2462 NW 66th Dr · Boca Raton, FL 33496

$410,000

3 bd · 2.5 ba · 2,429 sqft · SingleFamily public records

Built 1992 8,455 sqft lot $603/mo HOA · 7% of rent

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks

* MANDATORY MEMBERSHIP COUNTRY CLUB * Welcome to your dream home in the sought-after Village of the Banyans, nestled within the prestigious Broken Sound Country Club. This beautifully 3-bedroom, 2.5-bathroom two-story residence offers the perfect blend of comfort, style, and functionality. The spacious primary suite is conveniently located on the main level and features a generous walk-in closet and spa-like bath. Upstairs, you'll find two well-appointed guest bedrooms and a full bath, offering privacy and flexibility for family or visitors. Enjoy soaring volume ceilings that fill the home with natural light, and a bright, open layout ideal for both everyday living and entertaining. The ai

Key facts

• 8,455 sq ft lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $410k).
• Cap rate 16.9% 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: Calusa Elementary School (math 83% / reading 85%, grade A+, #55 of 2,144 statewide, top 3%, 867 students, 17% 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 73% at this address vs 50% district-wide (+24 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 (+2.3%/yr); 324 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $41k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.3% rent growth), your $115k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y 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 $195k; list at $410k implies a 110% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $410,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.17% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.83%
• DSCR: 2.68
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $1,282,512
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2492 NW 66th Dr	0.11mi	3/2.5	2,343 (-4%)	2mo	$830,000	$354	87
2101 NW 60th Cir	0.73mi	3/2.5	2,603 (+7%)	8mo	$1,375,000	$528	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: 53.0%
• Equity multiple: 4.90×
• Total profit: $448,141
• Equity at exit: $369,360

10-year hold

• IRR: 46.3%
• Equity multiple: 10.82×
• Total profit: $1,127,313
• Equity at exit: $796,540

Cash invested: $114,800 (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 33496

• Home prices YoY: 3.5%
• Rents YoY: 2.3%
• Active inventory: 324
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $8,901 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$489 /mo · $5,865/yr
• Insurance: −$171
• HOA: −$603
• Vacancy / Maint / Mgmt: −$1,869
• Net cashflow: $3,619

Break-even live

Break-even rent $4,320

Max offer price $410,000

Occupancy floor 54%

Sensitivity live

Price	-10% $3,851	-5% $3,735	+0% $3,619	+5% $3,503	+10% $3,387
Rent	-10% $2,916	-5% $3,267	+0% $3,619	+5% $3,971	+10% $4,322
Rate	-1.0pp $3,825	-0.5pp $3,723	base $3,619	+0.5pp $3,513	+1.0pp $3,405

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2464 NW 66th Dr Boca Raton, FL	3.0	3.5	2568	$10,000	$3.89	24d	1	0.02mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	24d	1	0.07mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	11d	1	0.07mi
2404 NW 67th St Boca Raton, FL	4.0	3.5	3081	$15,000	$4.87	22d	1	0.23mi
5801 NW 24th Ave #1001 Boca Raton, FL	3.0	2.5	1957	$13,000	$6.64	17d	1	0.45mi
2431 NW 59th St #404 Boca Raton, FL	3.0	2.5	1957	$10,000	$5.11	24d	1	0.54mi
6213 NW 21st Ct Boca Raton, FL	3.0	4.0	2746	$10,000	$3.64	24d	1	0.64mi
6503 N Military Trl Boca Raton, FL	1.0–2.0	1.0–2.0	1155	$3,211	$2.78	2d	52	0.88mi
2237 NW 53rd St Boca Raton, FL	3.0	3.5	2305	$25,000	$10.85	24d	1	1.01mi
2771 NW 49th St Boca Raton, FL	4.0	3.0	2596	$6,195	$2.39	18d	1	1.02mi
2093 NW 52nd St Unit 2093 Boca Raton, FL	3.0	2.5	1835	$13,000	$7.08	24d	1	1.12mi
4551 NW 26th Pl Boca Raton, FL	4.0	4.5	3250	$9,850	$3.03	17d	1	1.14mi
17099 Ryton Ln Boca Raton, FL	3.0	2.5	2492	$18,000	$7.22	24d	1	1.16mi
2011 NW 53rd St Boca Raton, FL	3.0	2.5	2461	$11,000	$4.47	13d	1	1.17mi
2683 NW 45th St Boca Raton, FL	4.0	2.5	2371	$6,750	$2.85	5d	1	1.20mi
4695 Brandywine Dr Boca Raton, FL	3.0	3.0	1974	$4,750	$2.41	24d	1	1.30mi
5605 Forest Oaks Ter Delray Beach, FL	3.0	3.0	2092	$10,000	$4.78	14d	1	1.38mi
16850 Colchester Ct Delray Beach, FL	3.0	3.5	2715	$8,000	$2.95	19d	1	1.39mi

HOA detail

• Monthly dues: $603 · $7,236/yr

Listing history 21 events

1. 2026-03-24
   historical
2. 2026-03-24
   listed $410,000
3. 2026-02-13
   historical
4. 2025-12-02
   status Active
5. 2025-11-10
   historical
6. 2025-09-05
   status Active
7. 2025-09-03
   historical Active Under Contract
8. 2025-08-18
   listed $419,000 Active
9. 2025-06-09
   historical
10. 2025-05-06
    price $525,000
11. 2025-04-17
    listed $575,000 Active
12. 2025-04-16
    historical
13. 2020-11-04
    soldstatus $195,000
14. 2020-10-28
    soldstatus $195,000 Closed
15. 2020-09-24
    historical Active Under Contract
16. 2020-08-26
    listed $239,000 Active
17. 2003-11-06
    soldstatus $335,000
18. 2003-10-08
    soldstatus $335,000
19. 2003-04-21
    historical
20. 2003-02-26
    listed $350,000
21. 1992-10-22
    soldstatus $263,400

ⓘ 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: $5,865 · $489/mo
• Projected year-2 tax: $5,865 · $489/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 ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $106,809
• − Mortgage interest: −$22,966
• − Property taxes: −$5,865
• − Insurance: −$2,050
• − Repairs & maintenance: −$8,545
• − Management: −$8,545
• − HOA: −$7,236
• − Depreciation: −$11,927
• Taxable income: $39,675
• Est. tax owed @ 24.0%: −$9,522
• After-tax cash flow: $33,905/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

• 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): 26,579
• Household income: $114,885
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 464.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 8% Asian 5% Black 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Scotch-Irish 13% Romanian 9% Italian 3%
• Foreign-born: 24% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 9% Other Indo-European 5% Russian/Polish/Slavic 4%

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: ▲ 10.48%
• Current HPI: 313.9058
• Rent YoY: ▲ 2.31%
• 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

+55.7% since first listed

21 events — show timeline

• 2026-03-24 Listed $410,000 Beaches MLS
• 2026-03-24 Listing Removed — Beaches MLS
• 2026-02-13 Listing Removed — Beaches MLS
• 2025-12-02 Relisted — Beaches MLS
• 2025-11-10 Listing Removed — Beaches MLS
• 2025-09-05 Relisted — Beaches MLS
• 2025-09-03 Contingent — Beaches MLS
• 2025-08-18 Listed $419,000 Beaches MLS
• 2025-06-09 Listing Removed — Beaches MLS
• 2025-05-06 Price Changed $525,000 Beaches MLS
• 2025-04-17 Listed $575,000 Beaches MLS
• 2025-04-16 Coming Soon — Beaches MLS
• 2020-11-04 Sold (Public Records) $195,000 Public Records
• 2020-10-28 Sold (MLS) $195,000 Beaches MLS
• 2020-09-24 Contingent — Beaches MLS
• 2020-08-26 Listed $239,000 Beaches MLS
• 2003-11-06 Sold (Public Records) $335,000 Public Records
• 2003-10-08 Sold (MLS) $335,000 Beaches MLS
• 2003-04-21 Listing Removed — Beaches MLS
• 2003-02-26 Listed $350,000 Beaches MLS
• 1992-10-22 Sold (Public Records) $263,400 Public Records

Property tax history

+2.3%/yr

Latest (2025): $5,865 · -3.3% YoY. Source: county tax records.