390 Fanshaw J · Boca Raton, FL 33434

$82,000

1 bd · 1.5 ba · 702 sqft · Condo public records · 48 Days on market

Built 1980 $764/mo HOA · 46% 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 +18.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

1/1.5, 1st Floor, light and bright, furnished, shower - no tub,screened patio with a little bit of a lake view. Amenities include internet and WIFI, Century Village is like living in a resort, fitness center, live shows,movies,buses,classes,bingo,card rooms,trips,tennis,pickelball, close to shopping and restaurants,come see and then check out the clubhouse to see it for yourself. Per the association this is a 55 plus community!!!

Key facts

• New ss refrigerator
• Storm shutters
• Extra-large sink

Tags

• EXTRA-LARGE SINK
• NEW SS REFRIGERATOR
• NEW BATHROOM VANITIES
• WALK-IN STALL SHOWER
• ENCLOSED SCREENED TERRACE
• STORM SHUTTERS

Property features AI

Finance

• Financial info: No land lease; Pets not allowed (per listing)
• HOA & community: Association: FirstService Residential; Monthly association fee of $382; Association covers cable TV, internet, insurance, water, sewer, trash, hot water, maintenance (grounds & structure), security, roof repairs, pool service, recreation facilities, common areas, legal/accounting; Community amenities include: clubhouse, fitness center, indoor pool, heated pool, sauna, tennis and pickleball courts, shuffleboard, billiard room, library, bike storage, storage, parking, courtesy bus, fishing pier, sidewalks, street lights, gated security, and recreation facilities

Exterior

• Parking: Assigned parking plus guest parking; One open parking space (total parking listed as 1)
• Security: Gated community with guard; Security gate; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable connected; Water and sewer connected
• Home design: Condominium; One-level unit; Resale unit, updated/remodeled; Faces west; Located in the Fanshaw building (3 stories total)
• Construction: Concrete block construction with stucco; Concrete roof; Block and slab foundation; Built area recorded by appraiser
• Exterior features: Terrace; Waterfront community; Private-maintained road frontage

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater (owned)
• Bedrooms: One main-level bedroom
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating (individual controls); Central air conditioning with humidity control; Ceiling fan(s)
• Interior features: Closet cabinetry; Blinds and shutters on windows; Single-hung metal windows
• Laundry & utility: Laundry room with common-area laundry access

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $82k.

Deal economics

• At list price, monthly cash flow is $73 ($874/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.7% 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); 421 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $567 of loan paydown is wiped out by about $2k 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 48 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 5367% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 46% 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 $79,540 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 2.04% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 4.1

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: -12.5%
• Equity multiple: 0.56×
• Total profit: $-10,185
• Equity at exit: $12,226

10-year hold

• IRR: -6.7%
• Equity multiple: 0.61×
• Total profit: $-9,027
• Equity at exit: $7,090

Cash invested: $22,960 (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: 421
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$430
• Tax from tax record: −$22 /mo · $266/yr
• Insurance: −$34
• HOA: −$764
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $73

Break-even live

Break-even rent $1,583

Max offer price $82,000

Occupancy floor 91%

Sensitivity live

Price	-10% $119	-5% $96	+0% $73	+5% $50	+10% $26
Rent	-10% $-59	-5% $7	+0% $73	+5% $139	+10% $205
Rate	-1.0pp $114	-0.5pp $94	base $73	+0.5pp $52	+1.0pp $30

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Fanshaw C Boca Raton, FL	1.0	1.5	702	$1,500	$2.14	0d	1	0.03mi
454 Fanshaw K Unit K Boca Raton, FL	1.0	1.5	715	$1,500	$2.10	16d	1	0.03mi
119 Fanshaw C Unit 119 Boca Raton, FL	1.0	1.0	585	$1,299	$2.22	25d	1	0.04mi
147 Fanshaw D Boca Raton, FL	1.0	1.0	601	$1,350	$2.25	25d	1	0.04mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	9d	1	0.14mi
82 Fanshaw Dr Unit 82 Boca Raton, FL	1.0	1.5	702	$1,250	$1.78	25d	1	0.24mi
4014 Newcastle A Unit A Boca Raton, FL	1.0	1.5	738	$1,495	$2.03	25d	1	0.34mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	25d	1	0.36mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	25d	1	0.37mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	3d	1	0.39mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	25d	1	0.39mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	25d	1	0.39mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	3d	1	0.39mi
321 Dorset Dr Boca Raton, FL	1.0	1.5	720	$1,590	$2.21	25d	1	0.41mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	25d	1	0.42mi
86 Mansfield C Unit C Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	13d	1	0.43mi
534 Mansfield M #534 Boca Raton, FL	1.0	1.5	715	$1,300	$1.82	25d	1	0.43mi
119 Dorset Dr Unit 119 Boca Raton, FL	1.0	1.0	600	$1,400	$2.33	25d	1	0.44mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,450	$2.42	23d	1	0.47mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,350	$2.25	9d	1	0.47mi
202 Mansfield E Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	0d	1	0.50mi
457 Mansfield I Unit 457 Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	4d	1	0.51mi
129 Brighton D Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	25d	1	0.53mi
359 Brighton I Unit I Boca Raton, FL	1.0	1.5	735	$1,550	$2.11	25d	1	0.53mi
517 Mansfield M Unit 517 Boca Raton, FL	1.0	1.5	715	$1,550	$2.17	25d	1	0.55mi
251 Brighton Dr Unit 251 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	9d	1	0.55mi
156 Brighton Dr Unit 156 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	25d	1	0.55mi
22 Brighton Dr Unit 22 Boca Raton, FL	1.0	1.0	600	$1,300	$2.17	9d	1	0.56mi
314 Brighton H Unit H Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	15d	1	0.57mi
251 Brighton F Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.57mi
474 Mansfield L Unit L Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	12d	1	0.57mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	3d	1	0.63mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	25d	1	0.63mi
91 Preston Way Unit 91 Boca Raton, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.63mi
4067 Yarmouth D Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	4d	1	0.68mi
171 Suffolk F #171 Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	12d	1	0.69mi
250 Suffolk F #250 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	4d	1	0.69mi
68 Suffolk F Unit 68 Boca Raton, FL	1.0	1.5	720	$2,750	$3.82	25d	1	0.69mi
209 Suffolk F Unit F Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	25d	1	0.69mi
1072 Yarmouth E #1072 Boca Raton, FL	1.0	1.5	738	$1,950	$2.64	25d	1	0.70mi

HOA detail condo

• Monthly dues: $764 · $9,168/yr
• Likely covers: internetgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $82,000 Active 48 DOM
2. 2026-06-18
   days on market $82,000 Active 45 DOM
3. 2026-06-17
   days on market $82,000 Active 44 DOM
4. 2026-06-16
   days on market $82,000 Active 43 DOM
5. 2026-06-15
   days on market $82,000 Active 42 DOM
6. 2026-06-13
   days on market $82,000 Active 40 DOM
7. 2026-06-09
   days on market $82,000 Active 36 DOM
8. 2026-06-08
   days on market $82,000 Active 35 DOM
9. 2026-06-07
   days on market $82,000 Active 34 DOM
10. 2026-06-04
    days on market $82,000 Active 31 DOM
11. 2026-06-03
    days on market $82,000 Active 30 DOM
12. 2026-06-02
    days on market $82,000 Active 29 DOM
13. 2026-06-01
    days on market $82,000 Active 28 DOM
14. 2026-05-31
    days on market $82,000 Active 27 DOM
15. 2026-05-14
    listed $1,500
16. 2026-05-03
    listed $82,000 Active
17. 2025-11-26
    soldstatus $70,000
18. 2025-11-25
    soldstatus $70,000 Closed 433-char remark

    Show marketing remark (433 chars)

    1/1.5, 1st Floor, light and bright, furnished, shower - no tub,screened patio with a little bit of a lake view. Amenities include internet and WIFI, Century Village is like living in a resort, fitness center, live shows,movies,buses,classes,bingo,card rooms,trips,tennis,pickelball, close to shopping and restaurants,come see and then check out the clubhouse to see it for yourself. Per the association this is a 55 plus community!!!

19. 2025-11-07
    status Pending 433-char remark

    Show marketing remark (433 chars)

    1/1.5, 1st Floor, light and bright, furnished, shower - no tub,screened patio with a little bit of a lake view. Amenities include internet and WIFI, Century Village is like living in a resort, fitness center, live shows,movies,buses,classes,bingo,card rooms,trips,tennis,pickelball, close to shopping and restaurants,come see and then check out the clubhouse to see it for yourself. Per the association this is a 55 plus community!!!

20. 2025-06-01
    listed $84,999 Active 433-char remark

    Show marketing remark (433 chars)

    1/1.5, 1st Floor, light and bright, furnished, shower - no tub,screened patio with a little bit of a lake view. Amenities include internet and WIFI, Century Village is like living in a resort, fitness center, live shows,movies,buses,classes,bingo,card rooms,trips,tennis,pickelball, close to shopping and restaurants,come see and then check out the clubhouse to see it for yourself. Per the association this is a 55 plus community!!!

21. 1998-07-22
    soldstatus $24,200
22. 1992-01-17
    soldstatus $37,000
23. 1987-06-01
    soldstatus $35,000

ⓘ 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: $266 · $22/mo
• Projected year-2 tax: $681 · $57/mo
• Expected delta: +$415/yr (+$35/mo · 156.3%)

ⓘ 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: $20,098
• − Mortgage interest: −$4,593
• − Property taxes: −$266
• − Insurance: −$410
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − HOA: −$9,168
• − Depreciation: −$2,385
• Taxable income: $60
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $859/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

-95.7% since first listed

9 events — show timeline

• 2026-05-14 Listed for Rent $1,500 RMLSFL
• 2026-05-03 Listed $82,000 Beaches MLS
• 2025-11-26 Sold (Public Records) $70,000 Public Records
• 2025-11-25 Sold (MLS) $70,000 Beaches MLS
• 2025-11-07 Pending — Beaches MLS
• 2025-06-01 Listed $84,999 Beaches MLS
• 1998-07-22 Sold (Public Records) $24,200 Public Records
• 1992-01-17 Sold (Public Records) $37,000 Public Records
• 1987-06-01 Sold (Public Records) $35,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $266 · +3.5% YoY. Source: county tax records.