6631 NW 25th Ave · Boca Raton, FL 33496

$739,000

3 bd · 2.5 ba · 2,164 sqft · SingleFamily public records · 63 Days on market

Built 1990 5,275 sqft lot Est $766k · at est. $603/mo HOA · 7% 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 +20.1/30.0
• Appreciation +10.0/10.0
• ARV discount +9.1/15.0
• DSCR +6.4/10.0
• 1% rule +5.9/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in the prestigious Banyans of Broken Sound Country Club, this fully renovated single-family residence offers an exceptional blend of elegance and comfort. The home features an open floor plan with soaring high ceilings that create a bright, airy ambiance throughout. The spacious primary suite is conveniently located on the main level, providing a private retreat with refined finishes. Designed for both entertaining and everyday living, the home opens seamlessly to a private pool and expansive backyard—ideal for indoor-outdoor living. Thoughtfully updated with modern upgrades and quality craftsmanship, this residence delivers country club living at its finest. * Broken Sound Co

Key facts

• Open floor plan
• Private pool
• Expansive backyard

Tags

• OPEN FLOOR PLAN
• PRIVATE POOL
• EXPANSIVE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $739k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $739k).
• Recommended offer: $695k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Calusa Elementary School (math 83% / reading 85%, grade A+, #55 of 2,144 statewide, top 3%, 867 students, 17% FRL); Omni Middle School (math 66% / reading 66%, grade A-, #93 of 571 statewide, top 16%, 1,128 students, 29% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% FRL) — zoned schools average 24% FRL vs 52% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 73% at this address vs 50% district-wide (+24 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); 324 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $79k of equity ($5k loan paydown + $74k 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 $207k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$127k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($695k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 21y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $694,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.09% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $766,056
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2492 NW 66th Dr	0.08mi	3/2.5	2,343 (+8%)	2mo	$830,000	$354	81

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 27.9%
• Equity multiple: 3.20×
• Total profit: $455,704
• Equity at exit: $665,750

10-year hold

• IRR: 24.1%
• Equity multiple: 7.21×
• Total profit: $1,285,690
• Equity at exit: $1,435,714

Cash invested: $206,920 (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: 324
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $8,088 high
• Mortgage (P&I): −$3,875
• Tax from tax record: −$686 /mo · $8,226/yr
• Insurance: −$308
• HOA: −$603
• Vacancy / Maint / Mgmt: −$1,699
• Net cashflow: $918

Break-even live

Break-even rent $6,926

Max offer price $739,000

Occupancy floor 84%

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: $184,750
• Closing costs: $22,170
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	24d	1	0.07mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	10d	1	0.07mi
2464 NW 66th Dr Boca Raton, FL	3.0	3.5	2568	$10,000	$3.89	24d	1	0.15mi
3151 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1497	$3,145	$2.10	24d	1	0.54mi
5801 NW 24th Ave #1001 Boca Raton, FL	3.0	2.5	1957	$13,000	$6.64	17d	1	0.55mi
2431 NW 59th St #404 Boca Raton, FL	3.0	2.5	1957	$10,000	$5.11	24d	1	0.62mi
3143 Clint Moore Rd #105 Boca Raton, FL	3.0	2.0	1497	$3,250	$2.17	24d	1	0.63mi
6213 NW 21st Ct Boca Raton, FL	3.0	4.0	2746	$10,000	$3.64	24d	1	0.77mi
6503 N Military Trl Boca Raton, FL	1.0–2.0	1.0–2.0	1155	$3,211	$2.78	2d	52	1.02mi
2771 NW 49th St Boca Raton, FL	4.0	3.0	2596	$6,195	$2.39	17d	1	1.04mi
17099 Ryton Ln Boca Raton, FL	3.0	2.5	2492	$18,000	$7.22	24d	1	1.08mi
2237 NW 53rd St Boca Raton, FL	3.0	3.5	2305	$25,000	$10.85	24d	1	1.15mi
5555 N Military Trl Boca Raton, FL	2.0–3.0	2.0–3.0	1282	$5,069	$3.95	2d	21	1.19mi
2218 NW 52nd St Boca Raton, FL	2.0	2.5	1482	$13,000	$8.77	24d	1	1.22mi
2683 NW 45th St Boca Raton, FL	4.0	2.5	2371	$6,750	$2.85	5d	1	1.23mi
2093 NW 52nd St Unit 2093 Boca Raton, FL	3.0	2.5	1835	$13,000	$7.08	24d	1	1.25mi
16850 Colchester Ct Delray Beach, FL	3.0	3.5	2715	$8,000	$2.95	19d	1	1.31mi
2011 NW 53rd St Boca Raton, FL	3.0	2.5	2461	$11,000	$4.47	13d	1	1.31mi
2034 NW 52nd St Boca Raton, FL	2.0	2.5	1527	$12,000	$7.86	24d	1	1.31mi
5605 Forest Oaks Ter Delray Beach, FL	3.0	3.0	2092	$10,000	$4.78	14d	1	1.35mi
5500 N Military Trl Boca Raton, FL	1.0–3.0	1.0–2.0	1053	$5,719	$5.43	3d	27	1.38mi
16843 Boca Delray Dr Delray Beach, FL	2.0	2.0	1533	$4,900	$3.20	22d	1	1.39mi
4695 Brandywine Dr Boca Raton, FL	3.0	3.0	1974	$4,750	$2.41	24d	1	1.41mi

HOA detail

• Monthly dues: $603 · $7,236/yr
• Likely covers: pool

Listing history 50 events

1. 2026-03-20
   status Pending
2. 2026-03-12
   historical Active Under Contract
3. 2026-01-16
   listed $739,000 Active
4. 2025-04-10
   historical
5. 2025-03-23
   price $749,000
6. 2025-02-09
   price $780,000
7. 2024-11-26
   status Active
8. 2024-11-26
   historical
9. 2024-11-14
   listed $799,000 Active
10. 2024-11-13
    historical
11. 2023-10-20
    historical
12. 2023-09-15
    price $869,000
13. 2023-08-25
    listed $890,000 Active
14. 2022-05-11
    soldstatus $745,000
15. 2022-04-29
    soldstatus $775,000 Closed
16. 2022-03-22
    status Pending
17. 2022-03-02
    status Active
18. 2022-03-01
    status Active
19. 2022-03-01
    historical
20. 2022-02-28
    historical
21. 2021-12-03
    listed $849,000 Active
22. 2021-08-17
    soldstatus $200,000
23. 2021-08-12
    soldstatus $200,000 Closed
24. 2021-05-16
    historical Active Under Contract
25. 2021-05-08
    price $289,000
26. 2021-04-24
    price $299,000
27. 2021-04-15
    listed $325,000 Active
28. 2020-12-01
    historical
29. 2020-10-01
    listed $169,000 Active
30. 2020-08-19
    status Pending
31. 2020-08-18
    historical
32. 2020-05-10
    listed $154,900 Active
33. 2020-04-16
    historical
34. 2020-02-24
    price $154,900
35. 2020-02-08
    price $159,000
36. 2020-01-23
    listed $174,900 Active
37. 2018-11-07
    historical
38. 2018-10-10
    price $181,000
39. 2018-09-27
    price $189,900
40. 2018-07-14
    price $192,500
41. 2018-06-12
    listed $195,000 Active
42. 2018-02-27
    historical
43. 2017-12-25
    listed $175,000 Active
44. 2017-06-27
    historical
45. 2017-05-31
    price $195,000
46. 2017-04-19
    price $199,000
47. 2017-03-30
    listed $199,500 Active
48. 2011-01-14
    historical
49. 2010-07-11
    listed $131,900
50. 2005-09-19
    soldstatus $385,000

ⓘ 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: $8,226 · $686/mo
• Projected year-2 tax: $8,226 · $686/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 9/10 Extreme 4 d/yr ≥106°F today · 15 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: $97,058
• − Mortgage interest: −$41,395
• − Property taxes: −$8,226
• − Insurance: −$3,695
• − Repairs & maintenance: −$7,765
• − Management: −$7,765
• − HOA: −$7,236
• − Depreciation: −$21,498
• Taxable loss: −$522
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $11,139/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

• 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): 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

+221.3% since first listed

54 events — show timeline

• 2026-03-20 Pending — Beaches MLS
• 2026-03-12 Contingent — Beaches MLS
• 2026-01-16 Listed $739,000 Beaches MLS
• 2025-04-10 Listing Removed — Beaches MLS
• 2025-03-23 Price Changed $749,000 Beaches MLS
• 2025-02-09 Price Changed $780,000 Beaches MLS
• 2024-11-26 Relisted — Beaches MLS
• 2024-11-26 Listing Removed — Beaches MLS
• 2024-11-14 Listed $799,000 Beaches MLS
• 2024-11-13 Coming Soon — Beaches MLS
• 2023-10-20 Listing Removed — Beaches MLS
• 2023-09-15 Price Changed $869,000 Beaches MLS
• 2023-08-25 Listed $890,000 Beaches MLS
• 2022-05-11 Sold (Public Records) $745,000 Public Records
• 2022-04-29 Sold (MLS) $775,000 MARMLS
• 2022-03-22 Pending — MARMLS
• 2022-03-02 Relisted — MARMLS
• 2022-03-01 Relisted — MARMLS
• 2022-03-01 Listing Removed — MARMLS
• 2022-02-28 Listing Removed — MARMLS
• 2021-12-03 Listed $849,000 MARMLS
• 2021-08-17 Sold (Public Records) $200,000 Public Records
• 2021-08-12 Sold (MLS) $200,000 Beaches MLS
• 2021-05-16 Contingent — Beaches MLS
• 2021-05-08 Price Changed $289,000 Beaches MLS
• 2021-04-24 Price Changed $299,000 Beaches MLS
• 2021-04-15 Listed $325,000 Beaches MLS
• 2020-12-01 Listing Removed — Beaches MLS
• 2020-10-01 Listed $169,000 Beaches MLS
• 2020-08-19 Pending — Beaches MLS
• 2020-08-18 Listing Removed — Beaches MLS
• 2020-05-10 Listed $154,900 Beaches MLS
• 2020-04-16 Listing Removed — Beaches MLS
• 2020-02-24 Price Changed $154,900 Beaches MLS
• 2020-02-08 Price Changed $159,000 Beaches MLS
• 2020-01-23 Listed $174,900 Beaches MLS
• 2018-11-07 Listing Removed — Beaches MLS
• 2018-10-10 Price Changed $181,000 Beaches MLS
• 2018-09-27 Price Changed $189,900 Beaches MLS
• 2018-07-14 Price Changed $192,500 Beaches MLS
• 2018-06-12 Listed $195,000 Beaches MLS
• 2018-02-27 Listing Removed — Beaches MLS
• 2017-12-25 Listed $175,000 Beaches MLS
• 2017-06-27 Listing Removed — Beaches MLS
• 2017-05-31 Price Changed $195,000 Beaches MLS
• 2017-04-19 Price Changed $199,000 Beaches MLS
• 2017-03-30 Listed $199,500 Beaches MLS
• 2011-01-14 Listing Removed — Beaches MLS
• 2010-07-11 Listed $131,900 Beaches MLS
• 2005-09-19 Sold (Public Records) $385,000 Public Records
• 2005-09-15 Sold (MLS) $385,000 Beaches MLS
• 2005-08-02 Listing Removed — Beaches MLS
• 2005-01-04 Listed $394,900 Beaches MLS
• 1990-11-28 Sold (Public Records) $230,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $8,226 · +3.0% YoY. Source: county tax records.