15758 Loch Maree Ln #4005 · Boca Raton, FL 33446

$212,000

2 bd · 2.0 ba · 1,286 sqft · Condo public records · 116 Days on market

Built 1986 $534/mo HOA · 19% 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 +21.2/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Appreciation +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

Listing remarks MLS

BEAUTIFUL 2 BEDROOM 2 BATH CONDO VAULTED CEILINGS WOOD FLOORS OVERLOOKING SPECTACULAR GOLF COURSE AND LAKE VIEWS, ENCLOSED PATIO FOR EXTRA ROOM AND SPACE. EXTRA STORAGE, UPDATED AND A MUST SEE. GREAT PRICE

Key facts

• Wood flooring
• Lake views
• Open layout

Tags

• LAKE VIEWS
• WOOD FLOORING
• VAULTED CEILINGS
• OPEN LAYOUT
• SPLIT-BEDROOM FLOOR PLAN
• WORLD-CLASS SOCIAL AMENITIES

Property features AI

Finance

• HOA & community: Monthly HOA fee; Community amenities include clubhouse, fitness center, golf course, pool, spa/hot tub, tennis courts, pickleball courts, putting green, sidewalks, street lights, community room, business center, cafe/restaurant, manager on site, and internet included; Pets allowed with breed restrictions; Community of 1,082 units

Exterior

• Utilities: Public water; Public sewer; Cable available; Sewer available; Water available
• Home design: Condominium; 2 stories; Resale condition; Faces southeast
• Construction: Frame and stucco construction; Other construction materials
• Exterior features: Patio; Waterfront property

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Main level bedrooms not present
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; Walk-in closets; Split bedroom layout
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $212k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $212k).
• Recommended offer: $193k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Orchard View Elementary School (math 48% / reading 47%, grade D, #1,182 of 2,144 statewide, top 55%, 596 students, 76% 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 at 50% FRL track the district average.
• Market conditions: Rents flat; 577 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• In year one you build about $3k of equity ($1k loan paydown + $1k appreciation (0.7% 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 (0.7% appreciation + 0.5% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $54k; list at $212k implies a 293% 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 $192,920 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.69% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.23×
• Total profit: $13,759
• Equity at exit: $68,939

10-year hold

• IRR: 7.4%
• Equity multiple: 1.80×
• Total profit: $47,773
• Equity at exit: $89,014

Cash invested: $59,360 (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 33446

• Home prices YoY: 0.3%
• Rents YoY: 0.5%
• Active inventory: 577
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,765 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$145 /mo · $1,734/yr
• Insurance: −$88
• HOA: −$534
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $306

Break-even live

Break-even rent $2,378

Max offer price $212,000

Occupancy floor 84%

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15711 Loch Maree Ln #4702 Delray Beach, FL	2.0	2.0	1688	$10,000	$5.92	24d	1	0.08mi
15694 Loch Maree Ln #5903 Delray Beach, FL	2.0	2.0	1705	$9,000	$5.28	15d	1	0.13mi
15831 Loch Maree Ln #5502 Delray Beach, FL	2.0	2.0	1340	$9,500	$7.09	13d	1	0.15mi
15306 W Tranquility Lake Dr Delray Beach, FL	2.0	2.0	1175	$2,850	$2.43	11d	1	0.25mi
7509 Glendevon Ln #1002 Delray Beach, FL	2.0	2.0	1399	$9,500	$6.79	18d	1	0.31mi
7455 Glendevon Ln #206 Delray Beach, FL	2.0	2.0	1260	$9,500	$7.54	24d	1	0.31mi
7533 Glendevon Ln #907 Delray Beach, FL	2.0	2.0	1311	$8,000	$6.10	15d	1	0.31mi
15212 W Tranquility Lake Dr Unit 15212 Delray Beach, FL	2.0	2.0	1175	$3,250	$2.77	22d	1	0.35mi
7657 Lexington Club Blvd Delray Beach, FL	3.0	2.0	1645	$4,500	$2.74	24d	1	0.47mi
7254 Clunie Pl #15002 Delray Beach, FL	2.0	2.0	1311	$9,000	$6.86	24d	1	0.52mi
16032 Lomond Hills Trl #152 Delray Beach, FL	2.0	2.0	1415	$10,000	$7.07	21d	1	0.59mi
7512 Eagle Point Dr Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	4d	1	0.60mi
7512 Eagle Point Dr Unit 7512 Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	19d	1	0.60mi
16021 Loch Katrine Trl #7405 Delray Beach, FL	2.0	2.0	1311	$9,500	$7.25	24d	1	0.65mi
7607 Atlantic Ave Delray Beach, FL	1.0–2.0	1.0–2.0	1086	$3,494	$3.22	2d	6	0.71mi
15085 Michelangelo Blvd #202 Delray Beach, FL	3.0	2.0	1238	$2,700	$2.18	22d	1	0.77mi
15055 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1158	$2,125	$1.83	22d	2	0.80mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	3d	1	0.81mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	24d	1	0.81mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	2d	1	0.83mi
15065 Michelangelo Blvd #105 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	22d	1	0.83mi
15035 Michelangelo Blvd #103 Delray Beach, FL	2.0	2.0	1079	$2,000	$1.85	24d	1	0.85mi
15005 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1234	$2,050	$1.66	2d	22	0.86mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	20d	1	0.86mi
15155 Michelangelo Blvd #106 Delray Beach, FL	2.0	2.0	1079	$2,400	$2.22	24d	1	0.86mi
15155 Michelangelo Blvd Delray Beach, FL	2.0	2.0	1079	$2,288	$2.12	8d	2	0.87mi
15015 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,499	$2.02	3d	1	0.89mi
15015 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,499	$2.02	24d	1	0.89mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1153	$3,002	$2.60	3d	1	0.96mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1097	$2,877	$2.62	24d	1	0.96mi
8061 Red Jasper Ln Delray Beach, FL	2.0	2.0	1097	$2,892	$2.64	12d	1	0.96mi
14898 Wedgefield Dr #202 Delray Beach, FL	2.0	2.0	1103	$2,000	$1.81	18d	1	0.96mi
14895 Builtmore Way Delray Beach, FL	2.0	2.0	1103	$1,800	$1.63	24d	1	0.96mi
14896 Bal Moral Ln Delray Beach, FL	2.0	2.0	1040	$2,200	$2.12	24d	1	0.99mi
417 Brittany Dr #417 Delray Beach, FL	2.0	2.0	880	$1,750	$1.99	21d	1	1.01mi
7350 Kinghurst Dr #305 Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	22d	1	1.03mi
7350 Kinghurst Dr Delray Beach, FL	2.0	2.0	1220	$4,500	$3.69	15d	1	1.03mi
233 Brittany Dr Unit 233 Delray Beach, FL	2.0	2.0	988	$1,700	$1.72	24d	1	1.03mi
564 Brittany L Delray Beach, FL	2.0	2.5	880	$1,800	$2.05	24d	1	1.04mi
260 Brittany F Unit F Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	2d	1	1.04mi

HOA detail condo

• Monthly dues: $534 · $6,408/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-05-01
   status Pending
2. 2026-01-05
   listed $212,000 Active
3. 2014-06-24
   soldstatus $54,000
4. 2014-06-23
   historical 208-char remark

   Show marketing remark (208 chars)

   BEAUTIFUL 2 BEDROOM 2 BATH CONDO VAULTED CEILINGS WOOD FLOORS OVERLOOKING SPECTACULAR GOLF COURSE AND LAKE VIEWS, ENCLOSED PATIO FOR EXTRA ROOM AND SPACE. EXTRA STORAGE, UPDATED AND A MUST SEE. GREAT PRICE

5. 2014-06-20
   soldstatus $54,000 Closed 208-char remark

   Show marketing remark (208 chars)

   BEAUTIFUL 2 BEDROOM 2 BATH CONDO VAULTED CEILINGS WOOD FLOORS OVERLOOKING SPECTACULAR GOLF COURSE AND LAKE VIEWS, ENCLOSED PATIO FOR EXTRA ROOM AND SPACE. EXTRA STORAGE, UPDATED AND A MUST SEE. GREAT PRICE

6. 2014-04-16
   status Pending 208-char remark

   Show marketing remark (208 chars)

   BEAUTIFUL 2 BEDROOM 2 BATH CONDO VAULTED CEILINGS WOOD FLOORS OVERLOOKING SPECTACULAR GOLF COURSE AND LAKE VIEWS, ENCLOSED PATIO FOR EXTRA ROOM AND SPACE. EXTRA STORAGE, UPDATED AND A MUST SEE. GREAT PRICE

7. 2014-03-15
   price $59,000 208-char remark

   Show marketing remark (208 chars)

   BEAUTIFUL 2 BEDROOM 2 BATH CONDO VAULTED CEILINGS WOOD FLOORS OVERLOOKING SPECTACULAR GOLF COURSE AND LAKE VIEWS, ENCLOSED PATIO FOR EXTRA ROOM AND SPACE. EXTRA STORAGE, UPDATED AND A MUST SEE. GREAT PRICE

8. 2013-10-23
   listed $62,000 Active 208-char remark

   Show marketing remark (208 chars)

   BEAUTIFUL 2 BEDROOM 2 BATH CONDO VAULTED CEILINGS WOOD FLOORS OVERLOOKING SPECTACULAR GOLF COURSE AND LAKE VIEWS, ENCLOSED PATIO FOR EXTRA ROOM AND SPACE. EXTRA STORAGE, UPDATED AND A MUST SEE. GREAT PRICE

9. 2013-10-10
   historical
10. 2013-09-19
    listed $62,000 Active
11. 2013-08-05
    historical
12. 2013-07-08
    price $65,000
13. 2013-02-05
    listed $59,000 Active
14. 2012-09-30
    historical
15. 2012-02-10
    listed $79,900
16. 1989-02-14
    soldstatus $129,500

ⓘ 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: $1,734 · $145/mo
• Projected year-2 tax: $1,760 · $147/mo
• Expected delta: +$25/yr (+$2/mo · 1.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $33,183
• − Mortgage interest: −$11,875
• − Property taxes: −$1,734
• − Insurance: −$1,060
• − Repairs & maintenance: −$2,655
• − Management: −$2,655
• − HOA: −$6,408
• − Depreciation: −$6,167
• Taxable income: $629
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $3,521/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): 28,431
• Household income: $80,187
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 494.0

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 13% Two or more races 9% Black 4%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 9% Scotch-Irish 9% Italian 2%
• Foreign-born: 20% · Canada, Jamaica, Guatemala
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 2% 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: ▲ 0.69%
• Current HPI: 242.5138
• Rent YoY: ▲ 0.51%
• 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

+63.7% since first listed

16 events — show timeline

• 2026-05-01 Pending — Beaches MLS
• 2026-01-05 Listed $212,000 Beaches MLS
• 2014-06-24 Sold (Public Records) $54,000 Public Records
• 2014-06-23 Listing Removed — Beaches MLS
• 2014-06-20 Sold (MLS) $54,000 Beaches MLS
• 2014-04-16 Pending — Beaches MLS
• 2014-03-15 Price Changed $59,000 Beaches MLS
• 2013-10-23 Listed $62,000 Beaches MLS
• 2013-10-10 Listing Removed — Beaches MLS
• 2013-09-19 Listed $62,000 Beaches MLS
• 2013-08-05 Listing Removed — Beaches MLS
• 2013-07-08 Price Changed $65,000 Beaches MLS
• 2013-02-05 Listed $59,000 Beaches MLS
• 2012-09-30 Listing Removed — Beaches MLS
• 2012-02-10 Listed $79,900 Beaches MLS
• 1989-02-14 Sold (Public Records) $129,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,734 · -10.3% YoY. Source: county tax records.