2502 NW 66th Dr · Boca Raton, FL 33496

$375,000

3 bd · 2.5 ba · 2,219 sqft · SingleFamily public records · 454 Days on market

Built 1991 4,996 sqft lot $604/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

This is located in a mandatory country club in Broken Sound, and upfront & annual fees are required. This is the deal you've been waiting for if you want a country club lifestyle! Priced below market value, this two-story, 3-bedroom, 2-bathroom home in Banyans of Broken Sound offers 2,219 a/c sf and is ready for you to renovate, customize, and build equity. The home features a private split primary bedroom layout and is located in a gated community. You will appreciate the nearby highly-rated schools, including Calusa Elementary, Omni Middle, and Spanish River High. Enjoy the best of Boca Raton living with easy access to beaches, Town Center Mall, dining, and entertainment. Broken Sou

Key facts

• Gated community
• Highly-rated schools
• Premier amenities

Tags

• GATED COMMUNITY
• HIGHLY-RATED SCHOOLS
• EASY ACCESS TO BEACHES
• PREMIER AMENITIES

Property features AI

Finance

• Other: Private in-ground pool; Pets allowed (restrictions possible)
• HOA & community: Community amenities include clubhouse, fitness center, golf course, jogging path, playground, pool, sauna, spa/hot tub, tennis courts, pickleball courts, cafe/restaurant, community room, and street lights; HOA fee paid monthly

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener; Decorative garage
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Single family residence; Two stories; Resale property; Faces north; Private road frontage
• Construction: CBS construction; Spanish tile roof
• Exterior features: Covered and open patios; Patio; Fenced yard; Zero lot line

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms and one half bath (three total)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings and vaulted ceilings; Entrance foyer; Walk-in closets; Split bedroom layout
• Laundry & utility: Laundry closet with laundry tub located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $4k ($42k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $375k).
• Recommended offer: $330k (12.0% below list) — sets the bar for market timing.

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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $40k of equity ($3k loan paydown + $38k 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 $105k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 454 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; list at $375k implies a 74% 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 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $330,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 454 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.17% ✓
• Cap rate: 17.52%
• Cash-on-cash: 40.10%
• DSCR: 2.78
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $785,526
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2492 NW 66th Dr	0.04mi	3/2.5	2,343 (+6%)	2mo	$830,000	$354	88

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: 54.8%
• Equity multiple: 5.02×
• Total profit: $422,417
• Equity at exit: $337,830

10-year hold

• IRR: 48.1%
• Equity multiple: 11.07×
• Total profit: $1,057,798
• Equity at exit: $728,543

Cash invested: $105,000 (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: $8,124 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$182 /mo · $2,190/yr
• Insurance: −$156
• HOA: −$604
• Vacancy / Maint / Mgmt: −$1,706
• Net cashflow: $3,509

Break-even live

Break-even rent $3,683

Max offer price $375,000

Occupancy floor 52%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	10d	1	0.08mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	24d	1	0.08mi
2464 NW 66th Dr Boca Raton, FL	3.0	3.5	2568	$10,000	$3.89	24d	1	0.14mi
5801 NW 24th Ave #1001 Boca Raton, FL	3.0	2.5	1957	$13,000	$6.64	16d	1	0.49mi
3151 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1497	$3,145	$2.10	24d	1	0.55mi
2431 NW 59th St #404 Boca Raton, FL	3.0	2.5	1957	$10,000	$5.11	24d	1	0.56mi
3143 Clint Moore Rd #105 Boca Raton, FL	3.0	2.0	1497	$3,250	$2.17	24d	1	0.63mi
6213 NW 21st Ct Boca Raton, FL	3.0	4.0	2746	$10,000	$3.64	24d	1	0.76mi
2771 NW 49th St Boca Raton, FL	4.0	3.0	2596	$6,195	$2.39	17d	1	0.97mi
6503 N Military Trl Boca Raton, FL	1.0–2.0	1.0–2.0	1155	$3,211	$2.78	1d	52	1.00mi
2237 NW 53rd St Boca Raton, FL	3.0	3.5	2305	$25,000	$10.85	24d	1	1.09mi
17099 Ryton Ln Boca Raton, FL	3.0	2.5	2492	$18,000	$7.22	24d	1	1.15mi
5555 N Military Trl Boca Raton, FL	2.0–3.0	2.0–3.0	1282	$5,069	$3.95	1d	21	1.15mi
2683 NW 45th St Boca Raton, FL	4.0	2.5	2371	$6,750	$2.85	4d	1	1.16mi
2218 NW 52nd St Boca Raton, FL	2.0	2.5	1482	$13,000	$8.77	24d	1	1.16mi
2093 NW 52nd St Unit 2093 Boca Raton, FL	3.0	2.5	1835	$13,000	$7.08	24d	1	1.21mi
2034 NW 52nd St Boca Raton, FL	2.0	2.5	1527	$12,000	$7.86	24d	1	1.26mi
2011 NW 53rd St Boca Raton, FL	3.0	2.5	2461	$11,000	$4.47	12d	1	1.26mi
5500 N Military Trl Boca Raton, FL	1.0–3.0	1.0–2.0	1053	$5,719	$5.43	3d	27	1.34mi
16850 Colchester Ct Delray Beach, FL	3.0	3.5	2715	$8,000	$2.95	18d	1	1.38mi
5605 Forest Oaks Ter Delray Beach, FL	3.0	3.0	2092	$10,000	$4.78	13d	1	1.42mi
4695 Brandywine Dr Boca Raton, FL	3.0	3.0	1974	$4,750	$2.41	24d	1	1.42mi
16843 Boca Delray Dr Delray Beach, FL	2.0	2.0	1533	$4,900	$3.20	21d	1	1.46mi

HOA detail

• Monthly dues: $604 · $7,248/yr
• Likely covers: security

Listing history 18 events

1. 2026-06-18
   days on market $375,000 Active 454 DOM
2. 2026-06-17
   days on market $375,000 Active 453 DOM
3. 2026-06-16
   days on market $375,000 Active 452 DOM
4. 2026-06-15
   days on market $375,000 Active 451 DOM
5. 2026-06-13
   days on market $375,000 Active 449 DOM
6. 2026-06-09
   days on market $375,000 Active 445 DOM
7. 2026-06-07
   days on market $375,000 Active 443 DOM
8. 2026-06-04
   days on market $375,000 Active 440 DOM
9. 2026-06-03
   days on market $375,000 Active 439 DOM
10. 2026-06-01
    days on market $375,000 Active 437 DOM
11. 2026-05-31
    days on market $375,000 Active 436 DOM
12. 2025-10-01
    price $375,000
13. 2025-05-03
    price $400,000
14. 2025-04-30
    status Active
15. 2025-04-25
    historical Active Under Contract
16. 2025-03-21
    listed $425,000 Active
17. 1997-12-08
    soldstatus $215,000
18. 1992-11-12
    soldstatus $235,000

ⓘ 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: $2,190 · $182/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$923/yr (+$77/mo · 42.1%)

ⓘ 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 5 d/yr ≥106°F today · 19 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: $97,487
• − Mortgage interest: −$21,006
• − Property taxes: −$2,190
• − Insurance: −$1,875
• − Repairs & maintenance: −$7,799
• − Management: −$7,799
• − HOA: −$7,248
• − Depreciation: −$10,909
• Taxable income: $38,661
• Est. tax owed @ 24.0%: −$9,279
• After-tax cash flow: $32,825/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

+59.6% since first listed

7 events — show timeline

• 2025-10-01 Price Changed $375,000 Beaches MLS
• 2025-05-03 Price Changed $400,000 Beaches MLS
• 2025-04-30 Relisted — Beaches MLS
• 2025-04-25 Contingent — Beaches MLS
• 2025-03-21 Listed $425,000 Beaches MLS
• 1997-12-08 Sold (Public Records) $215,000 Public Records
• 1992-11-12 Sold (Public Records) $235,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $2,190 · +3.4% YoY. Source: county tax records.