375 NW 42nd St · Boca Raton, FL 33431

$450,000

2 bd · 2.0 ba · 1,564 sqft · SingleFamily public records · 55 Days on market

Built 2006 4,034 sqft lot $250/mo HOA · 7% 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).

• Cash flow +11.2/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to sought-after Knob Hill, a charming 55+ community in the heart of East Boca Raton. This beautifully maintained 2 bed/2 bath + den single-family home offers a bright, open layout, granite countertops, spacious living areas and generously sized bedrooms. Enjoy seamless indoor-outdoor living with a private patio area—perfect for relaxing or entertaining. Residents benefit from low HOA fees and resort-style amenities including a clubhouse and heated pool. Perfectly located just minutes from pristine beaches, Mizner Park, Downtown Delray Beach and world-class dining and shopping. This home delivers the perfect blend of comfort, convenience, and South Florida lifestyle. 2 Car Gara

Key facts

• 4,034 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Is a senior community
• Financial info: Pets allowed (cats and dogs; pet restrictions possible)
• HOA & community: Knob Hill Club association; Monthly HOA fee of $250; Association maintains grounds, common areas and pool; pool is heated

Exterior

• Parking: 3 total parking spaces; 2-car attached garage with garage door opener; Covered parking (2); Circular driveway and shared driveway; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Sewer connected; Water available
• Home design: Single family residence; One story; Resale; Faces southwest
• Construction: Stucco and concrete block with stucco construction; Built with tile roof; Slab foundation
• Exterior features: Not waterfront; Tile roof; Slab foundation

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Electric and gas water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Storm windows; Smoke detectors
• Laundry & utility: In-unit laundry with sink; Laundry located inside and in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $420k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $366k (18.6% below list).
• Recommended offer: $366k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.7% 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 fast (+6.8%/yr); 181 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 41% of the median local income ($108k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 55 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $185k; list at $450k implies a 143% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $366,295 (18.6% 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 55 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.83% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.45×
• Total profit: $-69,006
• Equity at exit: $67,096

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-8,760
• Equity at exit: $38,908

Cash invested: $126,000 (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 33431

• Rents YoY: 6.8%
• Active inventory: 181
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,663 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$266 /mo · $3,186/yr
• Insurance: −$188
• HOA: −$250
• Vacancy / Maint / Mgmt: −$769
• Net cashflow: $-169

Break-even live

Break-even rent $3,877

Max offer price $420,123

Occupancy floor 100%

Sensitivity live

Price	-10% $86	-5% $-42	+0% $-169	+5% $-296	+10% $-424
Rent	-10% $-458	-5% $-314	+0% $-169	+5% $-24	+10% $120
Rate	-1.0pp $57	-0.5pp $-55	base $-169	+0.5pp $-286	+1.0pp $-404

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 NW Spanish River Blvd Boca Raton, FL	3.0	3.0	1322	$5,200	$3.93	26d	1	0.13mi
300 NW 42nd St Boca Raton, FL	2.0	2.0	1108	$2,500	$2.26	1d	1	0.14mi
300 NW 42nd St Boca Raton, FL	2.0	2.0	1108	$2,450	$2.21	15d	1	0.14mi
552 NW 39th Cir Boca Raton, FL	3.0	3.5	1957	$5,000	$2.55	9d	1	0.31mi
560 N West 39th Cir Unit 560 Boca Raton, FL	3.0	3.5	1924	$4,750	$2.47	26d	1	0.32mi
270 NW 36th St Boca Raton, FL	3.0	2.0	1118	$6,000	$5.37	26d	1	0.43mi
260 NW 36th St Boca Raton, FL	3.0	2.0	1524	$5,500	$3.61	7d	1	0.43mi
260 NW 36th St Boca Raton, FL	3.0	2.0	1524	$5,000	$3.28	15d	1	0.43mi
260 NW 36th St Boca Raton, FL	3.0	2.0	1524	$5,000	$3.28	14d	1	0.43mi
260 NW 36th St Boca Raton, FL	3.0	2.0	1524	$5,000	$3.28	12d	1	0.43mi
4601 NW 2nd Ave #805 Boca Raton, FL	2.0	2.5	1536	$3,200	$2.08	7d	1	0.44mi
4990 NW 2nd Ct Boca Raton, FL	3.0	3.0	1896	$5,500	$2.90	26d	1	0.46mi
3355 Jaywood Ter Unit J-113 Boca Raton, FL	3.0	2.0	1170	$3,450	$2.95	16d	1	0.51mi
3149 Kingswood Ter Boca Raton, FL	2.0	2.0	1354	$2,800	$2.07	26d	1	0.53mi
524 NW 53rd St Boca Raton, FL	3.0	2.0	1758	$5,000	$2.84	14d	1	0.55mi
500 NW 53rd St Boca Raton, FL	2.0	2.0	1320	$3,000	$2.27	26d	1	0.56mi
5151 W Club Cir #206 Boca Raton, FL	2.0	2.0	1200	$2,500	$2.08	15d	1	0.57mi
350 Club Cir #208 Boca Raton, FL	2.0	2.0	1200	$2,450	$2.04	9d	1	0.58mi
400 Club Cir #101 Boca Raton, FL	2.0	2.0	1200	$2,800	$2.33	3d	1	0.59mi
3355 Jaywood Ter #1130 Boca Raton, FL	3.0	2.0	1170	$1,200	$1.03	12d	1	0.59mi
400 Club Cir Boca Raton, FL	2.0	2.0	1200	$2,900	$2.42	26d	1	0.60mi
351 Club Cir #208 Boca Raton, FL	2.0	2.0	1200	$2,600	$2.17	0d	1	0.60mi
3300 Jaywood Ter #2160 Boca Raton, FL	3.0	2.0	1170	$3,300	$2.82	26d	1	0.60mi
3080 Inglewood Ter Boca Raton, FL	3.0	2.0	1229	$3,200	$2.60	16d	1	0.60mi
3761 NE 4th Ave Boca Raton, FL	3.0	2.0	1720	$11,987	$6.97	26d	1	0.61mi
516 NW 54th St Unit 516 Boca Raton, FL	3.0	2.0	1415	$4,850	$3.43	20d	1	0.61mi
516 NW 54th St Boca Raton, FL	3.0	2.0	1415	$4,650	$3.29	12d	1	0.61mi
516 NW 54th St Boca Raton, FL	3.0	2.0	1415	$4,550	$3.22	22d	1	0.61mi
3171 Leewood Ter Unit L234 Boca Raton, FL	3.0	2.0	1178	$3,300	$2.80	20d	1	0.61mi
3171 Leewood Ter Unit L134 Boca Raton, FL	3.0	2.0	1178	$3,400	$2.89	9d	1	0.61mi
3072 Inglewood Ter Boca Raton, FL	2.0	2.0	1200	$3,200	$2.67	22d	1	0.63mi
301 Club Cir #208 Boca Raton, FL	2.0	2.0	1200	$2,300	$1.92	1d	1	0.63mi
3151 Leewood Ter Unit L229 Boca Raton, FL	3.0	2.0	1178	$3,450	$2.93	3d	1	0.63mi
3151 Leewood Ter Unit L228 Boca Raton, FL	3.0	2.0	1178	$3,400	$2.89	7d	1	0.63mi
5200 E Club Cir Boca Raton, FL	2.0	2.0	1200	$2,224	$1.85	26d	2	0.65mi
299 NW 52nd Ter Unit PHX Boca Raton, FL	2.0	2.0	1300	$3,000	$2.31	9d	1	0.65mi
299 NW 52nd Ter Unit X Boca Raton, FL	2.0	2.0	1300	$3,000	$2.31	26d	1	0.65mi
564 NW 55th St Boca Raton, FL	2.0	2.0	1385	$3,200	$2.31	26d	1	0.66mi
421 NE 38th St Boca Raton, FL	2.0	2.0	1184	$3,200	$2.70	6d	1	0.66mi
421 NE 38th St Unit 1 Boca Raton, FL	2.0	2.0	1184	$3,200	$2.70	6d	1	0.66mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-21
   days on market $450,000 Active 55 DOM
2. 2026-06-18
   days on market $450,000 Active 52 DOM
3. 2026-06-17
   days on market $450,000 Active 51 DOM
4. 2026-06-16
   days on market $450,000 Active 50 DOM
5. 2026-06-15
   days on market $450,000 Active 49 DOM
6. 2026-06-13
   days on market $450,000 Active 47 DOM
7. 2026-06-09
   days on market $450,000 Active 43 DOM
8. 2026-06-08
   days on market $450,000 Active 42 DOM
9. 2026-06-07
   days on market $450,000 Active 41 DOM
10. 2026-06-04
    days on market $450,000 Active 38 DOM
11. 2026-06-03
    days on market $450,000 Active 37 DOM
12. 2026-06-02
    days on market $450,000 Active 36 DOM
13. 2026-06-01
    days on market $450,000 Active 35 DOM
14. 2026-05-31
    days on market $450,000 Active 34 DOM
15. 2026-04-27
    listed $450,000 Active
16. 2012-11-08
    soldstatus $185,000
17. 2003-10-17
    soldstatus $25,000

ⓘ 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: $3,186 · $266/mo
• Projected year-2 tax: $3,735 · $311/mo
• Expected delta: +$549/yr (+$46/mo · 17.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $43,955
• − Mortgage interest: −$25,207
• − Property taxes: −$3,186
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,516
• − Management: −$3,516
• − HOA: −$3,000
• − Depreciation: −$13,091
• Taxable loss: −$9,811
• Est. tax savings @ 24.0%: +$2,355
• After-tax cash flow: $325/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): 24,608
• Household income: $107,896
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 872.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 15% Black 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 9% Scotch-Irish 5% Romanian 5%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 5% French/Haitian/Cajun 2%

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: ▼ -425.66%
• Current HPI: 342.0339
• Rent YoY: ▲ 6.83%
• 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

+1700.0% since first listed

3 events — show timeline

• 2026-04-27 Listed $450,000 Beaches MLS
• 2012-11-08 Sold (Public Records) $185,000 Public Records
• 2003-10-17 Sold (Public Records) $25,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $3,186 · +3.3% YoY. Source: county tax records.