310	$5,000	$3.82	25d	1	0.90mi
9841 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1435	$4,500	$3.14	25d	1	0.90mi
9850 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1364	$3,600	$2.64	25d	1	0.93mi
18428 Via Di Regina #18428 Boca Raton, FL	3.0	2.0	1544	$3,900	$2.53	25d	1	0.95mi
18428 Via Di Regina #18428 Boca Raton, FL	3.0	2.0	1544	$3,900	$2.53	0d	1	0.95mi
9785 Ridgecreek Rd Boca Raton, FL	2.0	2.0	1172	$3,450	$2.94	6d	1	0.95mi
9785 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1172	$3,600	$3.07	19d	1	0.95mi
18475 Via Di Sorrento Boca Raton, FL	3.0	2.0	1544	$4,095	$2.65	8d	1	1.02mi
9636 Tavernier Dr Boca Raton, FL	3.0	2.0	1820	$4,200	$2.31	25d	1	1.03mi
18434 Via Di Sorrento Boca Raton, FL	3.0	2.0	1480	$3,495	$2.36	8d	1	1.04mi
9928 Moss Pond Dr Unit 9928 Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	16d	1	1.05mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	13d	1	1.05mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	25d	1	1.05mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,500	$3.09	5d	1	1.06mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,400	$3.00	5d	1	1.06mi
9387 Richmond Cir Boca Raton, FL	3.0	2.0	1849	$4,100	$2.22	12d	1	1.09mi
9387 Richmond Cir Boca Raton, FL	3.0	2.0	1849	$4,100	$2.22	0d	1	1.09mi
4007 Yarmouth a Boca Raton, FL	2.0	2.0	1132	$2,200	$1.94	25d	1	1.12mi
18917 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,350	$2.96	25d	1	1.16mi
4278 NW 65th Rd Boca Raton, FL	3.0	2.0	1607	$16,500	$10.27	12d	1	1.18mi

HOA detail

• Monthly dues: $477 · $5,724/yr

Listing history 16 events

1. 2026-06-21
   days on market $349,990 Active 119 DOM
2. 2026-06-18
   days on market $349,990 Active 116 DOM
3. 2026-06-17
   days on market $349,990 Active 115 DOM
4. 2026-06-16
   days on market $349,990 Active 114 DOM
5. 2026-06-15
   days on market $349,990 Active 113 DOM
6. 2026-06-13
   pricedays on market $349,990 Active 111 DOM
7. 2026-06-09
   days on market $364,000 Active 107 DOM
8. 2026-06-07
   days on market $364,000 Active 105 DOM
9. 2026-06-04
   days on market $364,000 Active 102 DOM
10. 2026-06-03
    days on market $364,000 Active 101 DOM
11. 2026-06-02
    days on market $364,000 Active 100 DOM
12. 2026-06-01
    days on market $364,000 Active 99 DOM
13. 2026-05-31
    days on market $364,000 Active 98 DOM
14. 2026-02-22
    listed $364,000 Active
15. 1997-06-30
    soldstatus $98,000
16. 1991-10-10
    soldstatus $97,900

ⓘ 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: $1,912 · $159/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$993/yr (+$83/mo · 52.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,182
• − Mortgage interest: −$19,605
• − Property taxes: −$1,912
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,215
• − Management: −$3,215
• − HOA: −$5,724
• − Depreciation: −$10,182
• Taxable loss: −$5,419
• Est. tax savings @ 24.0%: +$1,301
• After-tax cash flow: $1,634/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 — Boca Raton

• Score: 77/100
• State rank: #192
• US rank: #3070

Category grades

Amenities D Commute B Cost of living F Crime B+ Employment A+ Housing B+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• City population: 250,102
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 26,579
• Household income: $114,885
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 464.0

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 11% Two or more races 8% Asian 5% Black 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Scotch-Irish 13% Romanian 9% Italian 3%
• Foreign-born: 24% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 9% Other Indo-European 5% Russian/Polish/Slavic 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: ▲ 10.48%
• Current HPI: 313.9058
• Rent YoY: ▲ 2.31%
• 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

+271.8% since first listed

3 events — show timeline

• 2026-02-22 Listed $364,000 Beaches MLS
• 1997-06-30 Sold (Public Records) $98,000 Public Records
• 1991-10-10 Sold (Public Records) $97,900 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,912 · +3.7% YoY. Source: county tax records.