10134 Boca Vista Dr · Boca Raton, FL 33498

$850,000

5 bd · 3.0 ba · 3,271 sqft · SingleFamily public records · 27 Days on market

Built 2004 6,012 sqft lot $299/mo HOA · 5% 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 +8.3/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.1/10.0

Listing remarks

BOCA VISTA CENTRALLY LOCATED AT WEST BOCA. SMALL EXCLUSIVE GATED COMMUNITY. IT CLOSED TO EVERYTHING. WALKING DISTANCE TO SHOPPING. ALL A SCHOOLS. ONLY 30 HOMES IN THE COMMUNITY WITH CLUB HOUSE AND COMMUNITY POOL. LOW HOA FEE INCLUDED LAWN SERVICES & GATED. NICE SIZE BACKYARD HAS PLENTY ROOM FOR YOUR POOL. ONE BEDROOM AND FULL BATHROOM DOWNSTAIRS. WALKING LAUDRYROOM DOWNSTAIRS. GRANITE KITCHEN COUNTER TOP. GREAT LAYOUT. A MUST SEE!

Key facts

• Gated community
• Community pool
• Centrally located

Tags

• CENTRALLY LOCATED
• WALKING DISTANCE TO SHOPPING
• GATED COMMUNITY
• CLUB HOUSE
• COMMUNITY POOL
• LOW HOA FEE

Property features AI

Finance

• Other: Pets allowed (dogs and cats OK); Part of a community with 30 units
• HOA & community: Association: BOCA VISTA; Monthly HOA fee of 299; Community amenities include a pool and sidewalks; HOA covers grounds maintenance, security, trash, common areas and recreation facility

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway and guest parking; Two covered parking spaces; Two open parking spaces
• Security: Smoke detectors; Security system; Gated community (no guard)
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single family residence; Two-story home; Devonshire model; Resale property; Faces north
• Construction: Stucco and concrete block (CBS) construction; Built with concrete/tile roof
• Exterior features: Fenced backyard; Concrete and tile roof; Entry on first level; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: Three full bathrooms (one on the main level)
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric cooling
• Interior features: Walk-in closets; Split bedroom layout; Roman tub; Blinds and sliding window treatments; Unfurnished
• Laundry & utility: Laundry room with inside laundry closet; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $850k.

Deal economics

• At list price, monthly cash flow is $-770 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $714k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $605k (28.9% below list).
• Recommended offer: $605k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Sunrise Park Elementary School (math 80% / reading 81%, grade A+, #104 of 2,144 statewide, top 5%, 1,074 students, 23% 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 68% at this address vs 50% district-wide (+19 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: 95 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $46k of equity ($6k loan paydown + $40k appreciation (4.7% 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 ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($837k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $472k; list at $850k implies a 80% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $604,678 (28.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.71% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.55×
• Total profit: $131,237
• Equity at exit: $465,182

10-year hold

• IRR: 10.5%
• Equity multiple: 2.88×
• Total profit: $446,703
• Equity at exit: $789,518

Cash invested: $238,000 (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 33498

• Home prices YoY: 1.5%
• Active inventory: 95
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $6,047 high
• Mortgage (P&I): −$4,457
• Tax from tax record: −$436 /mo · $5,238/yr
• Insurance: −$354
• HOA: −$299
• Vacancy / Maint / Mgmt: −$1,270
• Net cashflow: $-770

Break-even live

Break-even rent $7,022

Max offer price $713,941

Occupancy floor —

Sensitivity live

Price	-10% $-289	-5% $-530	+0% $-770	+5% $-1,011	+10% $-1,251
Rent	-10% $-1,248	-5% $-1,009	+0% $-770	+5% $-531	+10% $-293
Rate	-1.0pp $-342	-0.5pp $-554	base $-770	+0.5pp $-990	+1.0pp $-1,215

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10902 Tamoron Ln Boca Raton, FL	4.0	3.0	2673	$4,800	$1.80	26d	1	0.73mi
18474 Old Princeton Ln Boca Raton, FL	4.0	2.5	2330	$4,800	$2.06	15d	1	0.82mi
19323 Carolina Cir Boca Raton, FL	4.0	2.0	2300	$4,150	$1.80	14d	1	0.98mi
19323 Carolina Cir Boca Raton, FL	4.0	2.0	2301	$3,955	$1.72	1d	1	0.98mi
18280 Coral Isles Dr Boca Raton, FL	4.0	2.5	2728	$5,500	$2.02	26d	1	0.98mi
18280 Coral Isles Dr Unit 18280 Boca Raton, FL	4.0	2.5	2728	$5,500	$2.02	5d	1	0.98mi
9067 Long Lake Palm Dr Boca Raton, FL	4.0	3.5	3014	$6,875	$2.28	26d	1	1.17mi
17358 Santaluce Mnr Boca Raton, FL	5.0	6.5	3969	$17,000	$4.28	26d	1	1.49mi

HOA detail

• Monthly dues: $299 · $3,588/yr
• Likely covers: poolsecurity

Listing history 25 events

1. 2026-06-21
   days on market $850,000 Active 27 DOM
2. 2026-06-18
   days on market $850,000 Active 24 DOM
3. 2026-06-17
   days on market $850,000 Active 23 DOM
4. 2026-06-16
   days on market $850,000 Active 22 DOM
5. 2026-06-15
   days on market $850,000 Active 21 DOM
6. 2026-06-13
   days on market $850,000 Active 19 DOM
7. 2026-06-09
   days on market $850,000 Active 15 DOM
8. 2026-06-08
   days on market $850,000 Active 14 DOM
9. 2026-06-07
   days on market $850,000 Active 13 DOM
10. 2026-06-04
    days on market $850,000 Active 10 DOM
11. 2026-06-03
    days on market $850,000 Active 9 DOM
12. 2026-06-02
    days on market $850,000 Active 8 DOM
13. 2026-06-01
    days on market $850,000 Active 7 DOM
14. 2026-05-31
    days on market $850,000 Active 6 DOM
15. 2026-05-25
    listed $850,000 Active
16. 2013-12-02
    historical
17. 2013-09-21
    historical
18. 2007-07-24
    soldstatus $472,000
19. 2007-07-01
    soldstatus $472,000
20. 2007-06-12
    historical
21. 2007-06-05
    listed $489,000
22. 2007-06-01
    historical
23. 2007-03-03
    listed $489,000
24. 2006-12-21
    listed $499,000
25. 2006-07-18
    listed $525,000

ⓘ 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: $5,238 · $436/mo
• Projected year-2 tax: $7,055 · $588/mo
• Expected delta: +$1,817/yr (+$151/mo · 34.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $72,561
• − Mortgage interest: −$47,613
• − Property taxes: −$5,238
• − Insurance: −$4,250
• − Repairs & maintenance: −$5,805
• − Management: −$5,805
• − HOA: −$3,588
• − Depreciation: −$24,727
• Taxable loss: −$24,465
• Est. tax savings @ 24.0%: +$5,872
• After-tax cash flow: $-3,371/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): 16,853
• Household income: $146,765
• Rent vs Own: 5.3% rent · 94.7% own
• Severe rent burden: 65.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 16% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 2% Cuban 6%
• Common ancestry: Romanian 17% Scotch-Irish 6% Italian 3%
• Foreign-born: 28% · Canada, Dominican Republic, China
• Languages at home: 72% English-only · Spanish 12% Other Indo-European 6% Russian/Polish/Slavic 5%

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: ▲ 4.68%
• Current HPI: 325.4026
• Rent YoY: —
• 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

+61.9% since first listed

11 events — show timeline

• 2026-05-25 Listed $850,000 Beaches MLS
• 2013-12-02 Listing Removed — Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2007-07-24 Sold (Public Records) $472,000 Public Records
• 2007-07-01 Sold (MLS) $472,000 Beaches MLS
• 2007-06-12 Listing Removed — Beaches MLS
• 2007-06-05 Listed $489,000 Beaches MLS
• 2007-06-01 Listing Removed — Beaches MLS
• 2007-03-03 Listed $489,000 Beaches MLS
• 2006-12-21 Listed $499,000 Beaches MLS
• 2006-07-18 Listed $525,000 Beaches MLS

Property tax history

+0.9%/yr

Latest (2025): $5,238 · +3.1% YoY. Source: county tax records.