30 SE 13th St Unit B3 · Boca Raton, FL 33432

$94,000

1 bd · 1.0 ba · 704 sqft · Condo public records · 88 Days on market

Built 1968 $522/mo HOA · 24% of rent

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DELIGHTFUL 1/1 IN DOWNTOWN BOCA,SCREENED PATIO, WELL MAINTAINED COMPLEX W/HEATED POOL, CLUBHOUSE, SHUFFLEBOARD & LOW MAINTENANCE. WALK TO BANKS SHOPPING, CHURCH, & GROCERY- IMMACULATE-FURN. INCLUDED-I MILE TO BEACH

Key facts

• Pool views
• $522 HOA
• Parking

Tags

• COVERED SCREENED PATIO
• POOL VIEWS
• GENEROUS CLOSET SPACE

Property features AI

Finance

• Other: Road frontage: west of US-1
• Financial info: No land lease; Community includes 111 units; Pets not allowed; Property is in a senior community
• HOA & community: Community has an association (Palm Royal Apartments, Inc.); Monthly HOA fee (reported) $522; Association amenities include: clubhouse, car wash area, laundry facilities, parking, pool, shuffleboard court, storage; HOA covers insurance, grounds maintenance, pest control, sewer, trash, water, common areas, hot water, legal/accounting, pool service

Exterior

• Parking: Assigned and guest open parking; One open parking space (total parking 1)
• Security: Other security features
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Condominium; Two-story building with second-floor entry; Facing north; Resale property; Living area reported as 704
• Construction: CBS construction; Other type roof
• Exterior features: Screened porch; Porch; Asphalt road surface; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main/lower level
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Has heating (other); Wall/window cooling units; Ceiling/paddle fan(s)
• Interior features: Blinds on the windows; Unfurnished
• Laundry & utility: Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $94k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $88k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: Boca Raton Elementary School (math 47% / reading 52%, grade D, #1,088 of 2,144 statewide, top 53%, 365 students, 62% 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).
• Market conditions: Rents rising fast (+4.6%/yr); 475 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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 $650 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $18k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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: 2.34% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.53%
• DSCR: 2.18
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 1.98×
• Total profit: $25,681
• Equity at exit: $14,016

10-year hold

• IRR: 32.5%
• Equity multiple: 4.28×
• Total profit: $86,354
• Equity at exit: $8,127

Cash invested: $26,320 (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 33432

• Rents YoY: 4.6%
• Active inventory: 475
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$493
• Tax from tax record: −$104 /mo · $1,245/yr
• Insurance: −$39
• HOA: −$522
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $582

Break-even live

Break-even rent $1,466

Max offer price $94,000

Occupancy floor 69%

Sensitivity live

Price	-10% $635	-5% $608	+0% $582	+5% $555	+10% $529
Rent	-10% $408	-5% $495	+0% $582	+5% $669	+10% $756
Rate	-1.0pp $629	-0.5pp $606	base $582	+0.5pp $557	+1.0pp $533

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 SE 13th St Unit A2 Boca Raton, FL	1.0	1.0	704	$1,600	$2.27	25d	1	0.01mi
1361 S Federal Hwy Boca Raton, FL	1.0	1.0	750	$2,324	$3.10	8d	1	0.07mi
50 SE 12th St #1520 Boca Raton, FL	1.0	1.0	675	$1,750	$2.59	20d	1	0.08mi
100 SW 14th St Boca Raton, FL	1.0–3.0	1.0–2.0	917	$1,713	$1.87	3d	1	0.18mi
101 SW 12th St Boca Raton, FL	1.0	1.0	575	$1,848	$3.21	0d	10	0.19mi
101 E Camino Real Boca Raton, FL	3.0	1.0–2.5	1077	$4,312	$4.00	0d	7	0.29mi
33 SE 8th St Boca Raton, FL	2.0	1.0–2.0	816	$2,884	$3.53	0d	19	0.35mi
298 SW 6th St #204 Boca Raton, FL	1.0	1.5	735	$1,875	$2.55	0d	1	0.48mi
431 W Camino Real Boca Raton, FL	1.0	1.0	600	$1,925	$3.21	0d	3	0.49mi
1075 Spanish River Rd Unit 7 Boca Raton, FL	1.0	1.0	500	$4,975	$9.95	25d	1	0.67mi
131 S Federal Hwy Boca Raton, FL	1.0–2.0	1.0–2.0	778	$2,149	$2.76	0d	13	0.72mi
9 Plaza Real S Boca Raton, FL	2.0	1.0–2.0	795	$3,285	$4.13	0d	13	0.79mi
550 SW 2nd St #125 Boca Raton, FL	1.0	1.0	374	$2,195	$5.87	0d	1	0.84mi
320 W Palmetto Park Rd Boca Raton, FL	3.0	1.0–3.0	1213	$2,697	$2.22	0d	27	0.84mi
200 E Royal Palm Rd #4080 Boca Raton, FL	1.0	1.5	733	$2,499	$3.41	25d	1	0.84mi
333 E Palmetto Park Rd Boca Raton, FL	1.0–3.0	1.0–2.5	1431	$3,148	$2.20	0d	26	1.03mi
55 NE Spanish Trl #1030 Boca Raton, FL	1.0	1.0	584	$2,400	$4.11	25d	1	1.20mi
201 S Ocean Blvd Unit 7 Boca Raton, FL	—	1.0	600	$2,000	$3.33	15d	1	1.30mi
201 S Ocean Blvd Apt 2 Boca Raton, FL	—	1.0	600	$2,000	$3.33	25d	1	1.30mi
3096 Cadiz Rd Boca Raton, FL	1.0	1.0	750	$2,700	$3.60	25d	1	1.32mi
1932 NE 7th St #1 Deerfield Beach, FL	1.0	1.0	600	$2,099	$3.50	25d	1	1.34mi
1938 NE 7th St #5 Deerfield Beach, FL	—	1.0	450	$1,700	$3.78	8d	1	1.34mi
373 NW 4th Diagonal Boca Raton, FL	1.0	1.0	600	$1,793	$2.99	23d	1	1.37mi
505 NE 20th Ave Deerfield Beach, FL	1.0–3.0	1.0–2.0	1227	$1,975	$1.61	8d	2	1.43mi
1973 NE 4th St Deerfield Beach, FL	1.0	1.0	500	$1,800	$3.60	25d	1	1.49mi
1930 NE 4th St #7 Deerfield Beach, FL	—	1.0	500	$1,650	$3.30	20d	1	1.49mi

HOA detail condo

• Monthly dues: $522 · $6,264/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $94,000 Active 88 DOM
2. 2026-06-18
   days on market $94,000 Active 85 DOM
3. 2026-06-17
   days on market $94,000 Active 84 DOM
4. 2026-06-16
   days on market $94,000 Active 83 DOM
5. 2026-06-15
   days on market $94,000 Active 82 DOM
6. 2026-06-13
   days on market $94,000 Active 80 DOM
7. 2026-06-09
   days on market $94,000 Active 76 DOM
8. 2026-06-08
   days on market $94,000 Active 75 DOM
9. 2026-06-07
   days on market $94,000 Active 74 DOM
10. 2026-06-04
    days on market $94,000 Active 71 DOM
11. 2026-06-03
    days on market $94,000 Active 70 DOM
12. 2026-06-02
    days on market $94,000 Active 69 DOM
13. 2026-06-01
    days on market $94,000 Active 68 DOM
14. 2026-05-31
    days on market $94,000 Active 67 DOM
15. 2026-05-21
    price $94,000
16. 2026-05-05
    price $99,000
17. 2026-04-04
    price $104,900
18. 2026-03-22
    listed $112,000 Active
19. 2021-06-16
    soldstatus $100,000
20. 2003-12-19
    soldstatus $51,500
21. 2003-12-16
    soldstatus $51,500 222-char remark

    Show marketing remark (222 chars)

    DELIGHTFUL 1/1 IN DOWNTOWN BOCA,SCREENED PATIO, WELL MAINTAINED COMPLEX W/HEATED POOL, CLUBHOUSE, SHUFFLEBOARD & LOW MAINTENANCE. WALK TO BANKS SHOPPING, CHURCH, & GROCERY- IMMACULATE-FURN. INCLUDED-I MILE TO BEACH

22. 2003-11-20
    historical 222-char remark

    Show marketing remark (222 chars)

    DELIGHTFUL 1/1 IN DOWNTOWN BOCA,SCREENED PATIO, WELL MAINTAINED COMPLEX W/HEATED POOL, CLUBHOUSE, SHUFFLEBOARD & LOW MAINTENANCE. WALK TO BANKS SHOPPING, CHURCH, & GROCERY- IMMACULATE-FURN. INCLUDED-I MILE TO BEACH

23. 2003-06-05
    listed $54,900 222-char remark

    Show marketing remark (222 chars)

    DELIGHTFUL 1/1 IN DOWNTOWN BOCA,SCREENED PATIO, WELL MAINTAINED COMPLEX W/HEATED POOL, CLUBHOUSE, SHUFFLEBOARD & LOW MAINTENANCE. WALK TO BANKS SHOPPING, CHURCH, & GROCERY- IMMACULATE-FURN. INCLUDED-I MILE TO BEACH

ⓘ 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: $1,245 · $104/mo
• Projected year-2 tax: $1,245 · $104/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 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $26,426
• − Mortgage interest: −$5,265
• − Property taxes: −$1,245
• − Insurance: −$470
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − HOA: −$6,264
• − Depreciation: −$2,735
• Taxable income: $6,219
• Est. tax owed @ 24.0%: −$1,492
• After-tax cash flow: $5,490/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

• Census place: Boca Raton, FL
• County: Palm Beach County · 1,438,312 people
• City population: 250,102
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 21,834
• Household income: $107,045
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1461.0

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% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 3%
• Common ancestry: Scotch-Irish 4% Subsaharan African 4% Romanian 4%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 13% Other Indo-European 3% 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: ▼ -565.03%
• Current HPI: 391.7799
• Rent YoY: ▲ 4.56%
• 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

+71.2% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $94,000 Beaches MLS
• 2026-05-05 Price Changed $99,000 Beaches MLS
• 2026-04-04 Price Changed $104,900 Beaches MLS
• 2026-03-22 Listed $112,000 Beaches MLS
• 2021-06-16 Sold (Public Records) $100,000 Public Records
• 2003-12-19 Sold (Public Records) $51,500 Public Records
• 2003-12-16 Sold (MLS) $51,500 Beaches MLS
• 2003-11-20 Listing Removed — Beaches MLS
• 2003-06-05 Listed $54,900 Beaches MLS

Property tax history

+11.3%/yr

Latest (2025): $1,245 · +3.9% YoY. Source: county tax records.