250 NE 20th St Unit 123s · Boca Raton, FL 33431

$139,500

2 bd · 2.0 ba · 1,080 sqft · Condo · 41 Days on market

Built 1972 Good condition $830/mo HOA · 28% of rent ↓ 4% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Owner financing available. East Boca Raton first floor unit in a highly desirable location, near beaches , shops and expressway. This is a very well managed 55+ community with reserves. This unit is very light and bright with a newer AC unit and hurricane shutters, tiled flooring and a secured entry building. Priced well for a quick sale! First floor unit, walking distance to shops and Publix.

Key facts

• Newer ac unit
• Hurricane shutters
• First floor unit

Tags

• FIRST FLOOR UNIT
• HIGHLY DESIRABLE LOCATION
• NEWER AC UNIT
• HURRICANE SHUTTERS
• SECURED ENTRY BUILDING
• WALKING DISTANCE TO SHOPS

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Monthly association fee of $830; No land lease
• HOA & community: Association with monthly fee; HOA includes insurance, grounds maintenance, security, sewer, trash, water, common areas, and elevator; Community amenities: clubhouse, elevators, laundry, parking, pool, storage; Senior community

Exterior

• Parking: Assigned parking; Guest parking; Total of 1 parking space
• Security: Security system; Intercom entry
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Condominium; One level; Faces north; Resale unit; Located in the Tierra del Sol building (5-story building)
• Construction: CBS construction; Mansard roof; Built on a foundation consistent with condominium construction
• Exterior features: Screened patio; Patio; Zero lot line; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Bedroom layout is stacked; Accessible common area and approach with ramp; Adaptable bathroom walls; Entry phone/intercom
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.8% 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: Boca Raton Elementary School (math 47% / reading 52%, grade D, #1,088 of 2,144 statewide, top 53%, 365 students, 62% FRL); Boca Raton Community Middle School (math 59% / reading 61%, grade B, #135 of 571 statewide, top 24%, 1,225 students, 41% FRL); West Boca Raton High School (math 55% / reading 70%, grade B-, #93 of 667 statewide, top 14%, 2,271 students, 28% FRL).
• Market conditions: Rents rising fast (+6.8%/yr); 178 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 33% of the median local income ($108k/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 $964 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 5 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 28% 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 $135,315 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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 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?
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 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: 2.12% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.65%
• DSCR: 1.74
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.83% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.62×
• Total profit: $24,290
• Equity at exit: $20,800

10-year hold

• IRR: 27.2%
• Equity multiple: 4.08×
• Total profit: $120,384
• Equity at exit: $12,061

Cash invested: $39,060 (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 33431

• Rents YoY: 6.8%
• Active inventory: 178
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,957 high
• Mortgage (P&I): −$732
• Tax est. 1.5%: −$174 /mo · $2,092/yr
• Insurance: −$58
• HOA: −$830
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $542

Break-even live

Break-even rent $2,271

Max offer price $139,500

Occupancy floor 77%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 NE 20th St #4190 Boca Raton, FL	2.0	2.0	1080	$4,000	$3.70	24d	1	0.02mi
250 NE 20th St #3030 Boca Raton, FL	2.0	2.0	1080	$2,500	$2.31	24d	1	0.02mi
235 NE 20th St Boca Raton, FL	2.0	2.0	1204	$4,250	$3.53	18d	1	0.04mi
200 NE 20th St Boca Raton, FL	1.0–2.0	1.0	784	$2,350	$3.00	22d	3	0.07mi
1401 N Federal Hwy Unit 4024370 Boca Raton, FL	1.0	1.5	960	$2,000	$2.08	24d	1	0.25mi
2325 NE 4th Ave Boca Raton, FL	3.0	2.0	1241	$4,000	$3.22	24d	1	0.29mi
541 NE 18th St Boca Raton, FL	2.0	2.0	1221	$4,300	$3.52	24d	1	0.39mi
2499 NE 2nd Ave Unit B Boca Raton, FL	2.0	1.0	1454	$2,500	$1.72	2d	1	0.42mi
260 NW 19th St #27 Boca Raton, FL	2.0	1.0	750	$2,000	$2.67	5d	1	0.51mi
260 NW 19th St #290 Boca Raton, FL	2.0	1.0	750	$1,950	$2.60	24d	1	0.51mi
289 NW 19th St Boca Raton, FL	1.0	1.0	720	$1,745	$2.42	24d	1	0.52mi
1798 NW 15th Vis Unit 5 Boca Raton, FL	2.0	1.0	1000	$2,695	$2.69	24d	1	0.52mi
1908 NW 4th Ave Boca Raton, FL	1.0–3.0	1.0–2.0	820	$2,345	$2.86	24d	1	0.53mi
198 NE 28th St Boca Raton, FL	2.0	1.0	840	$2,350	$2.80	17d	1	0.57mi
196 NE 28th St Boca Raton, FL	2.0	2.0	950	$2,600	$2.74	8d	1	0.57mi
196 NE 28th St Boca Raton, FL	2.0	2.0	840	$2,650	$3.15	17d	1	0.57mi
2751 NE 26th Ter Boca Raton, FL	3.0	2.0	1454	$4,495	$3.09	24d	1	0.57mi
399 NW 19th St Boca Raton, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	0.57mi
330 NW 20th St Boca Raton, FL	2.0	1.0	800	$2,095	$2.62	8d	1	0.59mi
101 NE 28th St Boca Raton, FL	3.0	2.5	1400	$2,995	$2.14	8d	1	0.60mi
1800 NW 4th Ave Boca Raton, FL	2.0	1.5	880	$4,000	$4.55	24d	1	0.60mi
2500 N Federal Hwy Boca Raton, FL	2.0	2.0	1200	$2,550	$2.12	24d	1	0.61mi
2500 N Federal Hwy Boca Raton, FL	1.0	1.0	750	$2,040	$2.72	22d	1	0.61mi
1720 NW 4th Ave Boca Raton, FL	2.0	2.5	1335	$2,795	$2.09	24d	1	0.62mi
1314 NW 2nd Cir Boca Raton, FL	3.0	2.0	1382	$3,500	$2.53	17d	1	0.63mi
2824 N Dixie Hwy Unit 2824 Boca Raton, FL	2.0	2.0	1184	$2,450	$2.07	15d	1	0.64mi
1845 NW 4th Ave #17 Boca Raton, FL	3.0	3.0	1428	$3,500	$2.45	24d	1	0.64mi
2650 Greenwood Ter Boca Raton, FL	2.0	2.0	938	$2,500	$2.67	5d	1	0.65mi
2650 Greenwood Ter #2160 Boca Raton, FL	2.0	2.0	938	$2,600	$2.77	17d	1	0.66mi
1500 NW 4th Ave Apt 306 Boca Raton, FL	2.0	2.0	875	$2,150	$2.46	24d	1	0.67mi
1999 NW 4th Ave Unit C Boca Raton, FL	2.0	2.0	1250	$2,600	$2.08	24d	1	0.68mi
480 NW 20th St Boca Raton, FL	2.0	2.0	936	$2,200	$2.35	2d	2	0.68mi
470 NW 20th St #3020 Boca Raton, FL	2.0	2.0	936	$2,400	$2.56	8d	1	0.68mi
460 NW 20th St #1100 Boca Raton, FL	2.0	2.0	936	$2,300	$2.46	24d	1	0.70mi
2800 Palmwood Ter #2210 Boca Raton, FL	2.0	2.0	938	$2,800	$2.99	15d	1	0.71mi
490 NW 20th St Boca Raton, FL	1.0–2.0	1.0–2.0	1018	$2,500	$2.46	21d	3	0.71mi
490 NW 20th St Boca Raton, FL	1.0–2.0	1.0–2.0	1018	$2,500	$2.46	2d	2	0.71mi
490 NW 20th St #1030 Boca Raton, FL	2.0	2.0	936	$2,200	$2.35	24d	1	0.71mi
1675 NW 4th Ave Boca Raton, FL	1.0	1.0	710	$2,115	$2.98	22d	10	0.73mi
2899 NE 2nd Ave Boca Raton, FL	2.0	2.0	1377	$2,700	$1.96	24d	1	0.73mi

HOA detail condo

• Monthly dues: $830 · $9,960/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $139,500 Active 41 DOM
2. 2026-06-17
   days on market $139,500 Active 40 DOM
3. 2026-06-16
   days on market $139,500 Active 39 DOM
4. 2026-06-15
   days on market $139,500 Active 38 DOM
5. 2026-06-13
   days on market $139,500 Active 36 DOM
6. 2026-06-09
   days on market $139,500 Active 32 DOM
7. 2026-06-08
   days on market $139,500 Active 31 DOM
8. 2026-06-07
   days on market $139,500 Active 30 DOM
9. 2026-06-04
   days on market $139,500 Active 27 DOM
10. 2026-06-03
    days on market $139,500 Active 26 DOM
11. 2026-06-02
    days on market $139,500 Active 25 DOM
12. 2026-06-01
    days on market $139,500 Active 24 DOM
13. 2026-05-31
    days on market $139,500 Active 23 DOM
14. 2026-05-08
    price $139,500
15. 2026-05-08
    listed $137,000 Active
16. 2026-05-08
    historical
17. 2026-03-25
    listed $2,050
18. 2026-03-23
    historical $2,050
19. 2026-03-01
    price $139,500
20. 2026-01-21
    listed $2,050
21. 2025-12-07
    listed $144,900 Active
22. 2025-12-05
    historical
23. 2025-10-30
    listed $144,900 Active
24. 2025-10-24
    historical

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,481
• − Mortgage interest: −$7,814
• − Property taxes: −$2,092
• − Insurance: −$698
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − HOA: −$9,960
• − Depreciation: −$4,058
• Taxable income: $5,182
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $5,258/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

This well-maintained, light and bright first-floor unit in a highly desirable location is ready for a quick sale. It has a newer AC unit and hurricane shutters, and is priced well for a quick sale!

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and can increase both resale and rental value.
• Both Replace countertops — Modernizes the kitchen and can increase both resale and rental value.
• Both Install new flooring in bathrooms — Improves the appearance and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace countertops — Modernizes the kitchen and can increase both resale and rental value. ↑
• Both Install new flooring in bathrooms — Improves the appearance and can increase both resale and rental value. ↑

ⓘ 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 — 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

• Census place: Boca Raton, FL
• County: Palm Beach County · 1,438,312 people
• City population: 250,102
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 24,608
• Household income: $107,896
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 872.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 15% Black 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 9% Scotch-Irish 5% Romanian 5%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 5% 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: ▼ -425.66%
• Current HPI: 342.0339
• Rent YoY: ▲ 6.83%
• 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

-3.7% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $139,500 Beaches MLS
• 2026-05-08 Listed $137,000 Beaches MLS
• 2026-05-08 Listing Removed — Beaches MLS
• 2026-03-25 Listed for Rent $2,050 RMLSFL
• 2026-03-23 Rental Removed $2,050 GFLMLS
• 2026-03-01 Price Changed $139,500 Beaches MLS
• 2026-01-21 Listed for Rent $2,050 GFLMLS
• 2025-12-07 Listed $144,900 Beaches MLS
• 2025-12-05 Listing Removed — Beaches MLS
• 2025-10-30 Listed $144,900 Beaches MLS
• 2025-10-24 Coming Soon — Beaches MLS