8025 Whispering Palm Dr · Boca Raton, FL 33496

$298,000

2 bd · 2.0 ba · 1,310 sqft · Condo public records · 68 Days on market

Built 1989 $675/mo HOA · 21% 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 +13.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Much sought after Chataeu model…pristine in every way. This open, bright & beautifully maintained 2 bedroom, 2 bath villa boasts large tile in living area, new carpet in bedrooms, newly redone eat in kitchen with wood cabinets, pullouts, granite counter tops, and stainless steel appliances. Unit has large master bedroom with private bath, screened in porch with private garden backyard area, separate laundry room, attached garage, and newer A/C and H20 heater. Move in condition. Walk to clubhouse. Community features resort style living without the dues and equity. Active clubhouse features pool, tennis gym, and social & planned activities. Close to shopping, dining, theatres, golf, & major highways. Perfect for year round living or a snow bird getaway. Inventory is low, will sell quickly.

Key facts

• Gated community
• Open floor plan
• Active clubhouse

Tags

• OPEN FLOOR PLAN
• UPDATED KITCHEN
• SCREENED IN PATIO
• GATED COMMUNITY
• ACTIVE CLUBHOUSE
• EXERCISE PATHS

Property features AI

Finance

• Financial info: Pets not allowed; Senior community
• HOA & community: Has association; Monthly HOA fee; Association covers cable TV, insurance, grounds maintenance, security, sewer, water and common areas; Community amenities include clubhouse, fitness center, spa/hot tub, tennis courts, pickleball court(s), basketball court, shuffleboard, billiard room, library, jogging path, community room, manager on site, on-site management

Exterior

• Parking: Attached garage with garage door opener; Total 2 parking spaces (1 covered, 1 garage space)
• Security: Smoke detectors; Gated community (no guard)
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Villa; One-story; Resale property; Faces south; West of US-1 road frontage
• Construction: CBS construction; Shingle / composition roof; Built using public records living area
• Exterior features: Screened patio; Patio; Waterfront property; Entry-level living area

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Cathedral ceilings; Vaulted ceilings; Entrance foyer
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $298k.

Deal economics

• At list price, monthly cash flow is $-1 ($-6/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (0.0% below list).
• Meets the 1% rule at list price ($3k rent vs $298k).
• Recommended offer: $280k (6.0% 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: Whispering Pines Elementary School (math 62% / reading 69%, grade B+, #500 of 2,144 statewide, top 24%, 1,015 students, 25% FRL); Omni Middle School (math 66% / reading 66%, grade A-, #93 of 571 statewide, top 16%, 1,128 students, 29% 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 28% FRL vs 52% district-wide (24 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 (+2.3%/yr); 330 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); 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 $32k of equity ($2k loan paydown + $30k 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 $83k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $139k; list at $298k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $280,120 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.08% ✓
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.92×
• Total profit: $160,391
• Equity at exit: $268,462

10-year hold

• IRR: 21.1%
• Equity multiple: 6.62×
• Total profit: $468,660
• Equity at exit: $578,948

Cash invested: $83,440 (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: 330
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,223 high
• Mortgage (P&I): −$1,563
• Tax from tax record: −$185 /mo · $2,220/yr
• Insurance: −$124
• HOA: −$675
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $-1

Break-even live

Break-even rent $3,224

Max offer price $297,909

Occupancy floor 95%

Sensitivity live

Price	-10% $168	-5% $84	+0% $-1	+5% $-85	+10% $-169
Rent	-10% $-255	-5% $-128	+0% $-1	+5% $127	+10% $254
Rate	-1.0pp $150	-0.5pp $75	base $-1	+0.5pp $-78	+1.0pp $-156

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8146 Windgate Dr Boca Raton, FL	2.0	2.0	1310	$5,000	$3.82	26d	1	0.12mi
18428 Via Di Regina #18428 Boca Raton, FL	3.0	2.0	1544	$3,900	$2.53	1d	1	0.17mi
18428 Via Di Regina #18428 Boca Raton, FL	3.0	2.0	1544	$3,900	$2.53	26d	1	0.17mi
18475 Via Di Sorrento Boca Raton, FL	3.0	2.0	1544	$4,095	$2.65	9d	1	0.17mi
18434 Via Di Sorrento Boca Raton, FL	3.0	2.0	1480	$3,495	$2.36	9d	1	0.22mi
8550 Via Romana Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	12d	1	0.28mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	23d	1	0.28mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	26d	1	0.28mi
8664 Jasmine Way Boca Raton, FL	2.0	2.0	1162	$1,795	$1.54	26d	1	0.36mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	16d	1	0.49mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	26d	1	0.49mi
4278 NW 65th Rd Boca Raton, FL	3.0	2.0	1607	$16,500	$10.27	12d	1	0.55mi
9708 Erica Ct Boca Raton, FL	2.0	2.0	1410	$4,800	$3.40	26d	1	0.58mi
18855 Candlewick Dr Boca Raton, FL	2.0	2.0	1022	$2,600	$2.54	26d	1	0.68mi
18890 Candlewick Dr Unit B Boca Raton, FL	2.0	2.0	1044	$2,600	$2.49	26d	1	0.68mi
18595 Egret Way #18595 Boca Raton, FL	2.0	2.0	1000	$2,200	$2.20	26d	1	0.69mi
1025 Newcastle B #1025 Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	18d	1	0.70mi
2017 Newcastle A Unit 2017 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	26d	1	0.70mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,700	$1.90	9d	1	0.73mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	26d	1	0.73mi
2039 Rexford C Boca Raton, FL	2.0	2.0	896	$1,550	$1.73	26d	1	0.76mi
4030 Rexford B Boca Raton, FL	2.0	2.0	916	$1,700	$1.86	20d	1	0.76mi
1030 Rexford B Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	26d	1	0.76mi
4047 Lincoln C Unit C Boca Raton, FL	2.0	2.0	916	$2,100	$2.29	7d	1	0.76mi
4019 Lincoln A Unit A Boca Raton, FL	2.0	2.0	896	$1,600	$1.79	26d	1	0.77mi
3049 Wolverton E Unit 3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	9d	1	0.77mi
4049 Wolverton C Unit C Boca Raton, FL	2.0	2.0	896	$2,500	$2.79	3d	1	0.79mi
3049 Wolverton C #3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	9d	1	0.84mi
4007 Yarmouth a Boca Raton, FL	2.0	2.0	1132	$2,200	$1.94	26d	1	0.86mi
3057 Yarmouth C Boca Raton, FL	2.0	2.0	916	$2,450	$2.67	1d	1	0.86mi
2044 Hythe C Boca Raton, FL	2.0	2.0	896	$1,825	$2.04	26d	1	0.89mi
9110 Fairbanks Ln #4 Boca Raton, FL	2.0	2.0	1227	$2,400	$1.96	26d	1	0.91mi
9104 Affirmed Ln Boca Raton, FL	3.0	2.0	1266	$3,215	$2.54	1d	1	0.92mi
2050 Hythe C Boca Raton, FL	2.0	2.0	880	$3,200	$3.64	26d	1	0.93mi
3032 Hythe A Unit 3032 Boca Raton, FL	2.0	2.0	896	$1,575	$1.76	26d	1	0.94mi
4039 Exeter C Boca Raton, FL	2.0	1.5	880	$1,500	$1.70	26d	1	0.98mi
1047 Exeter C Boca Raton, FL	2.0	1.5	880	$1,850	$2.10	22d	1	0.99mi
18730 Stewart Cir #5 Boca Raton, FL	2.0	2.0	1227	$2,500	$2.04	26d	1	0.99mi
9190 Boca Gardens Pkwy Unit B Boca Raton, FL	3.0	2.5	1845	$3,500	$1.90	26d	1	1.02mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,300	$2.61	26d	1	1.05mi

HOA detail condo

• Monthly dues: $675 · $8,100/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-05-11
   status Pending
2. 2026-03-29
   price $298,000
3. 2026-03-04
   listed $304,000 Active
4. 2026-03-03
   historical
5. 2026-01-24
   price $314,000
6. 2026-01-08
   price $321,000
7. 2025-09-04
   listed $345,000 Active
8. 2014-08-01
   soldstatus $139,000
9. 2014-07-24
   historical 819-char remark

   Show marketing remark (819 chars)

   Much sought after Chataeu model…pristine in every way. This open, bright & beautifully maintained 2 bedroom, 2 bath villa boasts large tile in living area, new carpet in bedrooms, newly redone eat in kitchen with wood cabinets, pullouts, granite counter tops, and stainless steel appliances. Unit has large master bedroom with private bath, screened in porch with private garden backyard area, separate laundry room, attached garage, and newer A/C and H20 heater. Move in condition. Walk to clubhouse. Community features resort style living without the dues and equity. Active clubhouse features pool, tennis gym, and social & planned activities. Close to shopping, dining, theatres, golf, & major highways. Perfect for year round living or a snow bird getaway. Inventory is low, will sell quickly.

10. 2014-07-21
    soldstatus $139,000 Closed 819-char remark

    Show marketing remark (819 chars)

    Much sought after Chataeu model…pristine in every way. This open, bright & beautifully maintained 2 bedroom, 2 bath villa boasts large tile in living area, new carpet in bedrooms, newly redone eat in kitchen with wood cabinets, pullouts, granite counter tops, and stainless steel appliances. Unit has large master bedroom with private bath, screened in porch with private garden backyard area, separate laundry room, attached garage, and newer A/C and H20 heater. Move in condition. Walk to clubhouse. Community features resort style living without the dues and equity. Active clubhouse features pool, tennis gym, and social & planned activities. Close to shopping, dining, theatres, golf, & major highways. Perfect for year round living or a snow bird getaway. Inventory is low, will sell quickly.

11. 2014-06-20
    historical Contingent 819-char remark

    Show marketing remark (819 chars)

    Much sought after Chataeu model…pristine in every way. This open, bright & beautifully maintained 2 bedroom, 2 bath villa boasts large tile in living area, new carpet in bedrooms, newly redone eat in kitchen with wood cabinets, pullouts, granite counter tops, and stainless steel appliances. Unit has large master bedroom with private bath, screened in porch with private garden backyard area, separate laundry room, attached garage, and newer A/C and H20 heater. Move in condition. Walk to clubhouse. Community features resort style living without the dues and equity. Active clubhouse features pool, tennis gym, and social & planned activities. Close to shopping, dining, theatres, golf, & major highways. Perfect for year round living or a snow bird getaway. Inventory is low, will sell quickly.

12. 2014-04-05
    listed $149,000 Active 819-char remark

    Show marketing remark (819 chars)

    Much sought after Chataeu model…pristine in every way. This open, bright & beautifully maintained 2 bedroom, 2 bath villa boasts large tile in living area, new carpet in bedrooms, newly redone eat in kitchen with wood cabinets, pullouts, granite counter tops, and stainless steel appliances. Unit has large master bedroom with private bath, screened in porch with private garden backyard area, separate laundry room, attached garage, and newer A/C and H20 heater. Move in condition. Walk to clubhouse. Community features resort style living without the dues and equity. Active clubhouse features pool, tennis gym, and social & planned activities. Close to shopping, dining, theatres, golf, & major highways. Perfect for year round living or a snow bird getaway. Inventory is low, will sell quickly.

13. 2010-12-14
    historical
14. 2009-12-14
    listed $135,900
15. 2008-06-03
    historical
16. 2007-12-04
    listed $185,000
17. 1998-03-17
    soldstatus $90,000
18. 1993-09-22
    soldstatus $96,000

ⓘ 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: $2,220 · $185/mo
• Projected year-2 tax: $2,473 · $206/mo
• Expected delta: +$254/yr (+$21/mo · 11.4%)

ⓘ 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: $38,679
• − Mortgage interest: −$16,693
• − Property taxes: −$2,220
• − Insurance: −$1,490
• − Repairs & maintenance: −$3,094
• − Management: −$3,094
• − HOA: −$8,100
• − Depreciation: −$8,669
• Taxable loss: −$4,681
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $1,117/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): 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

+210.4% since first listed

18 events — show timeline

• 2026-05-11 Pending — Beaches MLS
• 2026-03-29 Price Changed $298,000 Beaches MLS
• 2026-03-04 Listed $304,000 Beaches MLS
• 2026-03-03 Listing Removed — Beaches MLS
• 2026-01-24 Price Changed $314,000 Beaches MLS
• 2026-01-08 Price Changed $321,000 Beaches MLS
• 2025-09-04 Listed $345,000 Beaches MLS
• 2014-08-01 Sold (Public Records) $139,000 Public Records
• 2014-07-24 Listing Removed — Beaches MLS
• 2014-07-21 Sold (MLS) $139,000 Beaches MLS
• 2014-06-20 Contingent — Beaches MLS
• 2014-04-05 Listed $149,000 Beaches MLS
• 2010-12-14 Listing Removed — Beaches MLS
• 2009-12-14 Listed $135,900 Beaches MLS
• 2008-06-03 Listing Removed — Beaches MLS
• 2007-12-04 Listed $185,000 Beaches MLS
• 1998-03-17 Sold (Public Records) $90,000 Public Records
• 1993-09-22 Sold (Public Records) $96,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,220 · +3.4% YoY. Source: county tax records.