799 Jeffery St #4050 · Boca Raton, FL 33487

$230,000

1 bd · 1.5 ba · 1,017 sqft · Condo public records · 86 Days on market

Built 1978 $1202/mo HOA · 30% 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 +25.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 1 Bedroom 1.5 Bathroom Penthouse in Porta Bella West, a waterfront community in East Boca Raton. This apartment is ready for your dream renovation, and features a large floor plan, and an oversized balcony perfect for entertaining friends. The balcony overlooks the marina, and with desirable south east exposure, you'll enjoy the blissful sunrises, afternoon sun-bathing, and relaxing shaded evenings. Porta Bella West offers many amenities such as tennis courts, fitness facilities, boating accommodations ($2.25 per ft), and resort style pool overlooking the marina. Google PortaBellaEast for more information.

Key facts

• Large floor plan
• Fitness facilities
• Oversized balcony

Tags

• LARGE FLOOR PLAN
• OVERSIZED BALCONY
• OVERLOOKS THE MARINA
• SOUTH EAST EXPOSURE
• TENNIS COURTS
• FITNESS FACILITIES

Property features AI

Finance

• Other: Community contains 316 units; Pets not allowed
• Financial info: No land lease
• HOA & community: Part of Porta Bella Yacht and Tennis Club (association-managed); Monthly HOA fee includes cable TV, internet, grounds maintenance, pest control, security, sewer, trash, water, common areas, reserve funds, and pool service; Association amenities: boating, billiard room, car wash area, elevators, fitness center, game room, management, picnic area, parking, pool, spa/hot tub, storage, tennis courts, on-site manager, trash chute, bike storage, community room, internet included, library, lobby, maintained community, pickleball courts, putting green, security

Exterior

• Parking: Assigned, common open parking; 2 open parking spaces (total 2 parking spaces)
• Security: Building security; Key card entry; Security patrol
• Utilities: Public water; Public sewer; 150 Amp service with three-phase electric; Cable connected; Electricity connected; Sewer and water available
• Home design: Condominium; One level; Entry through lobby; Faces east
• Construction: Block, concrete, stucco (CBS) construction; Tar/gravel roof; Slab and piling foundation; 4-story building (Porta Bella Yacht and Tennis Club)
• Exterior features: Marina access with ocean and intracoastal access; No fixed bridge; Road frontage east of US-1; Asphalt public road; Public-maintained road; Has heated spa

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric central heating (individual); Central individual cooling (electric); Ceiling fan(s)
• Interior features: Built-in features; Walk-in closet(s); Blinds on windows
• Laundry & utility: Laundry closet with washer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: J. C. Mitchell Elementary School (math 54% / reading 60%, grade C+, #781 of 2,144 statewide, top 38%, 773 students, 50% 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 (+3.6%/yr); 330 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $4,018/mo this rent would consume 50% of the median local household income ($96k/yr) (locally 896% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $230k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 30% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $216,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.75% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-26,045
• Equity at exit: $34,294

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,189
• Equity at exit: $19,886

Cash invested: $64,400 (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 33487

• Rents YoY: 3.6%
• Active inventory: 330
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $4,018 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,202
• Vacancy / Maint / Mgmt: −$844
• Net cashflow: $124

Break-even live

Break-even rent $3,861

Max offer price $230,000

Occupancy floor 92%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
799 Jeffery St Unit 0 Boca Raton, FL	2.0	2.0	1420	$4,800	$3.38	5d	1	0.02mi
859 Jeffery St #506 Boca Raton, FL	2.0	2.0	1315	$6,500	$4.94	24d	1	0.05mi
1078 Jeffery St Boca Raton, FL	2.0	2.5	1024	$2,900	$2.83	24d	1	0.08mi
769 Jeffery St Unit 2-103 Boca Raton, FL	1.0	1.5	776	$2,700	$3.48	24d	1	0.12mi
899 Jeffery St #3050 Boca Raton, FL	1.0	1.5	998	$4,500	$4.51	24d	1	0.12mi
899 Jeffery St #5100 Boca Raton, FL	2.0	2.0	1315	$5,000	$3.80	24d	1	0.12mi
972 Jeffery St Boca Raton, FL	2.0	2.5	1024	$5,500	$5.37	24d	1	0.14mi
3912 S Ocean Blvd Highland Beach, FL	1.0–3.0	1.5–3.0	1427	$3,900	$2.73	1d	4	0.26mi
665 Glouchester St Boca Raton, FL	2.0	1.0	800	$2,095	$2.62	5d	2	0.29mi
1124 Highland Beach Dr #2 Highland Beach, FL	2.0	2.0	1408	$5,750	$4.08	24d	1	0.31mi
1110 Bel Air Dr Unit B Highland Beach, FL	2.0	2.0	1185	$5,000	$4.22	13d	1	0.50mi
6080 Dixie Hwy Rm 3 Boca Raton, FL	1.0	1.0	800	$1,100	$1.38	24d	1	0.51mi
1019 Russell Dr Unit A Highland Beach, FL	2.0	2.0	1400	$8,500	$6.07	24d	1	0.52mi
4505 S Ocean Blvd #502 Highland Beach, FL	2.0	2.0	1100	$7,000	$6.36	22d	1	0.57mi
4505 S Ocean Blvd #502 Highland Beach, FL	2.0	2.0	1100	$4,900	$4.45	5d	1	0.57mi
4505 S Ocean Blvd #203 Highland Beach, FL	2.0	2.0	1100	$4,500	$4.09	3d	1	0.57mi
4505 S Ocean Blvd #303 Highland Beach, FL	2.0	2.0	1100	$3,500	$3.18	18d	1	0.57mi
3604 S Ocean Blvd #101 Highland Beach, FL	2.0	2.5	1275	$9,500	$7.45	7d	1	0.63mi
3606 S Ocean Blvd #205 Highland Beach, FL	2.0	2.0	1400	$3,500	$2.50	20d	1	0.65mi
3606 S Ocean Blvd #406 Highland Beach, FL	2.0	2.0	1400	$8,000	$5.71	20d	1	0.65mi
3606 S Ocean Blvd #108 Highland Beach, FL	2.0	2.0	1230	$3,500	$2.85	24d	1	0.65mi
3606 S Ocean Blvd #504 Highland Beach, FL	2.0	2.0	1400	$5,000	$3.57	24d	1	0.65mi
3606 S Ocean Blvd #108 Highland Beach, FL	2.0	2.0	1230	$10,000	$8.13	20d	1	0.65mi
817 NE 71st St Boca Raton, FL	—	2.0	1300	$20,000	$15.38	3d	1	0.68mi
4740 S Ocean Blvd Unit 315a Boca Raton, FL	2.0	2.0	1500	$3,800	$2.53	24d	1	0.68mi
3594 S Ocean Blvd #801 Highland Beach, FL	2.0	2.0	1230	$4,000	$3.25	22d	1	0.69mi
3594 S Ocean Blvd #302 Highland Beach, FL	2.0	2.0	1230	$10,000	$8.13	22d	1	0.69mi
3594 S Ocean Blvd #302 Highland Beach, FL	2.0	2.0	1230	$4,000	$3.25	24d	1	0.69mi
3594 S Ocean Blvd #402 Highland Beach, FL	2.0	2.0	1230	$5,000	$4.07	24d	1	0.69mi
6000 NW 2nd Ave #437 Boca Raton, FL	2.0	2.0	1300	$2,500	$1.92	14d	1	0.70mi
6161 NW 2nd Ave Unit 520 Boca Raton, FL	2.0	2.0	1200	$2,195	$1.83	24d	1	0.76mi
5961 NW 2nd Ave Apt 108 Boca Raton, FL	2.0	2.0	1050	$2,400	$2.29	7d	1	0.76mi
6461 NW 2nd Ave Boca Raton, FL	2.0	2.0	1300	$2,148	$1.65	24d	2	0.77mi
6461 NW 2nd Ave #501 Boca Raton, FL	2.0	2.0	1300	$2,200	$1.69	20d	1	0.77mi
130 NW 70th St Unit 202 Boca Raton, FL	2.0	2.0	1018	$2,300	$2.26	24d	1	0.78mi
6500 NW 2nd Ave #512 Boca Raton, FL	2.0	2.0	1316	$2,800	$2.13	24d	1	0.79mi
5700 NW 2nd Ave Boca Raton, FL	2.0	2.0	1125	$2,162	$1.92	20d	4	0.79mi
5700 NW 2nd Ave Boca Raton, FL	2.0	2.0	1125	$2,350	$2.09	17d	3	0.79mi
4748 S Ocean Blvd #203 Highland Beach, FL	2.0	2.0	1426	$8,500	$5.96	24d	1	0.80mi
120 NW 70th St Unit 102 Boca Raton, FL	2.0	2.0	1018	$2,250	$2.21	24d	1	0.80mi

HOA detail condo

• Monthly dues: $1,202 · $14,424/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $230,000 Active 86 DOM
2. 2026-06-17
   days on market $230,000 Active 85 DOM
3. 2026-06-16
   days on market $230,000 Active 84 DOM
4. 2026-06-15
   days on market $230,000 Active 83 DOM
5. 2026-06-13
   days on market $230,000 Active 81 DOM
6. 2026-06-09
   days on market $230,000 Active 77 DOM
7. 2026-06-08
   days on market $230,000 Active 76 DOM
8. 2026-06-07
   days on market $230,000 Active 75 DOM
9. 2026-06-04
   days on market $230,000 Active 72 DOM
10. 2026-06-03
    days on market $230,000 Active 71 DOM
11. 2026-06-02
    days on market $230,000 Active 70 DOM
12. 2026-06-01
    days on market $230,000 Active 69 DOM
13. 2026-05-31
    days on market $230,000 Active 68 DOM
14. 2026-03-24
    listed $230,000 Active
15. 1990-12-18
    soldstatus $73,700

ⓘ 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: $1,433 · $119/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$476/yr (+$40/mo · 33.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% 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: $48,214
• − Mortgage interest: −$12,884
• − Property taxes: −$1,433
• − Insurance: −$6,268
• − Repairs & maintenance: −$3,857
• − Management: −$3,857
• − HOA: −$14,424
• − Depreciation: −$6,691
• Taxable loss: −$1,200
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $1,778/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): 20,717
• Household income: $96,066
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 896.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 11% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 7% Scotch-Irish 5% Lithuanian 2%
• Foreign-born: 21% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -331.59%
• Current HPI: 352.5852
• Rent YoY: ▲ 3.58%
• 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

+212.1% since first listed

2 events — show timeline

• 2026-03-24 Listed $230,000 Beaches MLS
• 1990-12-18 Sold (Public Records) $73,700 Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,433 · +4.2% YoY. Source: county tax records.