6560 Villa Sonrisa Dr #1321 · Boca Raton, FL 33433

$389,000

3 bd · 2.0 ba · 2,113 sqft · Condo public records · 91 Days on market

Built 1997 $795/mo HOA · 18% 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).

• Cash flow +17.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Second-floor condo located in the desirable Villa Sonrisa community at Boca Pointe. This spacious and versatile floor plan features 3 bedrooms plus a den, perfect for a home office, guest space, or possible 4th bedroom. The generous living and dining areas provide a comfortable setting for everyday living and entertaining. Sliding doors lead to a screened-in patio with tranquil garden views, complete with convenient pull-down storm shutters. The eat-in kitchen offers ample cabinet and counter space and room for casual dining. A/C and water heater were replaced in 2018. Driveway parking includes a one-car garage, with additional guest parking close by. Enjoy access to the community pool and

Key facts

• Community pool
• Screened-in patio
• Garden views

Tags

• SCREENED-IN PATIO
• GARDEN VIEWS
• EAT-IN KITCHEN
• COMMUNITY POOL

Property features AI

Finance

• Other: Living area reported as approximately 1,995 (plans list total building area 2,113)
• Financial info: Pets allowed (restrictions and limits may apply)
• HOA & community: Monthly association fee (includes cable TV, insurance, grounds maintenance, security, common areas); Community pool

Exterior

• Parking: Attached garage with one covered space and garage door opener
• Security: Gated community with guard; Owned security system
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Two-story building; Resale condition; Faces west
• Construction: Built with CBS construction; Concrete and tile roof
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Three full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Entrance foyer; Walk-in closets; Split bedroom layout; Roman tub
• Laundry & utility: Unfurnished (no washer/dryer specified)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $389k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $389k).
• Recommended offer: $354k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: Verde K-8 (math 72% / reading 74%, grade A, #271 of 2,144 statewide, top 13%, 1,296 students, 28% 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) — zoned schools average 32% FRL vs 52% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 50% district-wide (+16 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 flat; 430 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $4,428/mo this rent would consume 63% of the median local household income ($84k/yr) (locally 2900% 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 $3k of loan paydown is wiped out by about $12k 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 91 days — a 9% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $36k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $389k implies a 143% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $353,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.14% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.48×
• Total profit: $-57,002
• Equity at exit: $58,001

10-year hold

• IRR: -12.9%
• Equity multiple: 0.35×
• Total profit: $-70,911
• Equity at exit: $33,634

Cash invested: $108,920 (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 33433

• Rents YoY: 0.3%
• Active inventory: 430
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $4,428 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$230 /mo · $2,764/yr
• Insurance: −$162
• HOA: −$795
• Vacancy / Maint / Mgmt: −$930
• Net cashflow: $270

Break-even live

Break-even rent $4,085

Max offer price $389,000

Occupancy floor 89%

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22954 Clear Echo Dr #29 Boca Raton, FL	4.0	3.5	2298	$4,850	$2.11	24d	1	0.07mi
22954 Clear Echo Dr #29 Boca Raton, FL	4.0	3.5	2298	$4,800	$2.09	4d	1	0.07mi
6675 Quiet Wave Trl Boca Raton, FL	4.0	3.5	2402	$6,000	$2.50	5d	1	0.12mi
23045 Clear Echo Dr #76 Boca Raton, FL	3.0	2.5	2106	$4,500	$2.14	24d	1	0.21mi
6817 Via Regina Boca Raton, FL	3.0	2.5	1728	$4,200	$2.43	24d	1	0.23mi
6688 Via Regina Boca Raton, FL	2.0	3.0	1985	$4,500	$2.27	24d	1	0.23mi
6682 Via Regina Boca Raton, FL	3.0	3.0	1630	$3,350	$2.06	12d	1	0.23mi
6860 Calle del Paz S Boca Raton, FL	3.0	2.5	1895	$5,300	$2.80	8d	1	0.30mi
6975 Bianchini Cir Boca Raton, FL	4.0	2.5	2215	$5,100	$2.30	12d	1	0.33mi
6875 Calle del Paz S Boca Raton, FL	3.0	2.0	1839	$4,240	$2.31	8d	1	0.33mi
22864 Marbella Cir Boca Raton, FL	3.0	2.0	1872	$4,500	$2.40	4d	1	0.38mi
7194 Promenade Dr Boca Raton, FL	3.0	2.5	1870	$5,150	$2.75	5d	1	0.48mi
7145 Promenade Dr #702 Boca Raton, FL	3.0	2.5	1870	$4,800	$2.57	11d	1	0.48mi
7129 Promenade Dr #802 Boca Raton, FL	3.0	2.0	1628	$3,800	$2.33	24d	1	0.48mi
7201 Promenade Dr #302 Boca Raton, FL	3.0	2.5	2330	$5,000	$2.15	24d	1	0.54mi
23330 Torre Cir Boca Raton, FL	4.0	2.5	2472	$5,900	$2.39	24d	1	0.55mi
22861 Ironwedge Dr Boca Raton, FL	3.0	2.5	2105	$4,500	$2.14	19d	1	0.65mi
22655 Camino del Mar Boca Raton, FL	3.0–5.0	2.5–3.0	2173	$4,925	$2.27	2d	11	0.65mi
7218 Panache Way Boca Raton, FL	3.0	2.5	1614	$3,900	$2.42	4d	1	0.65mi
7323 Panache Way Boca Raton, FL	4.0	2.5	2634	$3,990	$1.51	24d	1	0.65mi
7218 Panache Way Boca Raton, FL	3.0	2.5	1614	$3,900	$2.42	17d	1	0.65mi
6075 Glendale Dr Boca Raton, FL	3.0	2.5	2260	$4,100	$1.81	24d	1	0.65mi
6075 Glendale Dr Unit 6075 Boca Raton, FL	3.0	2.5	2105	$3,960	$1.88	17d	1	0.65mi
7296 Via Palomar Boca Raton, FL	2.0	2.0	1954	$4,500	$2.30	24d	1	0.71mi
6168 La Vida Ter Boca Raton, FL	3.0	3.0	2170	$4,200	$1.94	5d	1	0.72mi
699 Deer Creek Corona Way Deerfield Beach, FL	3.0	2.5	1451	$3,299	$2.27	15d	1	0.72mi
7484 La Paz Blvd #101 Boca Raton, FL	3.0	3.0	1710	$4,000	$2.34	24d	1	0.74mi
23085 Aqua Vw #3 Boca Raton, FL	3.0	2.5	1625	$3,500	$2.15	24d	1	0.79mi
7582 Regency Lake Dr Boca Raton, FL	3.0	2.5	1595	$4,600	$2.88	15d	1	0.81mi
608 Northshore Dr Unit 608 Deerfield Beach, FL	2.0	2.0	1835	$3,500	$1.91	2d	1	0.84mi
6925 Town Harbour Blvd Boca Raton, FL	1.0–2.0	1.5–2.5	1187	$2,845	$2.40	2d	17	0.84mi
6514 Spring Bottom Way #125 Boca Raton, FL	2.0	2.0	1500	$2,300	$1.53	11d	1	0.88mi
6328 Longboat Ln W #403 Boca Raton, FL	2.0	2.0	1536	$3,000	$1.95	8d	1	0.89mi
3008 Deer Creek Lake Shore Dr Deerfield Beach, FL	2.0	2.0	1438	$2,600	$1.81	24d	1	0.92mi
544 NW 38th Ave Deerfield Beach, FL	3.0	2.0	1616	$5,000	$3.09	24d	1	0.94mi
7546 La Paz Blvd #108 Boca Raton, FL	3.0	2.0	1742	$3,800	$2.18	8d	1	0.94mi
7686 La Corniche Cir Boca Raton, FL	3.0	3.5	2580	$8,900	$3.45	24d	1	0.94mi
6183 Vista Linda Ln Boca Raton, FL	4.0	3.0	2406	$7,800	$3.24	24d	1	0.94mi
7644 Elmridge Dr Boca Raton, FL	2.0	2.0	1629	$3,600	$2.21	24d	1	0.96mi
22182 Bella Lago Dr Boca Raton, FL	2.0–4.0	2.0–3.5	1614	$4,398	$2.72	2d	18	0.99mi

HOA detail condo

• Monthly dues: $795 · $9,540/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-04
   status Pending
2. 2026-04-23
   historical Active Under Contract
3. 2026-04-03
   status Active
4. 2026-03-16
   historical Active Under Contract
5. 2026-03-13
   price $389,000
6. 2026-03-07
   status Active
7. 2026-03-03
   historical Active Under Contract
8. 2026-02-09
   price $399,000
9. 2026-02-02
   listed $425,000 Active
10. 1997-11-14
    soldstatus $160,100

ⓘ 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: $2,764 · $230/mo
• Projected year-2 tax: $3,229 · $269/mo
• Expected delta: +$465/yr (+$39/mo · 16.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,130
• − Mortgage interest: −$21,790
• − Property taxes: −$2,764
• − Insurance: −$1,945
• − Repairs & maintenance: −$4,250
• − Management: −$4,250
• − HOA: −$9,540
• − Depreciation: −$11,316
• Taxable loss: −$2,726
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $3,899/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): 47,005
• Household income: $84,091
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 2900.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 15% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2% Dominican 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Russian 3%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 15% Other Indo-European 10% Russian/Polish/Slavic 3%

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: ▼ -227.85%
• Current HPI: 306.738
• Rent YoY: ▲ 0.33%
• 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

+143.0% since first listed

10 events — show timeline

• 2026-05-04 Pending — Beaches MLS
• 2026-04-23 Contingent — Beaches MLS
• 2026-04-03 Relisted — Beaches MLS
• 2026-03-16 Contingent — Beaches MLS
• 2026-03-13 Price Changed $389,000 Beaches MLS
• 2026-03-07 Relisted — Beaches MLS
• 2026-03-03 Contingent — Beaches MLS
• 2026-02-09 Price Changed $399,000 Beaches MLS
• 2026-02-02 Listed $425,000 Beaches MLS
• 1997-11-14 Sold (Public Records) $160,100 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,764 · +3.3% YoY. Source: county tax records.