6579 Spring Bottom Way #136 · Boca Raton, FL 33433

$235,000

2 bd · 2.0 ba · 1,500 sqft · Condo public records · 17 Days on market

Built 1977 $417/mo HOA · 15% of rent

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Why this score? — see what drove the C- 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 +18.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +5.6/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come fall in love with this rarely available remodeled first floor corner unit! This two bedroom, two bathroom model offers gleaming tiled floors throughout. Enjoy cooking in this spacious eat-in-kitchen with crown molding and recessed lighting. Gorgeous stone front accent wall in the living room. The romantic master suite includes his and her walk-in-closets and a private bathroom with an oversized glass shower. Laundry hookups in the unit, for your convenience. Enjoy cool breezes on the covered patio. Extra storage and parking at your doorstep complete this perfect package. Woodhaven offers a community pool with a clubhouse. Fantastic central Boca Raton location - just minutes to shopping, dining, golf, beach, commuter roads and so much more! Only one owner occupant must be over 55.

Key facts

• Resort style pools
• Clubhouse
• Walk-in closets

Tags

• REMODELED CONDO
• WALK-IN CLOSETS
• DOUBLE WIDE FINISHED LANAI
• PAVED OUTDOOR PATIO
• RESORT STYLE POOLS
• CLUBHOUSE

Property features AI

Finance

• Other: Pets allowed (restrictions possible); Located in a senior community
• HOA & community: Community amenities include clubhouse, picnic area, parking, pool, storage, and community room; HOA fees paid monthly; HOA fee includes cable TV, insurance, grounds maintenance, pest control, sewer, water, common areas, and recreation facility

Exterior

• Parking: Assigned parking; Guest parking; Total of 2 parking spaces
• Security: Security system
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Single-story; Multi/split levels; Resale condition; Faces south
• Construction: Shingle roof; Other construction materials
• Exterior features: Covered patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Kitchen island; Walk-in closets; Sliding windows
• Laundry & utility: Laundry closet with washer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Verde K-8 (math 72% / reading 74%, grade A, #271 of 2,144 statewide, top 13%, 1,296 students, 28% 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) — zoned schools average 32% FRL vs 52% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 50% district-wide (+16 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 flat; 430 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 ($84k/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 $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 17 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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

• 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 $231,475 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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 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: 1.22% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.51×
• Total profit: $-32,457
• Equity at exit: $35,039

10-year hold

• IRR: -11.9%
• Equity multiple: 0.40×
• Total profit: $-39,649
• Equity at exit: $20,319

Cash invested: $65,800 (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 33433

• Rents YoY: 0.3%
• Active inventory: 430
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,862 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$313 /mo · $3,757/yr
• Insurance: −$98
• HOA: −$417
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $201

Break-even live

Break-even rent $2,608

Max offer price $235,000

Occupancy floor 88%

Sensitivity live

Price	-10% $334	-5% $268	+0% $201	+5% $134	+10% $68
Rent	-10% $-25	-5% $88	+0% $201	+5% $314	+10% $427
Rate	-1.0pp $319	-0.5pp $261	base $201	+0.5pp $140	+1.0pp $78

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6514 Spring Bottom Way #125 Boca Raton, FL	2.0	2.0	1500	$2,300	$1.53	11d	1	0.07mi
6397 Boca Cir Boca Raton, FL	2.0	2.5	1296	$2,300	$1.77	20d	1	0.19mi
6530 Boca del Mar Dr #336 Boca Raton, FL	2.0	2.0	1339	$2,600	$1.94	18d	1	0.19mi
6328 Longboat Ln W #403 Boca Raton, FL	2.0	2.0	1536	$3,000	$1.95	8d	1	0.24mi
6314 Longboat Ln W Boca Raton, FL	2.0	2.0	1368	$3,300	$2.41	0d	1	0.25mi
6925 Town Harbour Blvd Boca Raton, FL	1.0–2.0	1.5–2.5	1187	$2,865	$2.41	0d	15	0.31mi
6215 Old Court Rd #505 Boca Raton, FL	3.0	2.5	1602	$3,300	$2.06	25d	1	0.39mi
6874 Palmetto Cir S Boca Raton, FL	2.0	2.0	1260	$2,775	$2.20	22d	1	0.39mi
6620 Tiburon Cir Unit 3 Boca Raton, FL	2.0	2.0	1382	$2,900	$2.10	15d	1	0.45mi
6620 Tiburon Cir Unit 3 Boca Raton, FL	2.0	2.0	1382	$2,900	$2.10	5d	1	0.45mi
22148 Boca Place Dr Boca Raton, FL	1.0–3.0	1.0–2.0	985	$2,536	$2.57	0d	22	0.47mi
22322 Pineapple Walk Dr Boca Raton, FL	3.0	3.0	1367	$3,275	$2.40	25d	1	0.54mi
22322 Pineapple Walk Dr Boca Raton, FL	3.0	3.0	1367	$2,950	$2.16	15d	1	0.54mi
6061 Boca Colony Dr Boca Raton, FL	1.0–3.0	1.0–2.0	972	$2,289	$2.35	0d	21	0.56mi
6463 La Costa Dr #301 Boca Raton, FL	2.0	2.0	1388	$2,900	$2.09	25d	1	0.59mi
6463 La Costa Dr #203 Boca Raton, FL	2.0	2.0	1310	$2,400	$1.83	4d	1	0.59mi
22356 Calibre Ct Unit 1705 Boca Raton, FL	2.0	2.0	1075	$2,195	$2.04	8d	1	0.62mi
22356 Calibre Ct Unit 507 Boca Raton, FL	2.0	2.0	1075	$2,495	$2.32	11d	1	0.62mi
22356 Calibre Ct Unit 401 Boca Raton, FL	2.0	2.0	1075	$2,720	$2.53	17d	1	0.62mi
22356 Calibre Ct Unit 702 Boca Raton, FL	2.0	2.0	1075	$2,350	$2.19	25d	1	0.62mi
22356 Calibre Ct Unit 908 Boca Raton, FL	2.0	2.0	1075	$2,695	$2.51	16d	1	0.62mi
22356 Calibre Ct Unit 405 Boca Raton, FL	2.0	2.0	1075	$2,495	$2.32	3d	1	0.62mi
22356 Calibre Ct Unit 103 Boca Raton, FL	2.0	2.0	1075	$2,295	$2.13	8d	1	0.62mi
22356 Calibre Ct Unit 1107 Boca Raton, FL	2.0	2.0	1125	$2,695	$2.40	8d	1	0.62mi
22356 Calibre Ct Unit 2102 Boca Raton, FL	2.0	2.0	1200	$3,495	$2.91	8d	1	0.62mi
22356 Calibre Ct Unit 504 Boca Raton, FL	2.0	2.0	1075	$2,295	$2.13	25d	1	0.62mi
22356 Calibre Ct Unit 907 Boca Raton, FL	2.0	2.0	1075	$2,620	$2.44	8d	1	0.62mi
6049 Balboa Cir #302 Boca Raton, FL	2.0	2.0	1385	$2,600	$1.88	21d	1	0.63mi
6420 Via Tierra Boca Raton, FL	3.0	2.0	2094	$3,900	$1.86	11d	1	0.63mi
6372 La Costa Dr #306 Boca Raton, FL	2.0	2.0	1388	$2,750	$1.98	25d	1	0.66mi
22356 Calibre Ct Boca Raton, FL	2.0	2.0	1200	$3,495	$2.91	3d	1	0.66mi
22356 Calibre Ct Boca Raton, FL	1.0–2.0	1.0–2.0	950	$2,995	$3.15	0d	16	0.66mi
6875 Calle del Paz S Boca Raton, FL	3.0	2.0	1839	$4,240	$2.31	8d	1	0.67mi
6860 Calle del Paz S Boca Raton, FL	3.0	2.5	1895	$5,300	$2.80	8d	1	0.67mi
6050 Amberwoods Dr Boca Raton, FL	3.0	2.0	1654	$3,995	$2.42	22d	1	0.68mi
6706 Boca Pines Trl Boca Raton, FL	3.0	2.5	2019	$3,950	$1.96	25d	1	0.77mi
6706 Boca Pines Trl Unit B Boca Raton, FL	3.0	2.5	2019	$3,950	$1.96	0d	1	0.77mi
6706 Boca Pines Trl Unit B Boca Raton, FL	3.0	2.5	2019	$3,950	$1.96	22d	1	0.77mi
22864 Marbella Cir Boca Raton, FL	3.0	2.0	1872	$4,500	$2.40	4d	1	0.81mi
5801 Coach House Cir Unit B Boca Raton, FL	2.0	2.0	1269	$2,800	$2.21	8d	1	0.84mi

HOA detail condo

• Monthly dues: $417 · $5,004/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-18
   status Pending
2. 2026-05-01
   listed $235,000 Active
3. 2023-05-03
   soldstatus $250,000
4. 2017-08-29
   soldstatus $125,000 Closed 795-char remark

   Show marketing remark (795 chars)

   Come fall in love with this rarely available remodeled first floor corner unit! This two bedroom, two bathroom model offers gleaming tiled floors throughout. Enjoy cooking in this spacious eat-in-kitchen with crown molding and recessed lighting. Gorgeous stone front accent wall in the living room. The romantic master suite includes his and her walk-in-closets and a private bathroom with an oversized glass shower. Laundry hookups in the unit, for your convenience. Enjoy cool breezes on the covered patio. Extra storage and parking at your doorstep complete this perfect package. Woodhaven offers a community pool with a clubhouse. Fantastic central Boca Raton location - just minutes to shopping, dining, golf, beach, commuter roads and so much more! Only one owner occupant must be over 55.

5. 2017-07-07
   historical Active Under Contract 795-char remark

   Show marketing remark (795 chars)

   Come fall in love with this rarely available remodeled first floor corner unit! This two bedroom, two bathroom model offers gleaming tiled floors throughout. Enjoy cooking in this spacious eat-in-kitchen with crown molding and recessed lighting. Gorgeous stone front accent wall in the living room. The romantic master suite includes his and her walk-in-closets and a private bathroom with an oversized glass shower. Laundry hookups in the unit, for your convenience. Enjoy cool breezes on the covered patio. Extra storage and parking at your doorstep complete this perfect package. Woodhaven offers a community pool with a clubhouse. Fantastic central Boca Raton location - just minutes to shopping, dining, golf, beach, commuter roads and so much more! Only one owner occupant must be over 55.

6. 2017-06-19
   price $135,000 795-char remark

   Show marketing remark (795 chars)

   Come fall in love with this rarely available remodeled first floor corner unit! This two bedroom, two bathroom model offers gleaming tiled floors throughout. Enjoy cooking in this spacious eat-in-kitchen with crown molding and recessed lighting. Gorgeous stone front accent wall in the living room. The romantic master suite includes his and her walk-in-closets and a private bathroom with an oversized glass shower. Laundry hookups in the unit, for your convenience. Enjoy cool breezes on the covered patio. Extra storage and parking at your doorstep complete this perfect package. Woodhaven offers a community pool with a clubhouse. Fantastic central Boca Raton location - just minutes to shopping, dining, golf, beach, commuter roads and so much more! Only one owner occupant must be over 55.

7. 2017-06-15
   listed $160,000 Active 795-char remark

   Show marketing remark (795 chars)

   Come fall in love with this rarely available remodeled first floor corner unit! This two bedroom, two bathroom model offers gleaming tiled floors throughout. Enjoy cooking in this spacious eat-in-kitchen with crown molding and recessed lighting. Gorgeous stone front accent wall in the living room. The romantic master suite includes his and her walk-in-closets and a private bathroom with an oversized glass shower. Laundry hookups in the unit, for your convenience. Enjoy cool breezes on the covered patio. Extra storage and parking at your doorstep complete this perfect package. Woodhaven offers a community pool with a clubhouse. Fantastic central Boca Raton location - just minutes to shopping, dining, golf, beach, commuter roads and so much more! Only one owner occupant must be over 55.

8. 2016-06-01
   soldstatus $105,000
9. 2016-05-16
   soldstatus $105,000 Closed 234-char remark

   Show marketing remark (234 chars)

   Lovely spacious ground floor unit. Redone kitchen cabinets and counters. Eat-in kitchen. Tile in living areas. Remodeled master bathroom. Large patio area. Shows great. Rolldowns on patio. A/C replaced. Community pool. Sold furnished.

10. 2016-04-15
    status Pending 234-char remark

    Show marketing remark (234 chars)

    Lovely spacious ground floor unit. Redone kitchen cabinets and counters. Eat-in kitchen. Tile in living areas. Remodeled master bathroom. Large patio area. Shows great. Rolldowns on patio. A/C replaced. Community pool. Sold furnished.

11. 2016-02-09
    listed $119,000 Active 234-char remark

    Show marketing remark (234 chars)

    Lovely spacious ground floor unit. Redone kitchen cabinets and counters. Eat-in kitchen. Tile in living areas. Remodeled master bathroom. Large patio area. Shows great. Rolldowns on patio. A/C replaced. Community pool. Sold furnished.

12. 2011-07-26
    soldstatus $59,900
13. 1978-01-27
    soldstatus $52,900

ⓘ 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: $3,757 · $313/mo
• Projected year-2 tax: $3,757 · $313/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 ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,349
• − Mortgage interest: −$13,164
• − Property taxes: −$3,757
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,748
• − Management: −$2,748
• − HOA: −$5,004
• − Depreciation: −$6,836
• Taxable loss: −$1,082
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $2,672/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): 47,005
• Household income: $84,091
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 2900.0

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 18% Two or more races 15% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2% Dominican 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Russian 3%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 15% Other Indo-European 10% 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: ▼ -227.85%
• Current HPI: 306.738
• Rent YoY: ▲ 0.33%
• 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

+344.2% since first listed

13 events — show timeline

• 2026-05-18 Pending — Beaches MLS
• 2026-05-01 Listed $235,000 Beaches MLS
• 2023-05-03 Sold (Public Records) $250,000 Public Records
• 2017-08-29 Sold (MLS) $125,000 Beaches MLS
• 2017-07-07 Contingent — Beaches MLS
• 2017-06-19 Price Changed $135,000 Beaches MLS
• 2017-06-15 Listed $160,000 Beaches MLS
• 2016-06-01 Sold (Public Records) $105,000 Public Records
• 2016-05-16 Sold (MLS) $105,000 Beaches MLS
• 2016-04-15 Pending — Beaches MLS
• 2016-02-09 Listed $119,000 Beaches MLS
• 2011-07-26 Sold (Public Records) $59,900 Public Records
• 1978-01-27 Sold (Public Records) $52,900 Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,757 · +5.0% YoY. Source: county tax records.