281 Fanshaw G · Boca Raton, FL 33434

$130,000

2 bd · 1.5 ba · 819 sqft · Condo public records · 81 Days on market

Built 1980 $747/mo HOA · 39% 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).

• 1% rule +9.8/10.0
• Cash flow +9.7/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Fanshaw G in beautiful Boca Raton. INVESTOR FRIENDLY ! Charming and well-maintained residence offering comfort, convenience, and a relaxed South Florida lifestyle. This inviting home features a bright, open layout, spacious living areas, and peaceful surroundings perfect for everyday living or a seasonal retreat. Enjoy easy access to community amenities, nearby shopping, dining, and just a short drive to pristine beaches. A wonderful opportunity to experience the best of Boca living!

Key facts

• Community amenities
• Pristine beaches
• Nearby shopping

Tags

• COMMUNITY AMENITIES
• NEARBY SHOPPING
• PRISTINE BEACHES

Property features AI

Finance

• Financial info: Pets not allowed; Unit listed as part of a senior community
• HOA & community: Has association (Cen West); Monthly HOA fee; Association amenities include fitness center, laundry, pool, community room, maintenance, and recreation facilities; HOA covers insurance, security, trash, water, common areas, elevator, legal/accounting, reserve funds, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space total
• Security: Gated community with guard; Security lights; Security patrol
• Utilities: Public water; Public sewer; Water connected
• Home design: Condominium; Resale unit; 3 stories total; Building G; Faces northwest
• Construction: Concrete block with stucco construction; Tile roof
• Exterior features: Covered patio; Screened patio; Screened porch; Patio; Porch; Glass-enclosed porch; Waterfront (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Walk-in closets; Stacked bedroom layout; Furnished
• Laundry & utility: Laundry available (association amenity)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (11.5% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $115k (11.5% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: Whispering Pines Elementary School (math 62% / reading 69%, grade B+, #500 of 2,144 statewide, top 24%, 1,015 students, 25% FRL); Eagles Landing Middle School (math 66% / reading 67%, grade A-, #84 of 571 statewide, top 16%, 1,508 students, 27% FRL); Olympic Heights Community High (math 52% / reading 64%, grade C, #120 of 667 statewide, top 18%, 2,602 students, 30% 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 63% at this address vs 50% district-wide (+14 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 (+1.8%/yr); 421 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 81 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 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 $78k; list at $130k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% 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 $115,066 (11.5% 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. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.48% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.22×
• Total profit: $-28,265
• Equity at exit: $19,383

10-year hold

• IRR: -22.9%
• Equity multiple: -0.07×
• Total profit: $-38,789
• Equity at exit: $11,240

Cash invested: $36,400 (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 33434

• Rents YoY: 1.8%
• Active inventory: 421
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$682
• Tax from tax record: −$122 /mo · $1,470/yr
• Insurance: −$54
• HOA: −$747
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-85

Break-even live

Break-even rent $2,032

Max offer price $115,066

Occupancy floor 99%

Sensitivity live

Price	-10% $-11	-5% $-48	+0% $-85	+5% $-121	+10% $-158
Rent	-10% $-237	-5% $-161	+0% $-85	+5% $-8	+10% $68
Rate	-1.0pp $-19	-0.5pp $-51	base $-85	+0.5pp $-118	+1.0pp $-152

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Fanshaw B Boca Raton, FL	2.0	1.5	819	$1,625	$1.98	26d	1	0.03mi
137 Fanshaw D Boca Raton, FL	2.0	1.5	819	$1,800	$2.20	12d	1	0.03mi
119 Fanshaw C Unit 119 Boca Raton, FL	1.0	1.0	585	$1,299	$2.22	26d	1	0.03mi
320 Fanshaw H #320 Boca Raton, FL	2.0	1.5	835	$1,500	$1.80	9d	1	0.03mi
560 Fanshaw N #560 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	26d	1	0.03mi
147 Fanshaw D Boca Raton, FL	1.0	1.0	601	$1,350	$2.25	26d	1	0.03mi
493 Fanshaw L #493 Boca Raton, FL	2.0	1.5	819	$2,300	$2.81	4d	1	0.03mi
195 Fanshaw E #195 Boca Raton, FL	1.0	1.5	792	$1,300	$1.64	9d	1	0.03mi
257 Fanshaw G Boca Raton, FL	2.0	2.0	819	$1,750	$2.14	26d	1	0.03mi
17 Fanshaw a Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	24d	1	0.03mi
531 Fanshaw M Unit 531 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	26d	1	0.04mi
531 Fanshaw M Unit 531 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	3d	1	0.04mi
96 Fanshaw C Boca Raton, FL	1.0	1.5	702	$1,500	$2.14	1d	1	0.05mi
536 Fanshaw M Boca Raton, FL	2.0	2.0	819	$1,850	$2.26	26d	1	0.05mi
454 Fanshaw K Unit K Boca Raton, FL	1.0	1.5	715	$1,500	$2.10	16d	1	0.05mi
108 Fanshaw C Boca Raton, FL	2.0	1.5	924	$1,700	$1.84	26d	1	0.05mi
389 Fanshaw J #389 Boca Raton, FL	2.0	1.5	819	$1,800	$2.20	4d	1	0.05mi
251 Fanshaw F Boca Raton, FL	2.0	1.5	819	$1,450	$1.77	18d	1	0.05mi
449 Fanshaw K #449 Boca Raton, FL	2.0	1.5	819	$1,850	$2.26	21d	1	0.05mi
613 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,700	$2.08	4d	1	0.07mi
613 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	5d	1	0.07mi
257 Fanshaw Way Unit 257 Boca Raton, FL	2.0	1.5	819	$1,700	$2.08	5d	1	0.09mi
257 Fanshaw Way Unit 257 Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	26d	1	0.09mi
2050 Hythe C Boca Raton, FL	2.0	2.0	880	$3,200	$3.64	26d	1	0.13mi
445 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,575	$1.92	26d	1	0.13mi
445 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,550	$1.89	9d	1	0.13mi
3032 Hythe A Unit 3032 Boca Raton, FL	2.0	2.0	896	$1,575	$1.76	26d	1	0.15mi
2044 Hythe C Boca Raton, FL	2.0	2.0	896	$1,825	$2.04	26d	1	0.17mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	9d	1	0.19mi
3043 Exeter Boca Raton, FL	2.0	1.5	861	$1,949	$2.26	26d	1	0.20mi
4078 Exeter Unit E Boca Raton, FL	2.0	1.5	861	$1,475	$1.71	4d	1	0.20mi
33 Fanshaw Dr Unit 33 Boca Raton, FL	2.0	1.5	835	$1,975	$2.37	26d	1	0.21mi
32 Fanshaw Dr Unit 32 Boca Raton, FL	2.0	1.5	819	$1,975	$2.41	12d	1	0.22mi
67 Fanshaw Dr Unit 670 Boca Raton, FL	2.0	1.5	835	$1,750	$2.10	16d	1	0.24mi
4039 Exeter C Boca Raton, FL	2.0	1.5	880	$1,500	$1.70	26d	1	0.25mi
4042 Exeter C Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	26d	1	0.26mi
1047 Exeter C Boca Raton, FL	2.0	1.5	880	$1,850	$2.10	22d	1	0.26mi
82 Fanshaw Dr Unit 82 Boca Raton, FL	1.0	1.5	702	$1,250	$1.78	26d	1	0.27mi
4047 Lincoln C Unit C Boca Raton, FL	2.0	2.0	916	$2,100	$2.29	7d	1	0.29mi
4070 Exeter D Boca Raton, FL	2.0	1.5	861	$1,600	$1.86	26d	1	0.29mi

HOA detail condo

• Monthly dues: $747 · $8,964/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-21
   days on market $130,000 Active 81 DOM
2. 2026-06-18
   days on market $130,000 Active 78 DOM
3. 2026-06-17
   days on market $130,000 Active 77 DOM
4. 2026-06-16
   days on market $130,000 Active 76 DOM
5. 2026-06-15
   days on market $130,000 Active 75 DOM
6. 2026-06-13
   days on market $130,000 Active 73 DOM
7. 2026-06-09
   days on market $130,000 Active 69 DOM
8. 2026-06-08
   days on market $130,000 Active 68 DOM
9. 2026-06-07
   days on market $130,000 Active 67 DOM
10. 2026-06-04
    days on market $130,000 Active 64 DOM
11. 2026-06-03
    days on market $130,000 Active 63 DOM
12. 2026-06-02
    days on market $130,000 Active 62 DOM
13. 2026-06-01
    days on market $130,000 Active 61 DOM
14. 2026-05-31
    days on market $130,000 Active 60 DOM
15. 2026-04-01
    listed $130,000 Active
16. 2026-02-12
    historical
17. 2025-12-01
    price $137,000
18. 2025-07-05
    listed $145,000 Active
19. 2025-03-08
    historical $1,600
20. 2025-03-07
    historical
21. 2025-02-12
    price $1,600
22. 2024-12-31
    price $1,900
23. 2024-12-30
    price $155,000
24. 2024-11-06
    price $170,000
25. 2024-10-09
    listed $2,700
26. 2024-08-03
    price $180,000
27. 2024-07-08
    listed $189,000 Active
28. 2017-11-30
    soldstatus $77,500
29. 2017-11-28
    soldstatus $77,500 Closed
30. 2017-10-22
    status Pending
31. 2017-09-25
    price $85,000
32. 2017-08-08
    price $89,000
33. 2017-04-12
    listed $94,900 Active
34. 2004-02-25
    soldstatus $54,000
35. 1980-02-14
    soldstatus $37,300

ⓘ 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: $1,470 · $122/mo
• Projected year-2 tax: $1,470 · $122/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 · 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: $23,101
• − Mortgage interest: −$7,282
• − Property taxes: −$1,470
• − Insurance: −$650
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − HOA: −$8,964
• − Depreciation: −$3,782
• Taxable loss: −$2,742
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $-356/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): 21,686
• Household income: $77,269
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 812.0

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% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 9% Scotch-Irish 8% Italian 2%
• Foreign-born: 25% · Canada, Jamaica, South Korea
• Languages at home: 73% English-only · Spanish 15% Other Indo-European 4% Russian/Polish/Slavic 1%

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: ▼ -279.89%
• Current HPI: 271.1328
• Rent YoY: ▲ 1.81%
• 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

+248.5% since first listed

21 events — show timeline

• 2026-04-01 Listed $130,000 Beaches MLS
• 2026-02-12 Listing Removed — Beaches MLS
• 2025-12-01 Price Changed $137,000 Beaches MLS
• 2025-07-05 Listed $145,000 Beaches MLS
• 2025-03-08 Rental Removed $1,600 GFLMLS
• 2025-03-07 Listing Removed — Beaches MLS
• 2025-02-12 Price Changed $1,600 GFLMLS
• 2024-12-31 Price Changed $1,900 GFLMLS
• 2024-12-30 Price Changed $155,000 Beaches MLS
• 2024-11-06 Price Changed $170,000 Beaches MLS
• 2024-10-09 Listed for Rent $2,700 GFLMLS
• 2024-08-03 Price Changed $180,000 Beaches MLS
• 2024-07-08 Listed $189,000 Beaches MLS
• 2017-11-30 Sold (Public Records) $77,500 Public Records
• 2017-11-28 Sold (MLS) $77,500 Beaches MLS
• 2017-10-22 Pending — Beaches MLS
• 2017-09-25 Price Changed $85,000 Beaches MLS
• 2017-08-08 Price Changed $89,000 Beaches MLS
• 2017-04-12 Listed $94,900 Beaches MLS
• 2004-02-25 Sold (Public Records) $54,000 Public Records
• 1980-02-14 Sold (Public Records) $37,300 Public Records

Property tax history

+16.0%/yr

Latest (2025): $1,470 · +1.9% YoY. Source: county tax records.