314 Brighton Unit H · Boca Raton, FL 33434

$99,999

1 bd · 1.5 ba · 720 sqft · Condo public records · 76 Days on market

Built 1979 $404/mo HOA · 24% of rent

---

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 +25.6/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• 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

* Beautiful, Mostly Furnished, Second Floor in Elevator Building, Renovated and Freshly Painted Oversize 1 Bed/1.5 Bath Condo with Balcony Overlooking Garden * Spacious and Bright Unit * Separate Dining Area * White Shaker Kitchen Cabinets with Stylish Backsplash and Quartz Countertop, Stainless steel Appliances and Upgraded Fixtures * Luxury Vinyl Flooring in the Bedroom, Tile flooring in the Kitchen and Bathrooms * * Both Bathrooms has been Upgraded * * NO Popcorn Ceilings * * GREAT LOCATION CLOSE CLUBHOUSE * * Century Village is Resort Style Development 55 plus, where One person must be 55 years old * * Development offers very busy clubhouse with Cafe/ Restaurant, several card

Key facts

• Newer backsplash
• Balcony
• Newer appliances

Tags

• BALCONY
• NEWER BACKSPLASH
• NEWER QUARTZ COUNTERTOP
• NEWER APPLIANCES
• NEW BATHROOM VANITIES
• NEW TOILETTES

Property features AI

Finance

• Financial info: Pets not allowed; Senior community
• HOA & community: HOA with monthly fee; Monthly HOA fee: $404; HOA covers cable TV, insurance, internet, grounds and structure maintenance, pest control, security, sewer, trash, water, common areas, hot water, legal/accounting, reserve funds, roof repairs, recreation facility and pool service; Community amenities include: billiard room, clubhouse, fitness center, game room, hot water, jogging path, management, park, picnic area, parking, pool, sauna, shuffleboard court, spa/hot tub, storage, tennis courts, manager on site, business center, cafe/restaurant, community room, handball, heated pool, hobby room, internet included, library, maintained community, sidewalks, street lights, gated access, security, maintenance

Exterior

• Parking: Assigned parking; Guest parking; Total of 1 parking space
• Security: Gated with guard; Security patrol; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium; One level; Faces south; Resale unit; Building name: Brighton H; Three-story building
• Construction: CBS construction
• Exterior features: No waterfront; Gated community with guard; Security patrol; Glass-enclosed patio/porch; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning; Smoke detectors
• Interior features: Blinds on windows; Negotiable furnishings; Glass-enclosed porch/patio
• Laundry & utility: Laundry room (outside)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 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: Whispering Pines Elementary School (math 62% / reading 69%, grade B+, #500 of 2,144 statewide, top 24%, 1,015 students, 25% FRL); Eagles Landing Middle School (math 66% / reading 67%, grade A-, #84 of 571 statewide, top 16%, 1,508 students, 27% FRL); Olympic Heights Community High (math 52% / reading 64%, grade C, #120 of 667 statewide, top 18%, 2,602 students, 30% FRL) — zoned schools average 27% FRL vs 52% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 63% at this address vs 50% district-wide (+14 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 (+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 $691 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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y 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

• Watch-outs: HOA is 24% 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 $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.70% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.15%
• DSCR: 1.45
• GRM: 4.9

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-2,850
• Equity at exit: $14,910

10-year hold

• IRR: 5.2%
• Equity multiple: 1.36×
• Total profit: $10,026
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$524
• Tax from tax record: −$135 /mo · $1,616/yr
• Insurance: −$42
• HOA: −$404
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $237

Break-even live

Break-even rent $1,398

Max offer price $99,999

Occupancy floor 81%

Sensitivity live

Price	-10% $293	-5% $265	+0% $237	+5% $209	+10% $180
Rent	-10% $103	-5% $170	+0% $237	+5% $304	+10% $371
Rate	-1.0pp $287	-0.5pp $262	base $237	+0.5pp $211	+1.0pp $185

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 Brighton Dr Unit 251 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	8d	1	0.02mi
314 Brighton H Unit H Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	14d	1	0.02mi
156 Brighton Dr Unit 156 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	25d	1	0.02mi
251 Brighton F Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.02mi
359 Brighton I Unit I Boca Raton, FL	1.0	1.5	735	$1,550	$2.11	25d	1	0.04mi
129 Brighton D Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	25d	1	0.04mi
22 Brighton Dr Unit 22 Boca Raton, FL	1.0	1.0	600	$1,300	$2.17	8d	1	0.05mi
321 Dorset Dr Boca Raton, FL	1.0	1.5	720	$1,590	$2.21	25d	1	0.16mi
119 Dorset Dr Unit 119 Boca Raton, FL	1.0	1.0	600	$1,400	$2.33	25d	1	0.20mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	25d	1	0.20mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	25d	1	0.22mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	25d	1	0.22mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	3d	1	0.22mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	2d	1	0.22mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	25d	1	0.23mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	25d	1	0.28mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	8d	1	0.45mi
82 Fanshaw Dr Unit 82 Boca Raton, FL	1.0	1.5	702	$1,250	$1.78	25d	1	0.48mi
4067 Yarmouth D Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	3d	1	0.49mi
1072 Yarmouth E #1072 Boca Raton, FL	1.0	1.5	738	$1,950	$2.64	25d	1	0.50mi
454 Fanshaw K Unit K Boca Raton, FL	1.0	1.5	715	$1,500	$2.10	15d	1	0.58mi
96 Fanshaw C Boca Raton, FL	1.0	1.5	702	$1,500	$2.14	0d	1	0.58mi
119 Fanshaw C Unit 119 Boca Raton, FL	1.0	1.0	585	$1,299	$2.22	25d	1	0.59mi
147 Fanshaw D Boca Raton, FL	1.0	1.0	601	$1,350	$2.25	25d	1	0.59mi
171 Suffolk F #171 Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	11d	1	0.61mi
250 Suffolk F #250 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	3d	1	0.61mi
68 Suffolk F Unit 68 Boca Raton, FL	1.0	1.5	720	$2,750	$3.82	25d	1	0.61mi
209 Suffolk F Unit F Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	25d	1	0.61mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,450	$2.42	22d	1	0.64mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,350	$2.25	8d	1	0.64mi
4014 Newcastle A Unit A Boca Raton, FL	1.0	1.5	738	$1,495	$2.03	25d	1	0.66mi
91 Preston Way Unit 91 Boca Raton, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.75mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	2d	1	0.75mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	25d	1	0.75mi
86 Mansfield C Unit C Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	12d	1	0.76mi
534 Mansfield M #534 Boca Raton, FL	1.0	1.5	715	$1,300	$1.82	25d	1	0.76mi
202 Mansfield E Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	0d	1	0.83mi
457 Mansfield I Unit 457 Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	3d	1	0.84mi
517 Mansfield M Unit 517 Boca Raton, FL	1.0	1.5	715	$1,550	$2.17	25d	1	0.84mi
474 Mansfield L Unit L Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	11d	1	0.89mi

HOA detail condo

• Monthly dues: $404 · $4,848/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-18
   days on market $99,999 Active 76 DOM
2. 2026-06-17
   days on market $99,999 Active 75 DOM
3. 2026-06-16
   days on market $99,999 Active 74 DOM
4. 2026-06-15
   days on market $99,999 Active 73 DOM
5. 2026-06-13
   days on market $99,999 Active 71 DOM
6. 2026-06-09
   days on market $99,999 Active 67 DOM
7. 2026-06-08
   days on market $99,999 Active 66 DOM
8. 2026-06-07
   days on market $99,999 Active 65 DOM
9. 2026-06-04
   days on market $99,999 Active 62 DOM
10. 2026-06-03
    days on market $99,999 Active 61 DOM
11. 2026-06-02
    days on market $99,999 Active 60 DOM
12. 2026-06-01
    days on market $99,999 Active 59 DOM
13. 2026-05-31
    days on market $99,999 Active 58 DOM
14. 2026-05-15
    price $99,999
15. 2026-05-07
    price $99,998
16. 2026-04-03
    listed $99,999 Active
17. 2025-10-07
    historical
18. 2025-06-20
    status Active
19. 2025-05-27
    historical Active Under Contract
20. 2025-04-17
    listed $99,999 Active
21. 2025-04-16
    historical
22. 2025-03-27
    price $99,999
23. 2025-02-04
    price $115,000
24. 2025-01-17
    historical $1,400
25. 2025-01-10
    listed $1,400
26. 2024-12-19
    price $124,000
27. 2024-11-15
    price $129,000
28. 2024-10-24
    listed $137,500 Active
29. 2024-10-19
    historical
30. 2023-08-29
    soldstatus $112,000
31. 2020-03-04
    soldstatus $44,000
32. 2019-01-15
    historical
33. 2019-01-14
    listed $46,000 Active
34. 2018-11-21
    historical
35. 2018-08-16
    listed $46,000 Active
36. 2014-03-03
    soldstatus $933,590
37. 2011-03-03
    historical
38. 2010-03-03
    listed $30,000
39. 2009-10-22
    soldstatus $15,000
40. 2009-09-21
    historical
41. 2009-06-07
    historical
42. 2009-06-07
    listed $25,000
43. 2008-10-20
    listed $25,000
44. 2007-11-13
    historical
45. 2007-05-11
    listed $52,900
46. 2007-05-11
    historical
47. 2006-07-31
    listed $53,900
48. 1988-07-22
    soldstatus $33,500

ⓘ 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: $1,616 · $135/mo
• Projected year-2 tax: $1,616 · $135/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 2/10 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: $20,378
• − Mortgage interest: −$5,601
• − Property taxes: −$1,616
• − Insurance: −$500
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − HOA: −$4,848
• − Depreciation: −$2,909
• Taxable income: $1,643
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $2,448/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

+198.5% since first listed

35 events — show timeline

• 2026-05-15 Price Changed $99,999 Beaches MLS
• 2026-05-07 Price Changed $99,998 Beaches MLS
• 2026-04-03 Listed $99,999 Beaches MLS
• 2025-10-07 Listing Removed — Beaches MLS
• 2025-06-20 Relisted — Beaches MLS
• 2025-05-27 Contingent — Beaches MLS
• 2025-04-17 Listed $99,999 Beaches MLS
• 2025-04-16 Listing Removed — Beaches MLS
• 2025-03-27 Price Changed $99,999 Beaches MLS
• 2025-02-04 Price Changed $115,000 Beaches MLS
• 2025-01-17 Rental Removed $1,400 GFLMLS
• 2025-01-10 Listed for Rent $1,400 GFLMLS
• 2024-12-19 Price Changed $124,000 Beaches MLS
• 2024-11-15 Price Changed $129,000 Beaches MLS
• 2024-10-24 Listed $137,500 Beaches MLS
• 2024-10-19 Coming Soon — Beaches MLS
• 2023-08-29 Sold (Public Records) $112,000 Public Records
• 2020-03-04 Sold (Public Records) $44,000 Public Records
• 2019-01-15 Listing Removed — Beaches MLS
• 2019-01-14 Listed $46,000 Beaches MLS
• 2018-11-21 Listing Removed — Beaches MLS
• 2018-08-16 Listed $46,000 Beaches MLS
• 2014-03-03 Sold (Public Records) $933,590 Public Records
• 2011-03-03 Listing Removed — Beaches MLS
• 2010-03-03 Listed $30,000 Beaches MLS
• 2009-10-22 Sold (MLS) $15,000 Beaches MLS
• 2009-09-21 Listing Removed — Beaches MLS
• 2009-06-07 Listed $25,000 Beaches MLS
• 2009-06-07 Listing Removed — Beaches MLS
• 2008-10-20 Listed $25,000 Beaches MLS
• 2007-11-13 Listing Removed — Beaches MLS
• 2007-05-11 Listing Removed — Beaches MLS
• 2007-05-11 Listed $52,900 Beaches MLS
• 2006-07-31 Listed $53,900 Beaches MLS
• 1988-07-22 Sold (Public Records) $33,500 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,616 · -14.3% YoY. Source: county tax records.