210 NE 69th Cir · Boca Raton, FL 33487

$595,000

3 bd · 2.5 ba · 2,043 sqft · Townhouse public records · 14 Days on market

Built 2006 1,703 sqft lot $1067/mo HOA · 18% 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 +10.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new beautiful mediterranean house in a small gated community. Corner location with a lot upgrades; saturnia marble floors down stairs, and wood stair cases and all up stairs. CBS construction with impact glasses. Community heated pool. .. central court yard beautifully landscaped, with picnic area. Minutes to the beach and downtown.

Key facts

• Coffered ceilings
• Tray ceiling
• Gourmet kitchen

Tags

• CORNER WITH EXTRA WINDOWS
• 2 BALCONIES
• GOURMET KITCHEN
• SATURNIA MARBLE FLOORS
• COFFERED CEILINGS
• TRAY CEILING

Property features AI

Finance

• Other: Pets allowed (restrictions may apply); Community has 37 units
• Financial info: No land lease
• HOA & community: Association: Vesta Properties; Monthly HOA fee (paid monthly); Community amenities include pool, picnic area, and sidewalks; HOA fee includes security, trash service, and common area maintenance

Exterior

• Parking: Attached 2-car garage; Driveway parking; Guest parking; Decorative parking areas; 2 covered spaces (garage)
• Security: Smoke detectors; Gated community (no guard)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Townhouse; Two-story; Resale condition; Faces east
• Construction: Built with CBS construction materials; Barrel roof
• Exterior features: Corner lot; Paved road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: No main-level bedrooms noted
• Flooring: Marble flooring; Wood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cathedral ceilings; Vaulted ceilings; Entrance foyer; Split bedroom layout; Walk-in closets; Roman tub; French doors; Blinds; Storm windows
• Laundry & utility: Laundry closet with washer hookup; Laundry tub; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $595k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $533k (10.4% below list).
• Meets the 1% rule at list price ($6k rent vs $595k).
• Recommended offer: $533k (10.4% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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 18d 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 $5,990/mo this rent would consume 75% 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 $4k of loan paydown is wiped out by about $18k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 $290k; list at $595k implies a 105% 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 $533,108 (10.4% 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: 1.01% ✓
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 8.3

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: -19.5%
• Equity multiple: 0.31×
• Total profit: $-114,528
• Equity at exit: $88,716

10-year hold

• IRR: -10.6%
• Equity multiple: 0.33×
• Total profit: $-111,074
• Equity at exit: $51,445

Cash invested: $166,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $5,990 high
• Mortgage (P&I): −$3,120
• Tax from tax record: −$647 /mo · $7,767/yr
• Insurance: −$248
• HOA: −$1,067
• Vacancy / Maint / Mgmt: −$1,258
• Net cashflow: $-350

Break-even live

Break-even rent $6,433

Max offer price $533,108

Occupancy floor —

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 NE 69th Cir Boca Raton, FL	3.0	2.5	2043	$4,200	$2.06	24d	1	0.02mi
7060 NW Turtle Walk Boca Raton, FL	3.0	3.0	2031	$4,900	$2.41	5d	1	0.13mi
6991 NE 7th Ave Boca Raton, FL	3.0	2.0	1854	$8,000	$4.31	17d	1	0.21mi
6951 NE 7th Ave Boca Raton, FL	3.0	2.0	2137	$10,000	$4.68	17d	1	0.21mi
6850 NW 2nd Ave #18 Boca Raton, FL	2.0	2.0	1420	$3,300	$2.32	21d	1	0.26mi
701 Appleby St Boca Raton, FL	3.0	2.0	1552	$7,800	$5.03	2d	1	0.26mi
701 Appleby St Boca Raton, FL	3.0	2.0	1552	$7,800	$5.03	19d	1	0.26mi
660 Coventry St Unit 6 Boca Raton, FL	3.0	2.5	1800	$3,500	$1.94	7d	1	0.27mi
740 NE 69th St Boca Raton, FL	3.0	2.0	1540	$9,400	$6.10	24d	1	0.32mi
785 NE 71st St Boca Raton, FL	4.0	4.0	2474	$14,000	$5.66	24d	1	0.37mi
255 Glouchester St Boca Raton, FL	3.0	2.0	1470	$3,950	$2.69	24d	1	0.42mi
713 Forsyth St Boca Raton, FL	3.0	2.0	1626	$16,500	$10.15	15d	1	0.45mi
713 Forsyth St Unit 33487 Boca Raton, FL	3.0	2.0	1626	$16,500	$10.15	21d	1	0.45mi
836 NE 72nd St Boca Raton, FL	3.0	3.0	1815	$12,500	$6.89	7d	1	0.48mi
41 Via Floresta Dr Boca Raton, FL	3.0	3.5	2142	$4,800	$2.24	5d	1	0.49mi
855 Berkeley St Boca Raton, FL	4.0	2.0	1733	$9,900	$5.71	19d	1	0.50mi
620 Hastings St Boca Raton, FL	4.0	2.5	2359	$6,000	$2.54	24d	1	0.54mi
620 Hastings St Boca Raton, FL	4.0	2.5	2359	$5,500	$2.33	4d	1	0.54mi
839 Enfield St Boca Raton, FL	4.0	2.0	1836	$30,000	$16.34	17d	1	0.55mi
7801 N Federal Hwy Boca Raton, FL	1.0–3.0	1.0–3.5	1375	$5,044	$3.67	2d	29	0.59mi
7598 Fairway Trl Boca Raton, FL	3.0	2.5	2473	$6,000	$2.43	17d	1	0.59mi
380 NW 67th St Unit J204 Boca Raton, FL	3.0	2.0	1436	$3,250	$2.26	24d	1	0.62mi
380 NW 67th St Boca Raton, FL	3.0	2.0	1436	$3,250	$2.26	17d	1	0.62mi
665 Jeffery St Boca Raton, FL	3.0	2.0	2371	$6,500	$2.74	22d	1	0.64mi
665 Jeffery St Boca Raton, FL	3.0	2.0	2371	$6,500	$2.74	24d	1	0.64mi
3602 S Ocean Blvd #102 Highland Beach, FL	3.0	3.0	1720	$5,500	$3.20	24d	1	0.67mi
3602 S Ocean Blvd #104 Highland Beach, FL	3.0	3.0	1495	$8,950	$5.99	5d	1	0.70mi
799 Jeffery St Unit 0 Boca Raton, FL	2.0	2.0	1420	$4,800	$3.38	5d	1	0.70mi
380 Kingsbridge St Boca Raton, FL	3.0	2.0	1800	$2,549	$1.42	24d	1	0.71mi
899 Jeffery St #714 Boca Raton, FL	3.0	2.0	1682	$6,500	$3.86	17d	1	0.75mi
3420 S Ocean Blvd Unit 8W Highland Beach, FL	2.0	2.0	1452	$4,000	$2.75	3d	1	0.75mi
3420 S Ocean Blvd Unit 9R Highland Beach, FL	2.0	2.0	1452	$9,000	$6.20	19d	1	0.75mi
3420 S Ocean Blvd Unit 3P Highland Beach, FL	2.0	2.0	1412	$5,250	$3.72	24d	1	0.75mi
3420 S Ocean Blvd Highland Beach, FL	2.0	2.0	1452	$9,000	$6.20	5d	1	0.75mi
800 Jeffery St #409 Boca Raton, FL	2.0	2.0	1583	$3,700	$2.34	2d	1	0.75mi
3720 S Ocean Blvd #907 Highland Beach, FL	2.0	2.5	2275	$13,000	$5.71	24d	1	0.75mi
3912 S Ocean Blvd Highland Beach, FL	1.0–3.0	1.5–3.0	1427	$7,000	$4.90	2d	4	0.76mi
98 Seminole Ln Boca Raton, FL	4.0	2.0	2062	$4,000	$1.94	3d	1	0.77mi
3606 S Ocean Blvd #402 Highland Beach, FL	3.0	2.0	1571	$4,000	$2.55	24d	1	0.77mi
3606 S Ocean Blvd #504 Highland Beach, FL	2.0	2.0	1400	$5,000	$3.57	24d	1	0.77mi

HOA detail

• Monthly dues: $1,067 · $12,804/yr
• Likely covers: poolsecurity

Listing history 10 events

1. 2026-06-18
   days on market $595,000 Active 14 DOM
2. 2026-06-17
   days on market $595,000 Active 13 DOM
3. 2026-06-16
   days on market $595,000 Active 12 DOM
4. 2026-06-15
   days on market $595,000 Active 11 DOM
5. 2026-06-13
   days on market $595,000 Active 9 DOM
6. 2026-06-09
   days on market $595,000 Active 5 DOM
7. 2026-06-08
   days on market $595,000 Active 4 DOM
8. 2026-06-07
   days on market $595,000 Active 3 DOM
9. 2026-06-04
   remarks 685-char remark
10. 2026-06-04
    listed $595,000 Active 1 DOM

ⓘ 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: $7,767 · $647/mo
• Projected year-2 tax: $7,767 · $647/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: $71,880
• − Mortgage interest: −$33,329
• − Property taxes: −$7,767
• − Insurance: −$2,975
• − Repairs & maintenance: −$5,750
• − Management: −$5,750
• − HOA: −$12,804
• − Depreciation: −$17,309
• Taxable loss: −$13,806
• Est. tax savings @ 24.0%: +$3,313
• After-tax cash flow: $-891/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

+5.3% since first listed

14 events — show timeline

• 2026-06-04 Listed $595,000 Beaches MLS
• 2026-03-31 Listed for Rent $4,200 RMLSFL
• 2026-03-31 Rental Removed $4,300 RMLSFL
• 2026-03-19 Listed for Rent $4,300 RMLSFL
• 2026-03-19 Rental Removed $4,300 GFLMLS
• 2026-03-08 Listed for Rent $4,300 GFLMLS
• 2026-03-07 Rental Removed $4,300 RMLSFL
• 2026-03-07 Listed for Rent $4,300 RMLSFL
• 2009-04-14 Sold (Public Records) $290,000 Public Records
• 2009-04-10 Sold (MLS) $290,000 Beaches MLS
• 2009-04-03 Listing Removed — Beaches MLS
• 2008-09-24 Listed $312,000 Beaches MLS
• 2007-07-17 Listing Removed — Beaches MLS
• 2006-09-20 Listed $565,000 Beaches MLS

Property tax history

+3.7%/yr

Latest (2025): $7,767 · +3.1% YoY. Source: county tax records.