7905 Cloverfield Cir · Boca Raton, FL 33433

$484,900

4 bd · 2.0 ba · 1,808 sqft · SingleFamily public records · 13 Days on market

Built 1981 6,303 sqft lot $325/mo HOA · 8% 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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 2-bedroom, 2-bath single-family home located in the highly desirable 55+ community of Cloverfield in central Boca Raton. This residence offers bright, open living spaces enhanced by vaulted ceilings, abundant natural light, and a seamless flow ideal for both relaxing and entertaining. The home has large living and dining spaces. The Florida room off the kitchen opens to an updated screened window patio overlooking a private backyard—perfect for morning coffee or evening unwinding. The spacious primary suite includes a walk-in closet and an ensuite bath with dual sinks and a step-in shower. A generously sized guest bedroom provides flexibility for visitors, an office, or a hobby room. Additional highlights include an interior laundry room, a 2-car garage, and new hurricane impact windows and doors. Cloverfield is known for its low HOA fees and exceptional maintenance program, including lawn care, basic cable, exterior painting, and scheduled roof cleaning. Residents enjoy a heated community pool, hot tub, clubhouse, and a welcoming neighborhood atmosphere. Pets are welcome with no restrictions, and only one owner must be 55+.Ideally located just minutes from Town Center Mall, FAU, Mizner Park, beaches, grocery stores, medical centers, houses of worship, and major highways—this home offers the perfect blend of comfort, convenience, and active-adult living. Property is being sold as-is.

Key facts

• 6,303 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee; HOA covers cable TV and grounds maintenance; Community clubhouse; Senior community

Exterior

• Parking: Attached 2-car garage; Driveway with garage door opener; Covered parking for 2 vehicles
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable not available
• Home design: Single-story home; Resale property; Southwest facing; Barrel roof
• Construction: Block construction
• Exterior features: Enclosed screened porch; Porch; Exterior lighting; Community pool

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Main level primary bedroom
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; Vaulted ceilings; Walk-in closets; Living/dining room; First-floor entry; Attic; Bedroom on main level; Split bedrooms
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $-14 ($-163/yr) — negative.
• To cash-flow at today's rent, offer at most $482k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $415k (14.5% below list).
• Recommended offer: $415k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Del Prado Elementary School (math 78% / reading 78%, grade A, #149 of 2,144 statewide, top 8%, 712 students, 26% FRL); Omni Middle School (math 66% / reading 66%, grade A-, #93 of 571 statewide, top 16%, 1,128 students, 29% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% 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 71% at this address vs 50% district-wide (+22 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; 436 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $4,145/mo this rent would consume 59% of the median local household income ($84k/yr) (locally 2900% 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 $3k of loan paydown is wiped out by about $15k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $180k; list at $485k implies a 169% 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 $414,508 (14.5% 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: 0.85% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 9.7

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: -19.5%
• Equity multiple: 0.34×
• Total profit: $-90,264
• Equity at exit: $72,300

10-year hold

• IRR: -19.0%
• Equity multiple: 0.10×
• Total profit: $-121,811
• Equity at exit: $41,925

Cash invested: $135,772 (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: 436
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $4,145 high
• Mortgage (P&I): −$2,543
• Tax from tax record: −$218 /mo · $2,620/yr
• Insurance: −$202
• HOA: −$325
• Vacancy / Maint / Mgmt: −$870
• Net cashflow: $-14

Break-even live

Break-even rent $4,162

Max offer price $482,496

Occupancy floor 95%

Sensitivity live

Price	-10% $261	-5% $124	+0% $-14	+5% $-151	+10% $-288
Rent	-10% $-341	-5% $-177	+0% $-14	+5% $150	+10% $314
Rate	-1.0pp $231	-0.5pp $110	base $-14	+0.5pp $-139	+1.0pp $-267

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: $121,225
• Closing costs: $14,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7744 Courtyard Run W Boca Raton, FL	3.0	2.5	1449	$3,100	$2.14	26d	1	0.17mi
7755 Kenway Pl E Boca Raton, FL	3.0	2.0	1625	$3,675	$2.26	20d	1	0.19mi
8170 Hampton Wood Dr Boca Raton, FL	3.0	2.0	2244	$4,200	$1.87	26d	1	0.23mi
8171 Hampton Wood Dr Boca Raton, FL	3.0	2.0	2028	$5,275	$2.60	26d	1	0.24mi
21583 Villa Nova Dr Boca Raton, FL	3.0	2.0	1620	$4,500	$2.78	7d	1	0.29mi
21583 Villa Nova Dr Boca Raton, FL	3.0	2.0	1620	$4,650	$2.87	26d	1	0.29mi
7619 Silver Woods Ct Boca Raton, FL	4.0	2.0	2107	$5,250	$2.49	26d	1	0.36mi
21925 Mizner Way Boca Raton, FL	2.0–3.0	2.0	1302	$2,705	$2.08	0d	17	0.36mi
7482 Courtyard Run E Unit E Boca Raton, FL	3.0	2.5	1449	$2,800	$1.93	4d	1	0.37mi
7964 Little Ln Boca Raton, FL	4.0	3.0	1657	$4,500	$2.72	26d	1	0.38mi
7572 Silver Woods Ct Boca Raton, FL	3.0	2.5	2268	$6,000	$2.65	26d	1	0.39mi
7526 Courtyard Run E Boca Raton, FL	3.0	2.5	1449	$3,100	$2.14	26d	1	0.42mi
7690 Lago del Mar Dr #410 Boca Raton, FL	3.0	2.5	1600	$3,750	$2.34	26d	1	0.51mi
7890 Lago del Mar Dr #142 Boca Raton, FL	3.0	2.5	1420	$3,600	$2.54	26d	1	0.57mi
22365 Dorado Dr Boca Raton, FL	3.0	2.0	1871	$2,200	$1.18	26d	1	0.60mi
22182 Bella Lago Dr Boca Raton, FL	2.0–4.0	2.0–3.5	1614	$5,332	$3.30	3d	18	0.63mi
21270 Via Eden Boca Raton, FL	3.0	2.5	1812	$3,400	$1.88	9d	1	0.72mi
7481 Campo Florido Boca Raton, FL	3.0	3.0	1946	$11,000	$5.65	18d	1	0.76mi
21102 Via Eden Boca Raton, FL	3.0	2.5	1702	$3,250	$1.91	19d	1	0.82mi
21115 Via Eden Boca Raton, FL	3.0	2.5	1553	$3,500	$2.25	26d	1	0.82mi
8534 Via D Oro Boca Raton, FL	3.0	2.0	1866	$5,500	$2.95	5d	1	0.85mi
8534 Via D Oro Boca Raton, FL	3.0	2.0	1866	$5,500	$2.95	20d	1	0.85mi
7369 Orangewood Ln #301 Boca Raton, FL	3.0	2.5	1913	$7,500	$3.92	26d	1	0.87mi
8272 Via Serena Boca Raton, FL	3.0	2.5	1553	$3,300	$2.12	16d	1	0.87mi
21018 Via Eden Boca Raton, FL	3.0	2.5	1552	$3,350	$2.16	26d	1	0.88mi
8320 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,400	$2.02	7d	1	0.89mi
8320 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,500	$2.07	22d	1	0.89mi
8289 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,300	$1.96	13d	1	0.90mi
8289 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,300	$1.96	26d	1	0.90mi
8206 Severn Dr Unit C Boca Raton, FL	3.0	3.0	1364	$2,950	$2.16	26d	1	0.96mi
8254 Severn Dr Unit A Boca Raton, FL	3.0	3.0	1364	$2,700	$1.98	9d	1	1.00mi
22322 Pineapple Walk Dr Boca Raton, FL	3.0	3.0	1367	$2,950	$2.16	16d	1	1.02mi
22322 Pineapple Walk Dr Boca Raton, FL	3.0	3.0	1367	$3,275	$2.40	26d	1	1.02mi
8895 Old Pine Rd Boca Raton, FL	3.0	2.0	1488	$4,500	$3.02	12d	1	1.04mi
7686 La Corniche Cir Boca Raton, FL	3.0	3.5	2580	$8,900	$3.45	26d	1	1.07mi
7243 Encina Ln Boca Raton, FL	3.0	2.0	2532	$6,800	$2.69	12d	1	1.14mi
7460 La Paz Blvd Boca Raton, FL	1.0–3.0	1.5–3.0	1206	$5,000	$4.15	26d	2	1.15mi
7546 La Paz Blvd #108 Boca Raton, FL	3.0	2.0	1742	$3,800	$2.18	9d	1	1.16mi
7743 La Mirada Dr Boca Raton, FL	3.0	2.0	1572	$4,888	$3.11	1d	1	1.18mi
22352 Martella Ave Boca Raton, FL	4.0	2.5	2466	$5,500	$2.23	26d	1	1.18mi

HOA detail

• Monthly dues: $325 · $3,900/yr
• Likely covers: cablelandscapingpool

Listing history 8 events

1. 2026-06-21
   days on market $484,900 Active 13 DOM
2. 2026-06-18
   days on market $484,900 Active 10 DOM
3. 2026-06-17
   days on market $484,900 Active 9 DOM
4. 2026-06-16
   days on market $484,900 Active 8 DOM
5. 2026-06-15
   days on market $484,900 Active 7 DOM
6. 2026-06-13
   days on market $484,900 Active 5 DOM
7. 2026-06-09
   remarks 693-char remark

   Show marketing remark (1459 chars)

   Welcome to this beautifully maintained 2-bedroom, 2-bath single-family home located in the highly desirable 55+ community of Cloverfield in central Boca Raton. This residence offers bright, open living spaces enhanced by vaulted ceilings, abundant natural light, and a seamless flow ideal for both relaxing and entertaining. The home has large living and dining spaces. The Florida room off the kitchen opens to an updated screened window patio overlooking a private backyard—perfect for morning coffee or evening unwinding. The spacious primary suite includes a walk-in closet and an ensuite bath with dual sinks and a step-in shower. A generously sized guest bedroom provides flexibility for visitors, an office, or a hobby room. Additional highlights include an interior laundry room, a 2-car garage, and new hurricane impact windows and doors. Cloverfield is known for its low HOA fees and exceptional maintenance program, including lawn care, basic cable, exterior painting, and scheduled roof cleaning. Residents enjoy a heated community pool, hot tub, clubhouse, and a welcoming neighborhood atmosphere. Pets are welcome with no restrictions, and only one owner must be 55+.Ideally located just minutes from Town Center Mall, FAU, Mizner Park, beaches, grocery stores, medical centers, houses of worship, and major highways—this home offers the perfect blend of comfort, convenience, and active-adult living. Property is being sold as-is.

8. 2026-06-09
   listed $484,900 Active 1 DOM

   Show marketing remark (1459 chars)

   Welcome to this beautifully maintained 2-bedroom, 2-bath single-family home located in the highly desirable 55+ community of Cloverfield in central Boca Raton. This residence offers bright, open living spaces enhanced by vaulted ceilings, abundant natural light, and a seamless flow ideal for both relaxing and entertaining. The home has large living and dining spaces. The Florida room off the kitchen opens to an updated screened window patio overlooking a private backyard—perfect for morning coffee or evening unwinding. The spacious primary suite includes a walk-in closet and an ensuite bath with dual sinks and a step-in shower. A generously sized guest bedroom provides flexibility for visitors, an office, or a hobby room. Additional highlights include an interior laundry room, a 2-car garage, and new hurricane impact windows and doors. Cloverfield is known for its low HOA fees and exceptional maintenance program, including lawn care, basic cable, exterior painting, and scheduled roof cleaning. Residents enjoy a heated community pool, hot tub, clubhouse, and a welcoming neighborhood atmosphere. Pets are welcome with no restrictions, and only one owner must be 55+.Ideally located just minutes from Town Center Mall, FAU, Mizner Park, beaches, grocery stores, medical centers, houses of worship, and major highways—this home offers the perfect blend of comfort, convenience, and active-adult living. Property is being sold as-is.

ⓘ 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: $2,620 · $218/mo
• Projected year-2 tax: $4,025 · $335/mo
• Expected delta: +$1,405/yr (+$117/mo · 53.6%)

ⓘ 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 · 26 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: $49,741
• − Mortgage interest: −$27,162
• − Property taxes: −$2,620
• − Insurance: −$2,424
• − Repairs & maintenance: −$3,979
• − Management: −$3,979
• − HOA: −$3,900
• − Depreciation: −$14,106
• Taxable loss: −$8,430
• Est. tax savings @ 24.0%: +$2,023
• After-tax cash flow: $1,860/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

+354.5% since first listed

4 events — show timeline

• 2026-06-09 Listed $484,900 MARMLS
• 2026-06-05 Listed $484,900 Beaches MLS
• 2003-07-07 Sold (Public Records) $180,000 Public Records
• 1981-06-01 Sold (Public Records) $106,700 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,620 · +3.6% YoY. Source: county tax records.