30 SE 13th St Unit B2 · Boca Raton, FL 33432

$163,500

1 bd · 1.0 ba · 704 sqft · Condo public records · 99 Days on market

Built 1968 $520/mo HOA · 24% 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 +17.3/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION LOCATION LOCATION. .. PALM ROYAL APTS CONDO COMPLEX IS A 55 N OLDER COMMUNITY ITS WALKING DISTANCE OF MIZNER PARK, RESTAURANTS, BARS, ALL SHOPPING, A PLACE OF WORSHIP, THEATRE, N A WALK TO THE BEACH. THIS 1 BED 1 BATH UPDATED UNIT IS READY FOR A NEW OWNER. CEDAR WHITE CABINETRY & QUARTZ COUNTERTOPS STAINLESS APPLIANCES A/C VINYL FLOORING THROUGHOUT N TILING. .. N MUCH MORE PLEASE USE SHOWING TIME FOR APTS. FURNITURE NEGOTIABLE.

Key facts

• Quartz countertops
• Vinyl flooring
• Stainless appliances

Tags

• UPDATED UNIT
• CEDAR WHITE CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS APPLIANCES
• VINYL FLOORING
• TILING

Property features AI

Finance

• Other: Senior community
• Financial info: No land lease
• HOA & community: Has association; Monthly HOA fee; Association amenities include picnic area, pool, shuffleboard court and community room; HOA fee includes insurance, grounds maintenance, sewer, trash, water, common areas, hot water, reserve funds, roof repairs, recreation facility and pool service

Exterior

• Parking: 5 total parking spaces; Assigned parking; Guest parking; 1 open parking space
• Security: Smoke detector(s); Security fence
• Utilities: Cable available
• Home design: Condominium; Resale, updated/remodeled; Second floor entry; 2 stories
• Construction: Block construction
• Exterior features: Screened porch; Porch; Not waterfront; East of US-1 road frontage

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Negotiable furnished; Smoke detectors; Security fence
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $164k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $149k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $1k of loan paydown is wiped out by about $5k 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 99 days — a 9% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $38k; list at $164k implies a 330% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,785 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• 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: -8.8%
• Equity multiple: 0.67×
• Total profit: $-15,048
• Equity at exit: $24,378

10-year hold

• IRR: 3.5%
• Equity multiple: 1.28×
• Total profit: $12,886
• Equity at exit: $14,136

Cash invested: $45,780 (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: $2,198 high
• Mortgage (P&I): −$857
• Tax from tax record: −$171 /mo · $2,054/yr
• Insurance: −$68
• HOA: −$520
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $119

Break-even live

Break-even rent $2,046

Max offer price $163,500

Occupancy floor 90%

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: $40,875
• Closing costs: $4,905
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 SE 13th St Unit A2 Boca Raton, FL	1.0	1.0	704	$1,600	$2.27	24d	1	0.01mi
1361 S Federal Hwy Boca Raton, FL	1.0	1.0	750	$2,324	$3.10	7d	1	0.07mi
50 SE 12th St #1520 Boca Raton, FL	1.0	1.0	675	$1,750	$2.59	19d	1	0.08mi
100 SW 14th St Boca Raton, FL	1.0–3.0	1.0–2.0	917	$1,713	$1.87	2d	1	0.18mi
101 SW 12th St Boca Raton, FL	1.0	1.0	575	$1,813	$3.15	1d	8	0.19mi
101 E Camino Real Boca Raton, FL	3.0	1.0–2.5	1077	$4,312	$4.00	2d	8	0.29mi
33 SE 8th St Boca Raton, FL	3.0	1.0–2.0	915	$2,927	$3.20	1d	20	0.35mi
431 W Camino Real Boca Raton, FL	1.0	1.0	500	$1,600	$3.20	24d	1	0.49mi
1075 Spanish River Rd Unit 7 Boca Raton, FL	1.0	1.0	500	$4,975	$9.95	24d	1	0.67mi
131 S Federal Hwy Boca Raton, FL	1.0–2.0	1.0–2.0	778	$2,149	$2.76	1d	12	0.72mi
9 Plaza Real S Boca Raton, FL	2.0	1.0–2.0	795	$3,275	$4.12	3d	15	0.79mi
550 SW 2nd St #125 Boca Raton, FL	1.0	1.0	374	$2,150	$5.75	5d	1	0.84mi
320 W Palmetto Park Rd Boca Raton, FL	3.0	1.0–3.0	1213	$2,663	$2.19	1d	27	0.84mi
200 E Royal Palm Rd #4080 Boca Raton, FL	1.0	1.5	733	$2,499	$3.41	24d	1	0.84mi
333 E Palmetto Park Rd Boca Raton, FL	1.0–3.0	1.0–2.5	1432	$3,159	$2.21	1d	24	1.03mi
55 NE Spanish Trl #1030 Boca Raton, FL	1.0	1.0	584	$2,400	$4.11	24d	1	1.20mi
201 S Ocean Blvd Unit 7 Boca Raton, FL	—	1.0	600	$2,000	$3.33	14d	1	1.30mi
201 S Ocean Blvd Apt 2 Boca Raton, FL	—	1.0	600	$2,000	$3.33	24d	1	1.30mi
3096 Cadiz Rd Boca Raton, FL	1.0	1.0	750	$2,700	$3.60	24d	1	1.32mi
1932 NE 7th St #1 Deerfield Beach, FL	1.0	1.0	600	$2,099	$3.50	24d	1	1.34mi
1938 NE 7th St #5 Deerfield Beach, FL	—	1.0	450	$1,700	$3.78	7d	1	1.34mi
373 NW 4th Diagonal Boca Raton, FL	1.0	1.0	600	$1,793	$2.99	22d	1	1.37mi
505 NE 20th Ave Deerfield Beach, FL	1.0–3.0	1.0–2.0	1227	$1,975	$1.61	7d	2	1.43mi
1973 NE 4th St Deerfield Beach, FL	1.0	1.0	500	$1,800	$3.60	24d	1	1.49mi
1930 NE 4th St #7 Deerfield Beach, FL	—	1.0	500	$1,650	$3.30	18d	1	1.49mi

HOA detail condo

• Monthly dues: $520 · $6,240/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $163,500 Active 99 DOM
2. 2026-06-17
   days on market $163,500 Active 98 DOM
3. 2026-06-16
   days on market $163,500 Active 97 DOM
4. 2026-06-15
   days on market $163,500 Active 96 DOM
5. 2026-06-13
   days on market $163,500 Active 94 DOM
6. 2026-06-09
   days on market $163,500 Active 90 DOM
7. 2026-06-08
   days on market $163,500 Active 89 DOM
8. 2026-06-07
   days on market $163,500 Active 88 DOM
9. 2026-06-04
   days on market $163,500 Active 85 DOM
10. 2026-06-03
    days on market $163,500 Active 84 DOM
11. 2026-06-02
    days on market $163,500 Active 83 DOM
12. 2026-06-01
    days on market $163,500 Active 82 DOM
13. 2026-05-31
    days on market $163,500 Active 81 DOM
14. 2026-04-14
    price $163,500
15. 2026-04-07
    price $165,000
16. 2025-08-06
    listed $165,900 Active
17. 2002-07-31
    historical
18. 2000-08-29
    listed $44,999
19. 1999-02-26
    soldstatus $38,000
20. 1999-02-03
    historical
21. 1998-10-20
    listed $38,500
22. 1996-04-17
    soldstatus $27,000

ⓘ 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: $2,054 · $171/mo
• Projected year-2 tax: $2,054 · $171/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 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $26,373
• − Mortgage interest: −$9,159
• − Property taxes: −$2,054
• − Insurance: −$818
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − HOA: −$6,240
• − Depreciation: −$4,756
• Taxable loss: −$873
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $1,644/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): 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

+505.6% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $163,500 Beaches MLS
• 2026-04-07 Price Changed $165,000 Beaches MLS
• 2025-08-06 Listed $165,900 Beaches MLS
• 2002-07-31 Listing Removed — Beaches MLS
• 2000-08-29 Listed $44,999 Beaches MLS
• 1999-02-26 Sold (Public Records) $38,000 Public Records
• 1999-02-03 Listing Removed — Beaches MLS
• 1998-10-20 Listed $38,500 Beaches MLS
• 1996-04-17 Sold (Public Records) $27,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $2,054 · -6.0% YoY. Source: county tax records.