8410 Casa Del Lago Unit 20-a · Boca Raton, FL 33433

$279,000

3 bd · 2.0 ba · 1,411 sqft · Condo · 62 Days on market

Built 1978 Good condition $730/mo HOA · 23% of rent ↓ 5% since listing

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Why this score? — see what drove the D 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 +10.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• DSCR +2.9/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

RARELY AVAILABLE Beautiful first-floor corner unit offering 3 bedrooms in the desirable Boca Lago community. This move-in-ready home features a spacious split-bedroom floor plan, providing both comfort and privacy. Enjoy the added benefit of a private side patio—perfect for outdoor dining and entertaining. The building's roof was replaced in 2025, and all assessments have been paid in full, offering peace of mind to the next owner. Ideally located just steps from the community pool and within minutes of shopping, dining, and everyday conveniences. Located in a 55+ gated community, residents have the option to join the Boca Lago Country Club, though membership is not mandatory.

Key facts

• $730 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Resale property
• Financial info: Community contains 298 units; No pets allowed
• HOA & community: Has association (The Fairways of Boca Lago Condominium Association; Boca Lago Property Owners Association); Association amenities include parking, pool, community room, security; HOA fee: $730 monthly; HOA fees cover cable TV, insurance, internet, grounds maintenance, structure maintenance, security, common areas, roof repairs, and pool service

Exterior

• Parking: Assigned parking; Guest parking; Open parking (1 space total)
• Security: Gated community with guard; Security gate; Security patrol; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water available; Sewer available
• Home design: Condominium; One level; Entry level: 1; Faces north; Waterfront
• Construction: Stucco/CBS construction; Barrel roof; 2-story building (unit located in Building 20)
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Electric cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Laminate; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Entrance foyer; Walk-in closets; Split bedroom layout; Three-way split bedroom layout
• Laundry & utility: Laundry closet; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $279k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (8.0% below list).
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $257k (8.0% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: Del Prado Elementary School (math 78% / reading 78%, grade A, #149 of 2,144 statewide, top 8%, 712 students, 26% 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 67% at this address vs 50% district-wide (+18 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 flat; 436 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $3,169/mo this rent would consume 45% of the median local household income ($84k/yr) (locally 2900% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 62 days — a 6% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,608 (8.0% 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 62 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.14% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.20×
• Total profit: $-62,861
• Equity at exit: $41,600

10-year hold

• IRR: -36.2%
• Equity multiple: -0.25×
• Total profit: $-97,667
• Equity at exit: $24,123

Cash invested: $78,120 (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 33433

• Rents YoY: 0.3%
• Active inventory: 436
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,169 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$730
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $-155

Break-even live

Break-even rent $3,365

Max offer price $256,608

Occupancy floor 100%

Sensitivity live

Price	-10% $38	-5% $-58	+0% $-155	+5% $-251	+10% $-348
Rent	-10% $-405	-5% $-280	+0% $-155	+5% $-30	+10% $96
Rate	-1.0pp $-14	-0.5pp $-84	base $-155	+0.5pp $-227	+1.0pp $-301

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21214 Lago Cir Unit 8f Boca Raton, FL	2.0	2.0	1216	$4,200	$3.45	25d	1	0.07mi
8425 Casa del Lago Unit C Boca Raton, FL	2.0	2.0	1216	$2,100	$1.73	23d	1	0.08mi
21643 Cypress Rd Unit 14C Boca Raton, FL	2.0	2.5	1426	$2,590	$1.82	4d	1	0.19mi
8045 Eastlake Dr Unit 1-G Boca Raton, FL	2.0	2.0	1216	$2,750	$2.26	25d	1	0.22mi
7911 Eastlake Dr Unit H Boca Raton, FL	2.0	2.0	1216	$2,200	$1.81	25d	1	0.23mi
8334 Cypress Ln Unit 1A Boca Raton, FL	2.0	2.0	1216	$3,000	$2.47	25d	1	0.24mi
21270 Via Eden Boca Raton, FL	3.0	2.5	1812	$3,400	$1.88	9d	1	0.31mi
7944 Eastlake Dr Unit D Boca Raton, FL	2.0	2.0	1216	$2,100	$1.73	25d	1	0.31mi
8534 Via D Oro Boca Raton, FL	3.0	2.0	1866	$5,500	$2.95	5d	1	0.31mi
8534 Via D Oro Boca Raton, FL	3.0	2.0	1866	$5,500	$2.95	20d	1	0.31mi
8436 Cypress Ln Unit 7d Boca Raton, FL	2.0	2.0	1216	$2,450	$2.01	16d	1	0.32mi
8436 Cypress Ln Unit 7d Boca Raton, FL	2.0	2.0	1216	$2,450	$2.01	18d	1	0.32mi
21115 Via Eden Boca Raton, FL	3.0	2.5	1553	$3,500	$2.25	25d	1	0.41mi
21922 Cypress Dr Boca Raton, FL	2.0	2.0	1607	$3,800	$2.36	9d	1	0.41mi
21102 Via Eden Boca Raton, FL	3.0	2.5	1702	$3,250	$1.91	19d	1	0.42mi
21411 Juego Cir Unit 32b Boca Raton, FL	2.0	2.0	1216	$1,950	$1.60	25d	1	0.43mi
21542 Juego Cir Unit 27H Boca Raton, FL	2.0	2.0	1216	$2,400	$1.97	0d	1	0.43mi
8320 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,400	$2.02	6d	1	0.45mi
8320 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,500	$2.07	22d	1	0.45mi
8272 Via Serena Boca Raton, FL	3.0	2.5	1553	$3,300	$2.12	16d	1	0.46mi
21925 Mizner Way Boca Raton, FL	2.0–3.0	2.0	1302	$2,705	$2.08	0d	17	0.47mi
21362 Juego Cir Unit 33f Boca Raton, FL	2.0	2.0	1216	$3,500	$2.88	25d	1	0.47mi
8289 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,300	$1.96	13d	1	0.48mi
8289 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,300	$1.96	25d	1	0.48mi
21018 Via Eden Boca Raton, FL	3.0	2.5	1552	$3,350	$2.16	25d	1	0.48mi
21866 Cypress Cir Unit 31e Boca Raton, FL	2.0	2.0	1216	$2,600	$2.14	5d	1	0.49mi
21650 Juego Cir Unit 24b Boca Raton, FL	2.0	2.0	1216	$3,000	$2.47	25d	1	0.51mi
21583 Villa Nova Dr Boca Raton, FL	3.0	2.0	1620	$4,500	$2.78	6d	1	0.53mi
21583 Villa Nova Dr Boca Raton, FL	3.0	2.0	1620	$4,650	$2.87	25d	1	0.53mi
8588 Bella Vista Dr Boca Raton, FL	2.0	2.0	1332	$2,999	$2.25	25d	1	0.62mi
21535 Cypress Hammock Dr Unit 36J Boca Raton, FL	2.0	2.0	1266	$2,200	$1.74	25d	1	0.65mi
20886 Vinesta Cir Unit 313 Boca Raton, FL	2.0	2.0	1332	$1,800	$1.35	25d	1	0.67mi
20867 Wendall Ter Boca Raton, FL	2.0	1.5	908	$1,800	$1.98	25d	1	0.67mi
8744 Bella Vista Dr Boca Raton, FL	2.0	2.0	1332	$2,100	$1.58	6d	1	0.67mi
8895 Old Pine Rd Boca Raton, FL	3.0	2.0	1488	$4,500	$3.02	12d	1	0.68mi
21529 Cypress Hammock Dr Unit 35J Boca Raton, FL	2.0	2.0	1266	$2,395	$1.89	13d	1	0.68mi
8729 Chevy Chase Dr Boca Raton, FL	2.0	2.0	1332	$2,000	$1.50	25d	1	0.70mi
8732 Bella Vista Dr #42 Boca Raton, FL	2.0	2.0	908	$1,900	$2.09	25d	1	0.72mi
21500 Cypress Hammock Dr Unit 38C Boca Raton, FL	2.0	2.0	1266	$2,500	$1.97	25d	1	0.74mi
7755 Kenway Pl E Boca Raton, FL	3.0	2.0	1625	$3,675	$2.26	20d	1	0.75mi

HOA detail condo

• Monthly dues: $730 · $8,760/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-08
   status $279,000 Pending 62 DOM
2. 2026-06-07
   days on market $279,000 Active 62 DOM
3. 2026-06-04
   days on market $279,000 Active 59 DOM
4. 2026-06-03
   days on market $279,000 Active 58 DOM
5. 2026-06-02
   days on market $279,000 Active 57 DOM
6. 2026-06-01
   days on market $279,000 Active 56 DOM
7. 2026-05-31
   days on market $279,000 Active 55 DOM
8. 2026-04-27
   price $299,000
9. 2026-04-06
   listed $315,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 25 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: $38,026
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,042
• − Management: −$3,042
• − HOA: −$8,760
• − Depreciation: −$8,116
• Taxable loss: −$6,143
• Est. tax savings @ 24.0%: +$1,474
• After-tax cash flow: $-383/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in-ready condo in Boca Lago offers a spacious split-bedroom floor plan with a private patio and new roof, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the kitchen backsplash — A new backsplash can modernize the kitchen and add value
• Both Landscaping the patio — A well-maintained patio can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the kitchen backsplash — A new backsplash can modernize the kitchen and add value ↑
• Both Landscaping the patio — A well-maintained patio can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 47,005
• Household income: $84,091
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 2900.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 15% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2% Dominican 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Russian 3%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 15% Other Indo-European 10% Russian/Polish/Slavic 3%

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: ▼ -227.85%
• Current HPI: 306.738
• Rent YoY: ▲ 0.33%
• 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

-5.1% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $299,000 Beaches MLS
• 2026-04-06 Listed $315,000 Beaches MLS