2075 Cornwall D #2075 · Boca Raton, FL 33434

$119,500

2 bd · 1.5 ba · 861 sqft · Condo public records · 99 Days on market

Built 1979 $523/mo HOA · 26% of rent

---

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 +22.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 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

LOVELY SECOND FLOOR, 2 BEDROOM CONDO, 1 FULL BATH AND GUEST 1/2 BATH IN CENTURY VILLAGE. RELAXING LONG LAKE VIEWS FROM SCREENED AND TILED BALCONY WITH ROLL DOWN SHUTTERS AND STORAGE CLOSET. FRESHLY PAINTED IN NEUTRAL COLOR PLUS NEW BERBER CARPET. WALK IN CLOSET IN MASTER BEDROOM. TASTEFULLY FURNISHED AND READY FOR NEW OWNER! ACTIVE COMMUNITY WITH LOADS OF AMENTITIES AND ACTIVITIES. GREAT BOCA RATON LOCATION! MAKE THIS YOUR WINTER RETREAT OR YEAR ROUND HOME! BRAND NEW A/C UNIT INSTALLED

Key facts

• Lake views
• Walk-in closet
• Screened balcony

Tags

• LAKE VIEWS
• SCREENED BALCONY
• STORAGE CLOSET
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Other: Senior community; Directions and community access information available
• Financial info: Land lease details listed but not active (land lease flag indicates No); Pets allowed with possible restrictions
• HOA & community: Association: CENTURY VILLAGE BOCA RATON; Monthly association fee; Association amenities include clubhouse, jogging path, storage, courtesy bus, pickleball courts, and maintenance; Association fee covers grounds and structure maintenance, sewer, trash, water, common areas, elevator, roof repairs, and recreation facility

Exterior

• Parking: Assigned parking; Gravel parking surface; 1 open parking space (1 total parking)
• Security: Security guard; Other security features
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water available
• Home design: Condominium; Resale property; Faces east; Building D in a 4-story community; Entrance level information not specified
• Construction: Other construction materials; Building area reported as 1,008 (living area 880)
• Exterior features: Waterfront (no specific waterfront features listed); Shingle roof

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Laminate; Wood; Other
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Walk-in closet(s); Dome kitchen; Blinds
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 25d 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 $826 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 99 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $60k; list at $120k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $108,745 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.66% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 5.0

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-8,628
• Equity at exit: $17,818

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $945
• Equity at exit: $10,332

Cash invested: $33,460 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$627
• Tax from tax record: −$164 /mo · $1,967/yr
• Insurance: −$50
• HOA: −$523
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $200

Break-even live

Break-even rent $1,726

Max offer price $119,500

Occupancy floor 85%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,100	$2.39	15d	1	0.03mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,300	$2.61	24d	1	0.03mi
3082 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,550	$1.76	19d	1	0.03mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	24d	1	0.04mi
4085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,650	$1.88	24d	1	0.05mi
3085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,699	$1.93	24d	1	0.05mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	2d	1	0.05mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	24d	1	0.05mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	2d	1	0.05mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	24d	1	0.05mi
4079 Cornwall Dr Unit 4079 Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	24d	1	0.06mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	24d	1	0.10mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	24d	1	0.11mi
4043 Cornwall C #4043 Boca Raton, FL	2.0	1.5	861	$2,450	$2.85	24d	1	0.13mi
2043 Cornwall C #2043 Boca Raton, FL	2.0	1.5	861	$1,800	$2.09	24d	1	0.13mi
1043 Cornwall C Boca Raton, FL	2.0	1.5	861	$1,795	$2.08	15d	1	0.13mi
4067 Ainslie Dr #4067 Boca Raton, FL	2.0	1.5	861	$1,815	$2.11	24d	1	0.13mi
1067 Cornwall D Boca Raton, FL	1.0	1.5	751	$1,600	$2.13	24d	1	0.14mi
1015 Cornwall Dr Unit 1015 Boca Raton, FL	2.0	1.5	885	$1,795	$2.03	24d	1	0.14mi
3037 Cornwall B Boca Raton, FL	2.0	1.5	861	$3,000	$3.48	15d	1	0.14mi
321 Dorset Dr Boca Raton, FL	1.0	1.5	720	$1,590	$2.21	24d	1	0.16mi
335 Brighton Dr Unit 335 Boca Raton, FL	2.0	1.5	840	$1,990	$2.37	24d	1	0.17mi
277 Brighton G Boca Raton, FL	2.0	1.5	840	$1,850	$2.20	4d	1	0.18mi
314 Brighton H Unit H Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	14d	1	0.18mi
251 Brighton F Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.18mi
129 Brighton D Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	24d	1	0.18mi
365 Brighton I Boca Raton, FL	2.0	1.5	840	$1,999	$2.38	24d	1	0.18mi
84 Brighton B Boca Raton, FL	2.0	1.5	840	$1,600	$1.90	24d	1	0.18mi
365 Brighton I Unit 365 Boca Raton, FL	2.0	1.5	840	$1,899	$2.26	24d	1	0.18mi
359 Brighton I Unit I Boca Raton, FL	1.0	1.5	735	$1,550	$2.11	24d	1	0.18mi
251 Brighton Dr Unit 251 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	8d	1	0.19mi
156 Brighton Dr Unit 156 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	24d	1	0.19mi
22 Brighton Dr Unit 22 Boca Raton, FL	1.0	1.0	600	$1,300	$2.17	8d	1	0.22mi
3049 Wolverton C #3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	8d	1	0.23mi
4070 Exeter D Boca Raton, FL	2.0	1.5	861	$1,600	$1.86	24d	1	0.24mi
2027 Exeter B Boca Raton, FL	2.0	1.5	861	$1,650	$1.92	24d	1	0.24mi
4042 Exeter C Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	24d	1	0.25mi
1047 Exeter C Boca Raton, FL	2.0	1.5	880	$1,850	$2.10	21d	1	0.25mi
4039 Exeter C Boca Raton, FL	2.0	1.5	880	$1,500	$1.70	24d	1	0.25mi
119 Dorset Dr Unit 119 Boca Raton, FL	1.0	1.0	600	$1,400	$2.33	24d	1	0.25mi

HOA detail condo

• Monthly dues: $523 · $6,276/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $119,500 Active 99 DOM
2. 2026-06-17
   days on market $119,500 Active 98 DOM
3. 2026-06-16
   days on market $119,500 Active 97 DOM
4. 2026-06-15
   days on market $119,500 Active 96 DOM
5. 2026-06-13
   days on market $119,500 Active 94 DOM
6. 2026-06-09
   days on market $119,500 Active 90 DOM
7. 2026-06-08
   days on market $119,500 Active 89 DOM
8. 2026-06-07
   days on market $119,500 Active 88 DOM
9. 2026-06-04
   days on market $119,500 Active 85 DOM
10. 2026-06-03
    days on market $119,500 Active 84 DOM
11. 2026-06-02
    days on market $119,500 Active 83 DOM
12. 2026-06-01
    days on market $119,500 Active 82 DOM
13. 2026-05-31
    days on market $119,500 Active 81 DOM
14. 2026-05-12
    price $119,500
15. 2026-02-26
    listed $125,000 Active
16. 2014-04-28
    soldstatus $60,000
17. 2014-04-16
    soldstatus $60,000 Sold 491-char remark

    Show marketing remark (491 chars)

    LOVELY SECOND FLOOR, 2 BEDROOM CONDO, 1 FULL BATH AND GUEST 1/2 BATH IN CENTURY VILLAGE. RELAXING LONG LAKE VIEWS FROM SCREENED AND TILED BALCONY WITH ROLL DOWN SHUTTERS AND STORAGE CLOSET. FRESHLY PAINTED IN NEUTRAL COLOR PLUS NEW BERBER CARPET. WALK IN CLOSET IN MASTER BEDROOM. TASTEFULLY FURNISHED AND READY FOR NEW OWNER! ACTIVE COMMUNITY WITH LOADS OF AMENTITIES AND ACTIVITIES. GREAT BOCA RATON LOCATION! MAKE THIS YOUR WINTER RETREAT OR YEAR ROUND HOME! BRAND NEW A/C UNIT INSTALLED

18. 2014-01-23
    listed $59,900 Active 491-char remark

    Show marketing remark (491 chars)

    LOVELY SECOND FLOOR, 2 BEDROOM CONDO, 1 FULL BATH AND GUEST 1/2 BATH IN CENTURY VILLAGE. RELAXING LONG LAKE VIEWS FROM SCREENED AND TILED BALCONY WITH ROLL DOWN SHUTTERS AND STORAGE CLOSET. FRESHLY PAINTED IN NEUTRAL COLOR PLUS NEW BERBER CARPET. WALK IN CLOSET IN MASTER BEDROOM. TASTEFULLY FURNISHED AND READY FOR NEW OWNER! ACTIVE COMMUNITY WITH LOADS OF AMENTITIES AND ACTIVITIES. GREAT BOCA RATON LOCATION! MAKE THIS YOUR WINTER RETREAT OR YEAR ROUND HOME! BRAND NEW A/C UNIT INSTALLED

19. 1992-07-01
    soldstatus $60,500

ⓘ 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: $1,967 · $164/mo
• Projected year-2 tax: $1,967 · $164/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: $23,743
• − Mortgage interest: −$6,694
• − Property taxes: −$1,967
• − Insurance: −$598
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − HOA: −$6,276
• − Depreciation: −$3,476
• Taxable income: $933
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,172/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

+97.5% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $119,500 Beaches MLS
• 2026-02-26 Listed $125,000 Beaches MLS
• 2014-04-28 Sold (Public Records) $60,000 Public Records
• 2014-04-16 Sold (MLS) $60,000 MARMLS
• 2014-01-23 Listed $59,900 MARMLS
• 1992-07-01 Sold (Public Records) $60,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,967 · -3.7% YoY. Source: county tax records.