2449 NW 64th St · Boca Raton, FL 33496

$692,000

3 bd · 2.5 ba · 2,103 sqft · SingleFamily public records · 212 Days on market

Built 1990 6,634 sqft lot Est $799k · 13% under $500/mo HOA · 6% 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 +23.1/30.0
• ARV discount +13.5/15.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• 1% rule +6.8/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

THIS WONDERFUL LIGHT AND BRIGHT HOME IS A REAL GEM. FEATURING A PRIVATE SCREENED PATIO OVERLOOKING A WONDERFUL POOL AND SPA AREA. NEW A/C AND VERY CLEAN. SELLER WANTS TO SELL NOW!!!

Key facts

• 6,634 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Pets allowed with conditions/restrictions
• HOA & community: Monthly association fee ($500/month); Gated community with clubhouse; Golf and golf-course community; Community pool; Tennis courts

Exterior

• Parking: 2-car garage; Driveway; Paver block driveway; Garage door opener; 2 covered parking spaces
• Security: Security gate; Gated community; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story home; East-facing
• Construction: Block construction; Barrel roof; Resale property
• Exterior features: Balcony; Open balcony/porch; Fence; Fruit trees; Exterior lighting; Storm/security shutters; Community in-ground pool; Community spa (in-ground); In-ground private pool features (if applicable)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Icemaker; Trash compactor
• Bedrooms: Primary and other bedrooms on the main level
• Flooring: Ceramic tile; Hardwood; Laminate; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: First-floor entry; Main-level primary bedroom; Bedroom on main level; Dual sinks; Tub with shower; Handicap access
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $692k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $692k).
• Recommended offer: $609k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+2.3%/yr); 324 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $8,197/mo this rent would consume 86% of the median local household income ($115k/yr) (locally 464% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $74k of equity ($5k loan paydown + $69k 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 $194k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$119k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($609k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $59k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $260k; list at $692k implies a 166% 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 $608,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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. 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: 1.18% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $799,140
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2492 NW 66th Dr	0.13mi	3/2.5	2,343 (+11%)	2mo	$830,000	$354	74
2187 NW 59th St	0.74mi	3/2.5	2,104 (0%)	2mo	$800,000	$380	64

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: 29.6%
• Equity multiple: 3.33×
• Total profit: $451,006
• Equity at exit: $623,408

10-year hold

• IRR: 25.5%
• Equity multiple: 7.48×
• Total profit: $1,255,359
• Equity at exit: $1,344,404

Cash invested: $193,760 (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: 7.0×

Monthly cashflow live

• Estimated rent: $8,197 high
• Mortgage (P&I): −$3,629
• Tax from tax record: −$812 /mo · $9,741/yr
• Insurance: −$288
• HOA: −$500
• Vacancy / Maint / Mgmt: −$1,721
• Net cashflow: $1,246

Break-even live

Break-even rent $6,619

Max offer price $692,000

Occupancy floor 80%

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: $173,000
• Closing costs: $20,760
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2464 NW 66th Dr Boca Raton, FL	3.0	3.5	2568	$10,000	$3.89	24d	1	0.08mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	24d	1	0.13mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	10d	1	0.13mi
5801 NW 24th Ave #1001 Boca Raton, FL	3.0	2.5	1957	$13,000	$6.64	16d	1	0.38mi
2431 NW 59th St #404 Boca Raton, FL	3.0	2.5	1957	$10,000	$5.11	24d	1	0.47mi
6213 NW 21st Ct Boca Raton, FL	3.0	4.0	2746	$10,000	$3.64	24d	1	0.63mi
3151 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1497	$3,145	$2.10	24d	1	0.69mi
3143 Clint Moore Rd #105 Boca Raton, FL	3.0	2.0	1497	$3,250	$2.17	24d	1	0.77mi
6503 N Military Trl Boca Raton, FL	1.0–2.0	1.0–2.0	1155	$3,211	$2.78	1d	52	0.87mi
2237 NW 53rd St Boca Raton, FL	3.0	3.5	2305	$25,000	$10.85	24d	1	0.96mi
2771 NW 49th St Boca Raton, FL	4.0	3.0	2596	$6,195	$2.39	17d	1	0.96mi
5555 N Military Trl Boca Raton, FL	2.0–3.0	2.0–3.0	1282	$5,069	$3.95	1d	21	1.01mi
2218 NW 52nd St Boca Raton, FL	2.0	2.5	1482	$13,000	$8.77	24d	1	1.03mi
2093 NW 52nd St Unit 2093 Boca Raton, FL	3.0	2.5	1835	$13,000	$7.08	24d	1	1.07mi
2011 NW 53rd St Boca Raton, FL	3.0	2.5	2461	$11,000	$4.47	12d	1	1.13mi
2034 NW 52nd St Boca Raton, FL	2.0	2.5	1527	$12,000	$7.86	24d	1	1.13mi
2683 NW 45th St Boca Raton, FL	4.0	2.5	2371	$6,750	$2.85	4d	1	1.13mi
5500 N Military Trl Boca Raton, FL	1.0–3.0	1.0–2.0	1053	$5,719	$5.43	3d	27	1.20mi
17099 Ryton Ln Boca Raton, FL	3.0	2.5	2492	$18,000	$7.22	24d	1	1.23mi
4695 Brandywine Dr Boca Raton, FL	3.0	3.0	1974	$4,750	$2.41	24d	1	1.32mi
5605 Forest Oaks Ter Delray Beach, FL	3.0	3.0	2092	$10,000	$4.78	13d	1	1.45mi
16850 Colchester Ct Delray Beach, FL	3.0	3.5	2715	$8,000	$2.95	18d	1	1.46mi
16843 Boca Delray Dr Delray Beach, FL	2.0	2.0	1533	$4,900	$3.20	22d	1	1.49mi

HOA detail

• Monthly dues: $500 · $6,000/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-18
   days on market $692,000 Active 212 DOM
2. 2026-06-17
   days on market $692,000 Active 211 DOM
3. 2026-06-16
   days on market $692,000 Active 210 DOM
4. 2026-06-15
   days on market $692,000 Active 209 DOM
5. 2026-06-13
   days on market $692,000 Active 207 DOM
6. 2026-06-09
   days on market $692,000 Active 203 DOM
7. 2026-06-07
   days on market $692,000 Active 201 DOM
8. 2026-06-04
   days on market $692,000 Active 198 DOM
9. 2026-06-03
   days on market $692,000 Active 197 DOM
10. 2026-06-01
    days on market $692,000 Active 195 DOM
11. 2026-05-31
    days on market $692,000 Active 194 DOM
12. 2026-03-13
    price $692,000
13. 2026-03-13
    status Active
14. 2026-02-27
    status Pending
15. 2026-01-14
    price $728,999
16. 2025-07-21
    listed $750,999 Active
17. 2003-05-01
    soldstatus $260,000
18. 2003-04-28
    soldstatus $260,000 181-char remark

    Show marketing remark (181 chars)

    THIS WONDERFUL LIGHT AND BRIGHT HOME IS A REAL GEM. FEATURING A PRIVATE SCREENED PATIO OVERLOOKING A WONDERFUL POOL AND SPA AREA. NEW A/C AND VERY CLEAN. SELLER WANTS TO SELL NOW!!!

19. 2003-03-15
    historical 181-char remark

    Show marketing remark (181 chars)

    THIS WONDERFUL LIGHT AND BRIGHT HOME IS A REAL GEM. FEATURING A PRIVATE SCREENED PATIO OVERLOOKING A WONDERFUL POOL AND SPA AREA. NEW A/C AND VERY CLEAN. SELLER WANTS TO SELL NOW!!!

20. 2002-09-12
    historical

    Show marketing remark (181 chars)

    THIS WONDERFUL LIGHT AND BRIGHT HOME IS A REAL GEM. FEATURING A PRIVATE SCREENED PATIO OVERLOOKING A WONDERFUL POOL AND SPA AREA. NEW A/C AND VERY CLEAN. SELLER WANTS TO SELL NOW!!!

21. 2002-09-12
    listed $275,000 181-char remark

    Show marketing remark (181 chars)

    THIS WONDERFUL LIGHT AND BRIGHT HOME IS A REAL GEM. FEATURING A PRIVATE SCREENED PATIO OVERLOOKING A WONDERFUL POOL AND SPA AREA. NEW A/C AND VERY CLEAN. SELLER WANTS TO SELL NOW!!!

22. 2002-05-04
    historical
23. 2002-05-03
    listed $279,000
24. 2001-11-09
    listed $299,000
25. 1990-08-02
    soldstatus $245,000

ⓘ 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: $9,741 · $812/mo
• Projected year-2 tax: $9,741 · $812/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 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: $98,359
• − Mortgage interest: −$38,763
• − Property taxes: −$9,741
• − Insurance: −$3,460
• − Repairs & maintenance: −$7,869
• − Management: −$7,869
• − HOA: −$6,000
• − Depreciation: −$20,131
• Taxable income: $4,527
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $13,869/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

+182.4% since first listed

14 events — show timeline

• 2026-03-13 Price Changed $692,000 MARMLS
• 2026-03-13 Relisted — MARMLS
• 2026-02-27 Pending — MARMLS
• 2026-01-14 Price Changed $728,999 MARMLS
• 2025-07-21 Listed $750,999 MARMLS
• 2003-05-01 Sold (Public Records) $260,000 Public Records
• 2003-04-28 Sold (MLS) $260,000 Beaches MLS
• 2003-03-15 Listing Removed — Beaches MLS
• 2002-09-12 Listed $275,000 Beaches MLS
• 2002-09-12 Listing Removed — Beaches MLS
• 2002-05-04 Listing Removed — Beaches MLS
• 2002-05-03 Listed $279,000 Beaches MLS
• 2001-11-09 Listed $299,000 Beaches MLS
• 1990-08-02 Sold (Public Records) $245,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $9,741 · +214.7% YoY. Source: county tax records.