31 Fanshaw A Unit 31A · Boca Raton, FL 33434

$99,000

2 bd · 1.5 ba · 819 sqft · Condo · 350 Days on market

Built 1980 $434/mo HOA · 23% of rent

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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
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful investment property Buy with tenant in place Spectacular 2 bed, 1 1/2 bath penthouse with panoramic lake view. Steps to bus, pool, and parking. Special price with wonderful lake view. Per the Association Century Village is a 55+ active community. Includes internet and Cable. Condo rented to 8/31/21.

Key facts

• Internet and cable
• Panoramic lake view
• $434 HOA

Tags

• PANORAMIC LAKE VIEW
• INTERNET AND CABLE

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditional; some pets not allowed
• HOA & community: Monthly association fees (examples listed: $434/month, $285/month, $433/month); Senior community

Exterior

• Parking: Carport (1 space); One covered parking space
• Security: Complex fenced
• Home design: 3-story building; Entry located on level 3; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Complex is fenced; Has a view

Interior

• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Elevator; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: schools A+, employment A+, health & safety A+; 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.
• Market conditions: Rents rising (+1.8%/yr); 418 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 + 1.8% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 350 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $99k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 350 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.94% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.21%
• DSCR: 1.77
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.26×
• Total profit: $7,303
• Equity at exit: $14,761

10-year hold

• IRR: 14.9%
• Equity multiple: 2.12×
• Total profit: $31,067
• Equity at exit: $8,560

Cash invested: $27,720 (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 33434

• Rents YoY: 1.8%
• Active inventory: 418
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$434
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $398

Break-even live

Break-even rent $1,415

Max offer price $99,000

Occupancy floor 74%

Sensitivity live

Price	-10% $466	-5% $432	+0% $398	+5% $363	+10% $329
Rent	-10% $246	-5% $322	+0% $398	+5% $473	+10% $549
Rate	-1.0pp $447	-0.5pp $423	base $398	+0.5pp $372	+1.0pp $346

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 Fanshaw M Unit 531 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	24d	1	0.03mi
531 Fanshaw M Unit 531 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	1d	1	0.03mi
454 Fanshaw K Unit K Boca Raton, FL	1.0	1.5	715	$1,500	$2.10	15d	1	0.03mi
251 Fanshaw F Boca Raton, FL	2.0	1.5	819	$1,450	$1.77	17d	1	0.03mi
536 Fanshaw M Boca Raton, FL	2.0	2.0	819	$1,850	$2.26	24d	1	0.03mi
449 Fanshaw K #449 Boca Raton, FL	2.0	1.5	819	$1,850	$2.26	20d	1	0.03mi
389 Fanshaw J #389 Boca Raton, FL	2.0	1.5	819	$1,800	$2.20	3d	1	0.03mi
96 Fanshaw C Boca Raton, FL	1.0	1.5	702	$1,650	$2.35	15d	1	0.03mi
108 Fanshaw C Boca Raton, FL	2.0	1.5	924	$1,700	$1.84	24d	1	0.03mi
17 Fanshaw a Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	22d	1	0.04mi
257 Fanshaw G Boca Raton, FL	2.0	2.0	819	$1,750	$2.14	24d	1	0.04mi
43 Fanshaw B Boca Raton, FL	2.0	1.5	819	$1,625	$1.98	24d	1	0.04mi
320 Fanshaw H #320 Boca Raton, FL	2.0	1.5	835	$1,500	$1.80	8d	1	0.04mi
560 Fanshaw N #560 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	24d	1	0.04mi
493 Fanshaw L #493 Boca Raton, FL	2.0	1.5	819	$2,300	$2.81	2d	1	0.04mi
195 Fanshaw E #195 Boca Raton, FL	1.0	1.5	792	$1,300	$1.64	8d	1	0.04mi
119 Fanshaw C Unit 119 Boca Raton, FL	1.0	1.0	585	$1,299	$2.22	24d	1	0.04mi
137 Fanshaw D Boca Raton, FL	2.0	1.5	819	$1,800	$2.20	11d	1	0.04mi
147 Fanshaw D Boca Raton, FL	1.0	1.0	601	$1,350	$2.25	24d	1	0.04mi
257 Fanshaw Way Unit 257 Boca Raton, FL	2.0	1.5	819	$1,700	$2.08	3d	1	0.11mi
257 Fanshaw Way Unit 257 Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	24d	1	0.11mi
613 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,700	$2.08	2d	1	0.13mi
613 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	3d	1	0.13mi
3043 Exeter Boca Raton, FL	2.0	1.5	861	$1,949	$2.26	24d	1	0.13mi
4078 Exeter Unit E Boca Raton, FL	2.0	1.5	861	$1,475	$1.71	3d	1	0.14mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	8d	1	0.14mi
33 Fanshaw Dr Unit 33 Boca Raton, FL	2.0	1.5	835	$1,975	$2.37	24d	1	0.16mi
2050 Hythe C Boca Raton, FL	2.0	2.0	880	$3,200	$3.64	24d	1	0.17mi
32 Fanshaw Dr Unit 32 Boca Raton, FL	2.0	1.5	819	$1,975	$2.41	11d	1	0.18mi
445 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,550	$1.89	8d	1	0.19mi
445 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,575	$1.92	24d	1	0.19mi
4039 Exeter C Boca Raton, FL	2.0	1.5	880	$1,500	$1.70	24d	1	0.20mi
4042 Exeter C Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	24d	1	0.20mi
1047 Exeter C Boca Raton, FL	2.0	1.5	880	$1,850	$2.10	21d	1	0.20mi
3032 Hythe A Unit 3032 Boca Raton, FL	2.0	2.0	896	$1,575	$1.76	24d	1	0.20mi
67 Fanshaw Dr Unit 670 Boca Raton, FL	2.0	1.5	835	$1,750	$2.10	15d	1	0.21mi
2044 Hythe C Boca Raton, FL	2.0	2.0	896	$1,825	$2.04	24d	1	0.21mi
4070 Exeter D Boca Raton, FL	2.0	1.5	861	$1,600	$1.86	24d	1	0.23mi
2027 Exeter B Boca Raton, FL	2.0	1.5	861	$1,650	$1.92	24d	1	0.23mi
82 Fanshaw Dr Unit 82 Boca Raton, FL	1.0	1.5	702	$1,250	$1.78	24d	1	0.24mi

HOA detail condo

• Monthly dues: $434 · $5,208/yr
• Likely covers: internetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 350 DOM
2. 2026-06-17
   days on market $99,000 Active 349 DOM
3. 2026-06-16
   days on market $99,000 Active 348 DOM
4. 2026-06-15
   days on market $99,000 Active 347 DOM
5. 2026-06-13
   days on market $99,000 Active 345 DOM
6. 2026-06-09
   days on market $99,000 Active 341 DOM
7. 2026-06-07
   days on market $99,000 Active 339 DOM
8. 2026-06-04
   days on market $99,000 Active 336 DOM
9. 2026-06-03
   days on market $99,000 Active 335 DOM
10. 2026-06-01
    days on market $99,000 Active 333 DOM
11. 2026-05-31
    days on market $99,000 Active 332 DOM
12. 2026-03-09
    price $99,000
13. 2025-08-04
    price $105,000
14. 2025-07-03
    listed $110,000 Active
15. 2021-01-14
    soldstatus $65,000 Closed 312-char remark

    Show marketing remark (312 chars)

    Wonderful investment property Buy with tenant in place Spectacular 2 bed, 1 1/2 bath penthouse with panoramic lake view. Steps to bus, pool, and parking. Special price with wonderful lake view. Per the Association Century Village is a 55+ active community. Includes internet and Cable. Condo rented to 8/31/21.

16. 2020-10-16
    historical Active Under Contract 312-char remark

    Show marketing remark (312 chars)

    Wonderful investment property Buy with tenant in place Spectacular 2 bed, 1 1/2 bath penthouse with panoramic lake view. Steps to bus, pool, and parking. Special price with wonderful lake view. Per the Association Century Village is a 55+ active community. Includes internet and Cable. Condo rented to 8/31/21.

17. 2020-10-09
    listed $65,000 Active 312-char remark

    Show marketing remark (312 chars)

    Wonderful investment property Buy with tenant in place Spectacular 2 bed, 1 1/2 bath penthouse with panoramic lake view. Steps to bus, pool, and parking. Special price with wonderful lake view. Per the Association Century Village is a 55+ active community. Includes internet and Cable. Condo rented to 8/31/21.

ⓘ 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 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: $23,023
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − HOA: −$5,208
• − Depreciation: −$2,880
• Taxable income: $3,726
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $3,876/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): 21,686
• Household income: $77,269
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 812.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 13% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 9% Scotch-Irish 8% Italian 2%
• Foreign-born: 25% · Canada, Jamaica, South Korea
• Languages at home: 73% English-only · Spanish 15% Other Indo-European 4% Russian/Polish/Slavic 1%

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: ▼ -279.89%
• Current HPI: 271.1328
• Rent YoY: ▲ 1.81%
• 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

+52.3% since first listed

6 events — show timeline

• 2026-03-09 Price Changed $99,000 MARMLS
• 2025-08-04 Price Changed $105,000 MARMLS
• 2025-07-03 Listed $110,000 MARMLS
• 2021-01-14 Sold (MLS) $65,000 Beaches MLS
• 2020-10-16 Contingent — Beaches MLS
• 2020-10-09 Listed $65,000 Beaches MLS