100 Royal Palm Way #303 · Boca Raton, FL 33432

$219,990

2 bd · 1.5 ba · 941 sqft · Condo · 31 Days on market

Built 1968 Good condition $602/mo HOA · 20% 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 +18.7/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Ideally located in the heart of Boca Raton, 100 Royal Palm Way #303 exceptional proximity to the area's renowned beaches, championship golf courses, Mizner Park, Royal Palm Place, downtown Boca, and a vibrant mix of shopping and dining. Situated along iconic Royal Palm Way and minutes from the Intracoastal, this residence delivers an easy, in-town South Florida lifestyle well suited for full-time living or seasonal retreat. Enjoy the convenience of nearby cultural attractions, cafes, and everyday amenities. After two years of ownership, the unit may be rented, providing valuable flexibility and long-term investment potential. A rare opportunity to enjoy central Boca living today with future

Key facts

• Renowned beaches
• Mizner park
• Downtown boca

Tags

• RENOWNED BEACHES
• CHAMPIONSHIP GOLF COURSES
• MIZNER PARK
• ROYAL PALM PLACE
• DOWNTOWN BOCA
• VIBRANT MIX OF SHOPPING

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly HOA fee; HOA provides elevator(s), on-site management/manager, laundry, storage; HOA covers cable TV, insurance, grounds and structure maintenance, pest control, sewer, trash, common areas, elevator, reserve funds, roof repairs

Exterior

• Parking: One parking space; No carport
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available; Sewer available; Water available
• Home design: Condominium; Resale condition; Faces west; 3-story building
• Construction: Block construction; Built-up roof; Block foundation; Building area reported by owner
• Exterior features: Corner lot; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Tile; Tile floors throughout
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning; Paddle fan(s)
• Interior features: Built-in features; Walk-in closet(s); Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Boca Raton Elementary School (math 47% / reading 52%, grade D, #1,088 of 2,144 statewide, top 53%, 365 students, 62% 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 (+4.6%/yr); 472 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% of the median local income ($107k/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 31 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $114k; list at $220k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% 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 $213,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.35% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-16,674
• Equity at exit: $32,801

10-year hold

• IRR: 5.0%
• Equity multiple: 1.41×
• Total profit: $24,982
• Equity at exit: $19,021

Cash invested: $61,597 (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 33432

• Rents YoY: 4.6%
• Active inventory: 472
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,962 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$602
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $217

Break-even live

Break-even rent $2,686

Max offer price $219,990

Occupancy floor 88%

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: $54,998
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Royal Palm Way Unit 503 Boca Raton, FL	2.0	2.0	1095	$5,500	$5.02	24d	1	0.03mi
100 Royal Palm Way #2040 Boca Raton, FL	1.0	1.5	900	$1,195	$1.33	24d	1	0.03mi
4 Royal Palm Way Boca Raton, FL	1.0–2.0	1.0–2.0	962	$2,600	$2.70	22d	2	0.08mi
27 Royal Palm Way #503 Boca Raton, FL	2.0	2.0	1081	$2,500	$2.31	5d	1	0.08mi
14 Royal Palm Way #303 Boca Raton, FL	2.0	2.0	1095	$5,250	$4.79	24d	1	0.08mi
14 Royal Palm Way Boca Raton, FL	1.0–2.0	1.0–2.0	945	$5,250	$5.56	8d	2	0.08mi
4 Royal Palm Way #3040 Boca Raton, FL	3.0	2.0	1010	$6,000	$5.94	24d	1	0.21mi
4 Royal Palm Way #6020 Boca Raton, FL	2.0	1.0	1010	$2,300	$2.28	5d	1	0.21mi
9 Royal Palm Way Boca Raton, FL	2.0	2.0	1112	$3,095	$2.78	13d	3	0.27mi
12 Royal Palm Way #2050 Boca Raton, FL	2.0	2.0	1095	$2,700	$2.47	15d	1	0.27mi
10 Royal Palm Way #2030 Boca Raton, FL	1.0	1.0	795	$2,150	$2.70	24d	1	0.29mi
11 Royal Palm Way #3030 Boca Raton, FL	1.0	1.0	795	$2,600	$3.27	5d	1	0.31mi
11 Royal Palm Way #1040 Boca Raton, FL	2.0	2.0	1095	$2,600	$2.37	8d	1	0.31mi
17 Royal Palm Way #103 Boca Raton, FL	2.0	2.0	1095	$2,500	$2.28	24d	1	0.39mi
100 SW 14th St Boca Raton, FL	1.0–3.0	1.0–2.0	917	$2,629	$2.87	2d	1	0.49mi
21 Royal Palm Way #3030 Boca Raton, FL	2.0	2.0	1095	$4,000	$3.65	24d	1	0.49mi
322 N Federal Hwy #137 Deerfield Beach, FL	2.0	2.0	950	$2,400	$2.53	24d	1	0.52mi
55 SE 14th St #1120 Boca Raton, FL	2.0	2.0	1053	$2,375	$2.26	14d	1	0.54mi
55 SE 14th St #1120 Boca Raton, FL	2.0	2.0	1053	$2,400	$2.28	24d	1	0.54mi
230 N Federal Hwy #305 Deerfield Beach, FL	2.0	2.0	993	$2,600	$2.62	15d	1	0.57mi
230 N Federal Hwy #205 Deerfield Beach, FL	2.0	2.0	993	$2,600	$2.62	24d	1	0.57mi
3100 S Dixie Hwy Boca Raton, FL	1.0–2.0	1.0	975	$2,450	$2.51	2d	7	0.57mi
30 SE 13th St Unit A2 Boca Raton, FL	1.0	1.0	704	$1,600	$2.27	24d	1	0.57mi
1361 S Federal Hwy Boca Raton, FL	1.0	1.0	750	$2,324	$3.10	8d	1	0.59mi
50 SE 12th St #145 Boca Raton, FL	2.0	1.0	800	$1,949	$2.44	24d	1	0.63mi
50 SE 12th St #2260 Boca Raton, FL	2.0	2.0	870	$4,000	$4.60	24d	1	0.65mi
50 SE 12th St #1520 Boca Raton, FL	1.0	1.0	675	$1,750	$2.59	20d	1	0.65mi
101 SW 12th St Boca Raton, FL	1.0	1.0	575	$1,813	$3.15	2d	8	0.65mi
422 SW 9th St Unit 6 Boca Raton, FL	1.0	2.0	914	$2,095	$2.29	24d	1	0.82mi
101 E Camino Real Boca Raton, FL	3.0	1.0–2.5	1077	$5,871	$5.45	2d	8	0.87mi
371 SW 8th St Unit 2-H-W Boca Raton, FL	2.0	1.0	863	$1,850	$2.14	24d	1	0.90mi
33 SE 8th St Boca Raton, FL	3.0	1.0–2.0	915	$3,458	$3.78	1d	20	0.93mi
299 SW 7th St #103 Boca Raton, FL	2.0	2.0	888	$1,850	$2.08	24d	1	0.96mi
299 SW 7th St #1040 Boca Raton, FL	2.0	2.0	888	$2,100	$2.36	24d	1	0.96mi
650 SW 2nd Ave Unit 252 Boca Raton, FL	2.0	1.5	803	$2,000	$2.49	14d	1	0.96mi
224 SE 9th Ave Deerfield Beach, FL	1.0	1.0	650	$1,645	$2.53	24d	1	0.97mi
2730 Banyan Rd Boca Raton, FL	2.0	2.0	935	$4,000	$4.28	24d	2	0.98mi
2730 Banyan Rd #26 Boca Raton, FL	2.0	2.0	905	$5,400	$5.97	4d	1	0.98mi
236 SE 9th Ave Deerfield Beach, FL	1.0	1.0	650	$1,645	$2.53	14d	1	0.98mi
600 SW 2nd Ave Unit 240 Boca Raton, FL	2.0	2.0	864	$2,700	$3.12	15d	1	1.00mi

HOA detail condo

• Monthly dues: $602 · $7,224/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $219,990 Active 31 DOM
2. 2026-06-17
   days on market $219,990 Active 30 DOM
3. 2026-06-16
   days on market $219,990 Active 29 DOM
4. 2026-06-15
   days on market $219,990 Active 28 DOM
5. 2026-06-13
   days on market $219,990 Active 26 DOM
6. 2026-06-09
   days on market $219,990 Active 22 DOM
7. 2026-06-08
   days on market $219,990 Active 21 DOM
8. 2026-06-07
   days on market $219,990 Active 20 DOM
9. 2026-06-04
   days on market $219,990 Active 17 DOM
10. 2026-06-03
    days on market $219,990 Active 16 DOM
11. 2026-06-02
    days on market $219,990 Active 15 DOM
12. 2026-06-01
    days on market $219,990 Active 14 DOM
13. 2026-05-31
    days on market $219,990 Active 13 DOM
14. 2026-05-18
    listed $219,990 Active
15. 2026-04-30
    historical
16. 2026-01-27
    listed $239,000 Active
17. 2025-12-31
    historical
18. 2025-10-17
    listed $249,900 Active
19. 2025-09-30
    historical
20. 2025-09-15
    status Active
21. 2025-09-12
    historical
22. 2025-07-28
    price $249,900
23. 2025-04-22
    price $258,900
24. 2025-03-17
    price $268,900
25. 2025-03-11
    listed $279,900 Active
26. 2017-09-06
    soldstatus $113,700 Closed
27. 2017-08-06
    historical Contingent
28. 2017-07-26
    listed $126,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,538
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,843
• − Management: −$2,843
• − HOA: −$7,224
• − Depreciation: −$6,400
• Taxable loss: −$494
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $2,726/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained condo in Boca Raton offers a good investment opportunity with minor repairs needed and high potential for value increase.

Repairs flagged

• Minor Kitchen cabinets — Slight wear
• Minor Bathroom fixtures — Slight wear

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace kitchen cabinets — Modernizes the space and increases resale value
• Both Replace bathroom fixtures — Modernizes the space and increases resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear	Minor	$500–3,000
Bathroom fixtures · Slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace kitchen cabinets — Modernizes the space and increases resale value ↑
• Both Replace bathroom fixtures — Modernizes the space and increases resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 21,834
• Household income: $107,045
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1461.0

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% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 3%
• Common ancestry: Scotch-Irish 4% Subsaharan African 4% Romanian 4%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 13% Other Indo-European 3% 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: ▼ -565.03%
• Current HPI: 391.7799
• Rent YoY: ▲ 4.56%
• 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

+74.6% since first listed

15 events — show timeline

• 2026-05-18 Listed $219,990 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-01-27 Listed $239,000 Beaches MLS
• 2025-12-31 Listing Removed — Beaches MLS
• 2025-10-17 Listed $249,900 Beaches MLS
• 2025-09-30 Listing Removed — Beaches MLS
• 2025-09-15 Relisted — Beaches MLS
• 2025-09-12 Listing Removed — Beaches MLS
• 2025-07-28 Price Changed $249,900 Beaches MLS
• 2025-04-22 Price Changed $258,900 Beaches MLS
• 2025-03-17 Price Changed $268,900 Beaches MLS
• 2025-03-11 Listed $279,900 Beaches MLS
• 2017-09-06 Sold (MLS) $113,700 Beaches MLS
• 2017-08-06 Contingent — Beaches MLS
• 2017-07-26 Listed $126,000 Beaches MLS