10 Avenida Norte & Calle Palma Tulum Mexico Unit 15H · Boca Raton, FL
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
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- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
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- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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 +8.4/30.0
- ARV discount +7.5/15.0
- Schools +6.8/10.0
- Condition / age +4.8/5.0
- Rent growth +4.2/5.0
- Livability +3.9/5.0
- 1% rule +2.6/10.0
- DSCR +2.3/10.0
- Appreciation +0.0/10.0
$552,000
10 Avenida Norte & Calle Palma Tulum Mexico Unit 15H · Boca Raton, FL 33431
3 bd · 4.0 ba · 3,402 sqft · SingleFamily
· 86 Days on market
Built 2027
$162/sqft
· 55% below area
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
* * Stunning 3-Bedroom Single-Family Home * * Welcome to 10 Avenida Norte & Calle Palma ! This meticulously renovated 1,970 sq. ft. corner lot home offers 3 bedrooms, 3.5 bathrooms, and a total of 6.5 rooms. Designed with modern living in mind, the southeastern exposure and floor-to-ceiling soundproof windows fill the home with natural light while ensuring privacy and tranquility. Step inside to discover sleek concrete and stone floors complemented by custom lighting, including eye-catching chandeliers and recessed fixtures. The chef’s kitchen is a showstopper with stainless steel appliances, granite countertops, island counter seating, and a walk-in pantry.
Key facts
- Granite countertops
- Walk in pantry
- Corner lot
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/4.0-bath single-family listed at $552k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-490 ($-6k/yr) — negative.
- To cash-flow at today's rent, offer at most $481k (12.9% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $421k (23.8% below list).
- Recommended offer: $421k (23.8% below list) — sets the bar for 1% rule.
- Cap rate 5.2% vs local median 3.3% 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: Blue Lake Elementary (731 students, 18% 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 24% FRL vs 52% district-wide (28 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 (+18 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 rising fast (+6.8%/yr); 253 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
- At $4,208/mo this rent would consume 47% of the median local household income ($108k/yr) (locally 37% 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 $17k 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 86 days — a 6% lower offer ($519k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$420,793
(23.8% below list)
Questions for the listing agent
- 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?
- It's been on market 86 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.76% ✗
- Cap rate
- 5.23%
- Cash-on-cash
- -3.81%
- DSCR
- 0.83
- GRM
- 10.9
CMA / ARV
- ARV (median comp)
- $1,218,975
- List price
- $552,000
- Delta
- -54.72%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 8 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1960 NW 25th St | 0.50mi | 4/2.5 (+1) | 3,414 (+0%) | 1mo | $1,750,000 | $513 | 64 |
| 2081 NW 25th St | 0.44mi | 4/3.5 (+1) | 3,524 (+4%) | 19mo | $2,400,000 | $681 | 51 |
| 2413 NW 26th St | 0.44mi | 4/4.0 (+1) | 2,843 (-16%) | 2mo | $1,990,000 | $700 | 48 |
| 2910 Banyan Boulevard Cir NW | 0.50mi | 4/3.5 (+1) | 2,773 (-18%) | 6mo | $1,200,000 | $433 | 40 |
| 383 Denny Ct | 0.98mi | 4/3.5 (+1) | 2,900 (-15%) | 6mo | $1,060,000 | $366 | 28 |
| 2675 NW 29th St | 0.93mi | 4/3.0 (+1) | 2,888 (-15%) | 6mo | $1,475,000 | $511 | 26 |
| 2769 NW 27th Ter | 0.96mi | 4/2.5 (+1) | 2,738 (-20%) | 4mo | $1,500,000 | $548 | 25 |
| 2632 NW 29th Ave | 1.05mi | 4/2.5 (+1) | 2,803 (-18%) | 6mo | $1,390,000 | $496 | 24 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 6.83% rent growth · sell at horizon
5-year hold
- IRR
- -18.5%
- Equity multiple
- 0.33×
- Total profit
- $-103,784
- Equity at exit
- $82,305
10-year hold
- IRR
- -4.7%
- Equity multiple
- 0.64×
- Total profit
- $-55,563
- Equity at exit
- $47,727
Cash invested: $154,560 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 5 active · 4 under contract
- Months of supply
- 6.0 mo (17%/mo absorbed)
- Median asking
- $1,565,000 ($586/sqft)
- Median days on market
- 86 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -38.9% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33431
- Rents YoY
- 6.8%
- Active inventory
- 253
- Price-to-rent
- 10.9×
Monthly cashflow live
↻
- Estimated rent
- $4,208 medium interval (Pro) →
- Mortgage (P&I)
- −$2,895
- Tax est. 1.5%
- −$690 /mo · $8,280/yr
- Insurance
- −$230
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$884
- Net cashflow
- $-490
Break-even live
Break-even rent
$4,829
Max offer price
$481,026
Occupancy floor
—
Sensitivity live
| Price | -10% $-109 | -5% $-300 | +0% $-490 | +5% $-681 | +10% $-872 |
|---|---|---|---|---|---|
| Rent | -10% $-823 | -5% $-657 | +0% $-490 | +5% $-324 | +10% $-158 |
| Rate | -1.0pp $-212 | -0.5pp $-350 | base $-490 | +0.5pp $-634 | +1.0pp $-779 |
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
- $138,000
- Closing costs
- $16,560
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 14 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 2150 NW 23rd Way Boca Raton, FL | 4.0 | 3.0 | 3401 | $9,000 | $2.65 | 38d | 1 | 0.37mi |
| 2908 Banyan Boulevard Cir NW Boca Raton, FL | 4.0 | 3.0 | 4063 | $12,000 | $2.95 | 2d | 1 | 0.51mi |
| 2908 Banyan Boulevard Cir NW Boca Raton, FL | 4.0 | 3.0 | 4063 | $12,000 | $2.95 | 0d | 1 | 0.51mi |
| 2932 Banyan Boulevard Cir NW Boca Raton, FL | 4.0 | 2.5 | 2700 | $12,000 | $4.44 | 50d | 1 | 0.69mi |
| 6206 NW 23rd St Boca Raton, FL | 3.0 | 3.5 | 2689 | $12,000 | $4.46 | 95d | 1 | 0.74mi |
| 6190 NW 23rd Rd Boca Raton, FL | 3.0 | 2.5 | 2503 | $6,250 | $2.50 | 120d | 1 | 0.75mi |
| 498 W Conference Dr Boca Raton, FL | 2.0 | 2.0 | 2704 | $3,800 | $1.41 | 47d | 1 | 0.91mi |
| 498 W Conference Dr Boca Raton, FL | 2.0 | 2.0 | 2704 | $3,800 | $1.41 | 45d | 1 | 0.91mi |
| 1375 NW 16th St Boca Raton, FL | 4.0 | 2.5 | 2283 | $6,750 | $2.96 | 41d | 1 | 0.97mi |
| 6601 Sweet Maple Ln Boca Raton, FL | 4.0 | 3.0 | 2467 | $6,500 | $2.63 | 94d | 1 | 1.17mi |
| 2281 NW 36th St Boca Raton, FL | 4.0 | 2.0 | 2527 | $8,000 | $3.17 | 7d | 1 | 1.18mi |
| 2281 NW 36th St Boca Raton, FL | 4.0 | 2.5 | 2527 | $8,000 | $3.17 | 38d | 1 | 1.18mi |
| 6269 Woodbury Rd Boca Raton, FL | 3.0 | 2.0 | 2501 | $3,750 | $1.50 | 120d | 1 | 1.19mi |
| 1039 NW 8th St Boca Raton, FL | 3.0 | 2.0 | 2788 | $5,800 | $2.08 | 84d | 1 | 1.45mi |
Property features AI
Finance
- HOA & community
- On-site fitness center
Exterior
- Security
- Doorman
- Home design
- Single family property
- Exterior features
- Private gardenPrivate pool
Interior
- Bedrooms
- 3 bedrooms
- Bathrooms
- 3.5 bathrooms
- Heating & cooling
- Air conditioning
- Interior features
- 7 total rooms
Listing history 50 events
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2026-09-24days on market $552,000 Coming Soon 86 DOM
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2026-09-23days on market $552,000 Coming Soon 85 DOM
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2026-09-22days on market $552,000 Coming Soon 84 DOM
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2026-09-21days on market $552,000 Coming Soon 83 DOM
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2026-09-20days on market $552,000 Coming Soon 82 DOM
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2026-09-18days on market $552,000 Coming Soon 80 DOM
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2026-09-17days on market $552,000 Coming Soon 79 DOM
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2026-09-16days on market $552,000 Coming Soon 78 DOM
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2026-09-15days on market $552,000 Coming Soon 77 DOM
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2026-09-13days on market $552,000 Coming Soon 75 DOM
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2026-09-12days on market $552,000 Coming Soon 74 DOM
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2026-09-11days on market $552,000 Coming Soon 73 DOM
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2026-09-05days on market $552,000 Coming Soon 67 DOM
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2026-09-04days on market $552,000 Coming Soon 66 DOM
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2026-09-03days on market $552,000 Coming Soon 65 DOM
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2026-08-31days on market $552,000 Coming Soon 62 DOM
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2026-08-29days on market $552,000 Coming Soon 60 DOM
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2026-08-28days on market $552,000 Coming Soon 59 DOM
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2026-08-27days on market $552,000 Coming Soon 58 DOM
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2026-08-25days on market $552,000 Coming Soon 56 DOM
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2026-08-24days on market $552,000 Coming Soon 55 DOM
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2026-08-23days on market $552,000 Coming Soon 54 DOM
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2026-08-22days on market $552,000 Coming Soon 53 DOM
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2026-08-21days on market $552,000 Coming Soon 52 DOM
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2026-08-20days on market $552,000 Coming Soon 51 DOM
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2026-08-19days on market $552,000 Coming Soon 50 DOM
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2026-08-18days on market $552,000 Coming Soon 49 DOM
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2026-08-17days on market $552,000 Coming Soon 48 DOM
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2026-08-16days on market $552,000 Coming Soon 47 DOM
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2026-08-15days on market $552,000 Coming Soon 46 DOM
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2026-08-14days on market $552,000 Coming Soon 45 DOM
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2026-08-13days on market $552,000 Coming Soon 44 DOM
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2026-08-12days on market $552,000 Coming Soon 43 DOM
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2026-08-11days on market $552,000 Coming Soon 42 DOM
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2026-08-10days on market $552,000 Coming Soon 41 DOM
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2026-08-09days on market $552,000 Coming Soon 40 DOM
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2026-08-08days on market $552,000 Coming Soon 39 DOM
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2026-08-06days on market $552,000 Coming Soon 37 DOM
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2026-08-05days on market $552,000 Coming Soon 36 DOM
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2026-08-04days on market $552,000 Coming Soon 35 DOM
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2026-08-03days on market $552,000 Coming Soon 34 DOM
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2026-07-31days on market $552,000 Coming Soon 31 DOM
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2026-07-30days on market $552,000 Coming Soon 29 DOM
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2026-07-26days on market $552,000 Coming Soon 26 DOM
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2026-07-24days on market $552,000 Coming Soon 24 DOM
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2026-07-23days on market $552,000 Coming Soon 23 DOM
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2026-07-22days on market $552,000 Coming Soon 22 DOM
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2026-07-21days on market $552,000 Coming Soon 21 DOM
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2026-07-20days on market $552,000 Coming Soon 20 DOM
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2026-07-18days on market $552,000 Coming Soon 18 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $50,495
- − Mortgage interest
- −$30,921
- − Property taxes
- −$8,280
- − Insurance
- −$2,760
- − Repairs & maintenance
- −$4,040
- − Management
- −$4,040
- − Depreciation
- −$16,058
- Taxable loss
- −$15,603
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$3,745
- After-tax cash flow
- $-2,141/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 · 9 photos
95/100
None rehab
This meticulously renovated single-family home in Tulum, Mexico, offers a stunning modern design with high-end finishes and excellent curb appeal. It is move-in ready and ready to be sold or rented.
Value-add opportunities
- Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
- Both Add smart home features — Increases the home's appeal to tech-savvy buyers and renters. ↑
C
Composite school gradezoned avg 68/100
Zoned Schools
Elementary
Blue Lake Elementary
Middle
Omni Middle School
A-
FL #93/571
Nat'l #1,160/14,009
High
Spanish River Community High School
B
FL #63/667
Nat'l #2,354/17,239
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
B
Composite livability gradescore 77/100
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 · 1,637,487 people
- City population
- 250,102
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 24,608
- Household income
- $107,896
- Rent vs Own
- Severe rent burden
- 37% of renters
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
- Diverse neighborhood (Simpson 0.56)
- Race & ethnicity
- White 63% Hispanic / Latino 15% Black 14% Two or more races 10% Asian 4%
- Hispanic origin (detail)
- Mexican 3% Puerto Rican 1% Cuban 3%
- Common ancestry
- Hispanic 9% Scotch-Irish 5% Romanian 5%
- Foreign-born
- 15% · Canada, Jamaica, Vietnam
- Languages at home
- 77% English-only · Spanish 11% Other Indo-European 5% 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
- ▼ -425.66%
- Current HPI
- 342.0339
- Rent YoY
- ▲ 6.83%
- 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 |
|
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Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…