137 Fanshaw D · Boca Raton, FL 33434

$134,900

2 bd · 1.5 ba · 819 sqft · Condo public records · 36 Days on market

Built 1979 $439/mo HOA · 23% 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 +19.3/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside to this first floor corner condo that has it all, updated kitchen, and bathrooms, stall shower, tiled to the bedroom, water views from the side windows and a tranquil garden view from the patio, all closets have built in organizer & knock down ceiling. Partially FurnishedA great investment opportunity, because it can be rented out immediately after closing.

Key facts

• Modern cabinetry
• Natural light
• Lake view

Tags

• FIRST FLOOR CORNER UNIT
• NATURAL LIGHT
• LAKE VIEW
• UPDATED LAMINATE FLOORING
• UPDATED KITCHEN
• MODERN CABINETRY

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Association with monthly fee; Monthly HOA includes cable TV, security, sewer, trash, water, elevator, roof repairs, and pool service; Community amenities: billiard room, fitness center, game room, indoor pool, laundry, parking, pool, shuffleboard court, storage, tennis courts, bocce ball, courtesy bus, heated pool, internet included, library, pickleball courts, gated community, recreation facilities

Exterior

• Parking: Assigned parking; Guest parking (total 1 parking space)
• Security: Gated with guard; Security gate; Community security included in association
• Utilities: Public water; Public sewer; Water available
• Home design: Condominium; Resale property; Three-story building; Faces west
• Construction: CBS construction; Tar/gravel roof
• Exterior features: Screened patio; Patio; Waterfront (other/none specified); Gated community with guard and security gate

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Blinds; Sliding windows
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Whispering Pines Elementary School (math 62% / reading 69%, grade B+, #500 of 2,144 statewide, top 24%, 1,015 students, 25% FRL); Eagles Landing Middle School (math 66% / reading 67%, grade A-, #84 of 571 statewide, top 16%, 1,508 students, 27% FRL); Olympic Heights Community High (math 52% / reading 64%, grade C, #120 of 667 statewide, top 18%, 2,602 students, 30% FRL) — zoned schools average 27% FRL vs 52% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 63% at this address vs 50% district-wide (+14 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 (+1.8%/yr); 418 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $933 of loan paydown is wiped out by about $4k 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 36 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask is 7394% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $115k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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: 1.43% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.62×
• Total profit: $-14,476
• Equity at exit: $20,114

10-year hold

• IRR: -3.6%
• Equity multiple: 0.78×
• Total profit: $-8,458
• Equity at exit: $11,664

Cash invested: $37,772 (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 33434

• Rents YoY: 1.8%
• Active inventory: 418
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$707
• Tax from tax record: −$171 /mo · $2,055/yr
• Insurance: −$56
• HOA: −$439
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $147

Break-even live

Break-even rent $1,739

Max offer price $134,900

Occupancy floor 87%

Sensitivity live

Price	-10% $223	-5% $185	+0% $147	+5% $109	+10% $71
Rent	-10% $-5	-5% $71	+0% $147	+5% $223	+10% $299
Rate	-1.0pp $215	-0.5pp $181	base $147	+0.5pp $112	+1.0pp $76

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Fanshaw B Boca Raton, FL	2.0	1.5	819	$1,625	$1.98	25d	1	0.03mi
137 Fanshaw D Boca Raton, FL	2.0	1.5	819	$1,800	$2.20	11d	1	0.03mi
119 Fanshaw C Unit 119 Boca Raton, FL	1.0	1.0	585	$1,299	$2.22	25d	1	0.03mi
320 Fanshaw H #320 Boca Raton, FL	2.0	1.5	835	$1,500	$1.80	8d	1	0.03mi
560 Fanshaw N #560 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	25d	1	0.03mi
147 Fanshaw D Boca Raton, FL	1.0	1.0	601	$1,350	$2.25	25d	1	0.03mi
493 Fanshaw L #493 Boca Raton, FL	2.0	1.5	819	$2,300	$2.81	2d	1	0.03mi
195 Fanshaw E #195 Boca Raton, FL	1.0	1.5	792	$1,300	$1.64	8d	1	0.03mi
257 Fanshaw G Boca Raton, FL	2.0	2.0	819	$1,750	$2.14	25d	1	0.03mi
17 Fanshaw a Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	22d	1	0.03mi
531 Fanshaw M Unit 531 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	25d	1	0.04mi
531 Fanshaw M Unit 531 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	2d	1	0.04mi
96 Fanshaw C Boca Raton, FL	1.0	1.5	702	$1,500	$2.14	0d	1	0.05mi
536 Fanshaw M Boca Raton, FL	2.0	2.0	819	$1,850	$2.26	25d	1	0.05mi
454 Fanshaw K Unit K Boca Raton, FL	1.0	1.5	715	$1,500	$2.10	15d	1	0.05mi
108 Fanshaw C Boca Raton, FL	2.0	1.5	924	$1,700	$1.84	25d	1	0.05mi
389 Fanshaw J #389 Boca Raton, FL	2.0	1.5	819	$1,800	$2.20	3d	1	0.05mi
251 Fanshaw F Boca Raton, FL	2.0	1.5	819	$1,450	$1.77	17d	1	0.05mi
449 Fanshaw K #449 Boca Raton, FL	2.0	1.5	819	$1,850	$2.26	20d	1	0.05mi
613 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,700	$2.08	3d	1	0.07mi
613 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	3d	1	0.07mi
257 Fanshaw Way Unit 257 Boca Raton, FL	2.0	1.5	819	$1,700	$2.08	4d	1	0.09mi
257 Fanshaw Way Unit 257 Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	25d	1	0.09mi
2050 Hythe C Boca Raton, FL	2.0	2.0	880	$3,200	$3.64	25d	1	0.13mi
445 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,575	$1.92	25d	1	0.13mi
445 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,550	$1.89	8d	1	0.13mi
3032 Hythe A Unit 3032 Boca Raton, FL	2.0	2.0	896	$1,575	$1.76	25d	1	0.15mi
2044 Hythe C Boca Raton, FL	2.0	2.0	896	$1,825	$2.04	25d	1	0.17mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	8d	1	0.19mi
3043 Exeter Boca Raton, FL	2.0	1.5	861	$1,949	$2.26	25d	1	0.20mi
4078 Exeter Unit E Boca Raton, FL	2.0	1.5	861	$1,475	$1.71	3d	1	0.20mi
33 Fanshaw Dr Unit 33 Boca Raton, FL	2.0	1.5	835	$1,975	$2.37	25d	1	0.21mi
32 Fanshaw Dr Unit 32 Boca Raton, FL	2.0	1.5	819	$1,975	$2.41	11d	1	0.22mi
67 Fanshaw Dr Unit 670 Boca Raton, FL	2.0	1.5	835	$1,750	$2.10	15d	1	0.24mi
4039 Exeter C Boca Raton, FL	2.0	1.5	880	$1,500	$1.70	25d	1	0.25mi
4042 Exeter C Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	25d	1	0.26mi
1047 Exeter C Boca Raton, FL	2.0	1.5	880	$1,850	$2.10	21d	1	0.26mi
82 Fanshaw Dr Unit 82 Boca Raton, FL	1.0	1.5	702	$1,250	$1.78	25d	1	0.27mi
4047 Lincoln C Unit C Boca Raton, FL	2.0	2.0	916	$2,100	$2.29	6d	1	0.29mi
4070 Exeter D Boca Raton, FL	2.0	1.5	861	$1,600	$1.86	25d	1	0.29mi

HOA detail condo

• Monthly dues: $439 · $5,268/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-09
   days on market $134,900 Active 36 DOM
2. 2026-06-08
   days on market $134,900 Active 35 DOM
3. 2026-06-07
   days on market $134,900 Active 34 DOM
4. 2026-06-04
   days on market $134,900 Active 31 DOM
5. 2026-06-03
   days on market $134,900 Active 30 DOM
6. 2026-06-02
   days on market $134,900 Active 29 DOM
7. 2026-06-01
   days on market $134,900 Active 28 DOM
8. 2026-05-31
   days on market $134,900 Active 27 DOM
9. 2026-05-06
   listed $1,800
10. 2026-05-05
    historical $1,800
11. 2026-05-05
    listed $1,800
12. 2026-05-04
    listed $134,900 Active
13. 2021-12-29
    soldstatus $115,000
14. 2021-12-20
    soldstatus $115,000 Closed 377-char remark

    Show marketing remark (377 chars)

    Step inside to this first floor corner condo that has it all, updated kitchen, and bathrooms, stall shower, tiled to the bedroom, water views from the side windows and a tranquil garden view from the patio, all closets have built in organizer & knock down ceiling. Partially FurnishedA great investment opportunity, because it can be rented out immediately after closing.

15. 2021-11-09
    historical Active Under Contract 377-char remark

    Show marketing remark (377 chars)

    Step inside to this first floor corner condo that has it all, updated kitchen, and bathrooms, stall shower, tiled to the bedroom, water views from the side windows and a tranquil garden view from the patio, all closets have built in organizer & knock down ceiling. Partially FurnishedA great investment opportunity, because it can be rented out immediately after closing.

16. 2021-10-18
    listed $139,900 Active 377-char remark

    Show marketing remark (377 chars)

    Step inside to this first floor corner condo that has it all, updated kitchen, and bathrooms, stall shower, tiled to the bedroom, water views from the side windows and a tranquil garden view from the patio, all closets have built in organizer & knock down ceiling. Partially FurnishedA great investment opportunity, because it can be rented out immediately after closing.

17. 2011-03-14
    soldstatus $43,000
18. 2010-03-25
    soldstatus $54,000
19. 2010-03-19
    soldstatus $54,000 247-char remark

    Show marketing remark (247 chars)

    WOW - Must See- FULLY REMODELED. Completely Updated. Inside Corner 1st Floor. Lake View. New Tile Throughout. New Appliances. New Berber Carpet. Re-Done Bathrooms. Granite Countertops. Tumbled Marble Backsplash. California Closets. Much Much More.

20. 2010-02-05
    historical 247-char remark

    Show marketing remark (247 chars)

    WOW - Must See- FULLY REMODELED. Completely Updated. Inside Corner 1st Floor. Lake View. New Tile Throughout. New Appliances. New Berber Carpet. Re-Done Bathrooms. Granite Countertops. Tumbled Marble Backsplash. California Closets. Much Much More.

21. 2009-11-13
    listed $59,900 247-char remark

    Show marketing remark (247 chars)

    WOW - Must See- FULLY REMODELED. Completely Updated. Inside Corner 1st Floor. Lake View. New Tile Throughout. New Appliances. New Berber Carpet. Re-Done Bathrooms. Granite Countertops. Tumbled Marble Backsplash. California Closets. Much Much More.

22. 2008-04-09
    historical
23. 2007-08-07
    listed $60,000
24. 1994-08-29
    soldstatus $53,000
25. 1991-12-20
    soldstatus $54,000

ⓘ 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: $2,055 · $171/mo
• Projected year-2 tax: $2,055 · $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 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: $23,101
• − Mortgage interest: −$7,556
• − Property taxes: −$2,055
• − Insurance: −$674
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − HOA: −$5,268
• − Depreciation: −$3,924
• Taxable loss: −$73
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $1,781/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): 21,686
• Household income: $77,269
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 812.0

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% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 9% Scotch-Irish 8% Italian 2%
• Foreign-born: 25% · Canada, Jamaica, South Korea
• Languages at home: 73% English-only · Spanish 15% Other Indo-European 4% Russian/Polish/Slavic 1%

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: ▼ -279.89%
• Current HPI: 271.1328
• Rent YoY: ▲ 1.81%
• 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

-96.7% since first listed

17 events — show timeline

• 2026-05-06 Listed for Rent $1,800 GFLMLS
• 2026-05-05 Rental Removed $1,800 RMLSFL
• 2026-05-05 Listed for Rent $1,800 RMLSFL
• 2026-05-04 Listed $134,900 Beaches MLS
• 2021-12-29 Sold (Public Records) $115,000 Public Records
• 2021-12-20 Sold (MLS) $115,000 Beaches MLS
• 2021-11-09 Contingent — Beaches MLS
• 2021-10-18 Listed $139,900 Beaches MLS
• 2011-03-14 Sold (Public Records) $43,000 Public Records
• 2010-03-25 Sold (Public Records) $54,000 Public Records
• 2010-03-19 Sold (MLS) $54,000 Beaches MLS
• 2010-02-05 Listing Removed — Beaches MLS
• 2009-11-13 Listed $59,900 Beaches MLS
• 2008-04-09 Listing Removed — Beaches MLS
• 2007-08-07 Listed $60,000 Beaches MLS
• 1994-08-29 Sold (Public Records) $53,000 Public Records
• 1991-12-20 Sold (Public Records) $54,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,055 · -3.0% YoY. Source: county tax records.