2107 NW 62nd Dr · Boca Raton, FL 33496

$1,295,000

3 bd · 4.0 ba · 2,769 sqft · SingleFamily public records · 52 Days on market

Built 1994 9,152 sqft lot Est $1462k · 11% under $788/mo HOA · 10% 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).

• ARV discount +12.6/15.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.0/10.0

Listing remarks MLS

BISCAY 3 3 1/2 BATH ON LAKE -HIGH CEILINGS -GREAT STONE LOOK -TILE FLOORS- THIS ONE WILL NOT LAST LONG -POOL W/HEATED SPA DINING ROOM CHANDELIER IS EXCLUDED

Key facts

• 9,152 sq ft lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $1.29M.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• To cash-flow at today's rent, offer at most $936k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $829k (36.0% below list).
• Recommended offer: $829k (36.0% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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); 330 active listings in the ZIP; 18 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 $138k of equity ($9k loan paydown + $130k 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.
• By year 2, paydown + projected appreciation supports a ~$223k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($1.26M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $510k; list at $1.29M implies a 154% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $829,079 (36.0% 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.64% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.73%
• DSCR: 0.70
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $1,462,032
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 NW 60th Cir	0.26mi	3/2.5	2,603 (-6%)	8mo	$1,375,000	$528	65
2214 NW 60th St	0.31mi	3/3.5	2,964 (+7%)	11mo	$1,080,000	$364	62
2046 NW 56th St	0.56mi	4/4.0 (+1)	2,392 (-14%)	14mo	$1,530,000	$640	35

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: 19.4%
• Equity multiple: 2.57×
• Total profit: $570,020
• Equity at exit: $1,166,639

10-year hold

• IRR: 17.7%
• Equity multiple: 5.88×
• Total profit: $1,768,939
• Equity at exit: $2,515,900

Cash invested: $362,600 (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: 13.0×

Monthly cashflow live

• Estimated rent: $8,291 high
• Mortgage (P&I): −$6,791
• Tax from tax record: −$464 /mo · $5,563/yr
• Insurance: −$540
• HOA: −$788
• Vacancy / Maint / Mgmt: −$1,741
• Net cashflow: $-2,033

Break-even live

Break-even rent $10,864

Max offer price $935,943

Occupancy floor —

Sensitivity live

Price	-10% $-1,299	-5% $-1,666	+0% $-2,033	+5% $-2,399	+10% $-2,766
Rent	-10% $-2,688	-5% $-2,360	+0% $-2,033	+5% $-1,705	+10% $-1,378
Rate	-1.0pp $-1,380	-0.5pp $-1,703	base $-2,033	+0.5pp $-2,368	+1.0pp $-2,709

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: $323,750
• Closing costs: $38,850
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6213 NW 21st Ct Boca Raton, FL	3.0	4.0	2746	$10,000	$3.64	25d	1	0.18mi
4695 Brandywine Dr Boca Raton, FL	3.0	3.0	1974	$4,750	$2.41	25d	1	0.61mi
2404 NW 67th St Boca Raton, FL	4.0	3.5	3081	$15,000	$4.87	23d	1	0.65mi
2237 NW 53rd St Boca Raton, FL	3.0	3.5	2305	$25,000	$10.85	25d	1	0.74mi
2011 NW 53rd St Boca Raton, FL	3.0	2.5	2461	$11,000	$4.47	13d	1	0.75mi
2464 NW 66th Dr Boca Raton, FL	3.0	3.5	2568	$10,000	$3.89	25d	1	0.80mi
5801 NW 24th Ave #1001 Boca Raton, FL	3.0	2.5	1957	$13,000	$6.64	17d	1	0.80mi
17768 Maplewood Dr Boca Raton, FL	4.0	2.0	2123	$5,200	$2.45	23d	1	0.82mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	11d	1	0.87mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	25d	1	0.87mi
2431 NW 59th St #404 Boca Raton, FL	3.0	2.5	1957	$10,000	$5.11	25d	1	0.93mi
4872 NW 16th Ter Boca Raton, FL	3.0	2.5	2008	$4,500	$2.24	18d	1	1.07mi
4930 NW 15th Ave Boca Raton, FL	4.0	3.5	2998	$4,800	$1.60	8d	1	1.09mi
17699 Tiffany Trace Dr Boca Raton, FL	4.0	3.0	2264	$8,000	$3.53	16d	1	1.33mi
17712 Candlewood Ter Boca Raton, FL	3.0	2.0	1984	$5,000	$2.52	6d	1	1.45mi
17712 Candlewood Ter Boca Raton, FL	3.0	2.0	1984	$5,000	$2.52	25d	1	1.45mi
5605 Forest Oaks Ter Delray Beach, FL	3.0	3.0	2092	$10,000	$4.78	14d	1	1.47mi
4551 NW 26th Pl Boca Raton, FL	4.0	4.5	3250	$9,850	$3.03	17d	1	1.49mi

HOA detail

• Monthly dues: $788 · $9,456/yr
• Likely covers: pool

Listing history 11 events

1. 2026-04-26
   status Pending
2. 2026-04-08
   status Active
3. 2026-04-06
   historical Active Under Contract
4. 2026-03-05
   listed $1,295,000 Active
5. 2026-03-04
   historical $1,295,000
6. 2013-09-22
   historical
7. 2002-07-02
   soldstatus $510,000
8. 2002-06-14
   soldstatus $510,000 156-char remark

   Show marketing remark (156 chars)

   BISCAY 3 3 1/2 BATH ON LAKE -HIGH CEILINGS -GREAT STONE LOOK -TILE FLOORS- THIS ONE WILL NOT LAST LONG -POOL W/HEATED SPA DINING ROOM CHANDELIER IS EXCLUDED

9. 2002-01-10
   historical 156-char remark

   Show marketing remark (156 chars)

   BISCAY 3 3 1/2 BATH ON LAKE -HIGH CEILINGS -GREAT STONE LOOK -TILE FLOORS- THIS ONE WILL NOT LAST LONG -POOL W/HEATED SPA DINING ROOM CHANDELIER IS EXCLUDED

10. 2001-11-01
    listed $549,000
11. 2001-02-16
    listed $549,000 156-char remark

    Show marketing remark (156 chars)

    BISCAY 3 3 1/2 BATH ON LAKE -HIGH CEILINGS -GREAT STONE LOOK -TILE FLOORS- THIS ONE WILL NOT LAST LONG -POOL W/HEATED SPA DINING ROOM CHANDELIER IS EXCLUDED

ⓘ 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: $5,563 · $464/mo
• Projected year-2 tax: $10,748 · $896/mo
• Expected delta: +$5,186/yr (+$432/mo · 93.2%)

ⓘ 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 7 d/yr ≥106°F today · 25 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: $99,490
• − Mortgage interest: −$72,540
• − Property taxes: −$5,563
• − Insurance: −$6,475
• − Repairs & maintenance: −$7,959
• − Management: −$7,959
• − HOA: −$9,456
• − Depreciation: −$37,673
• Taxable loss: −$48,135
• Est. tax savings @ 24.0%: +$11,553
• After-tax cash flow: $-12,838/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

+135.9% since first listed

11 events — show timeline

• 2026-04-26 Pending — Beaches MLS
• 2026-04-08 Relisted — Beaches MLS
• 2026-04-06 Contingent — Beaches MLS
• 2026-03-05 Listed $1,295,000 Beaches MLS
• 2026-03-04 Coming Soon $1,295,000 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2002-07-02 Sold (Public Records) $510,000 Public Records
• 2002-06-14 Sold (MLS) $510,000 Beaches MLS
• 2002-01-10 Listing Removed — Beaches MLS
• 2001-11-01 Listed $549,000 Beaches MLS
• 2001-02-16 Listed $549,000 Beaches MLS

Property tax history

-3.3%/yr

Latest (2025): $5,563 · +3.1% YoY. Source: county tax records.