6797 Willow Wood Dr #6056 · Boca Raton, FL 33434

$249,000

2 bd · 2.0 ba · 1,054 sqft · Condo public records · 6 Days on market

Built 1981 $941/mo HOA · 24% of rent

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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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 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

Move right into this meticulous 2 BR, 2 BTH condo with stunning and expansive golf and lake views. This property is furnished, turn-key and ready for you to enjoy the #1 Boca West Country Club lifestyle. Imagine life inside the Nation's #1 Private Residential Country Club Lifestyle offering resort-style living. PLAY our 4 Golf courses, 27 Tennis courts and 14 Pickleball courts; SHOP our retail store, golf and tennis pro shops, DINE in our 10 dining venues. Spend the day RELAXING at our 5-star fitness center, pool, spa and salon. ENJOY endless activities & stellar service. Mandatory Joining Fee: $150,000, BWMA Cap Contribution: $10,000, Annual Social Dues: $24,454. Club's Joining fee

Key facts

• $941 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Association covers cable TV, internet, water, sewer, trash, common area maintenance, elevator, roof repairs, pool service
• Financial info: Pets not allowed
• HOA & community: Homeowners association with monthly fee; Association amenities include: Pool, spa/hot tub, fitness center, clubhouse, tennis courts, pickleball courts, basketball court, bocce ball, putting green, golf course, game room, billiard room, cafe/restaurant, business center, library, lobby, manager on site, security, gated access, elevators, parking, trash chute, car wash area, dog park, playground, park, picnic area, trails, sidewalks, street lights, internet included, pool service, roof repairs, maintenance of grounds

Exterior

• Parking: Deeded parking; Guest parking; One parking space
• Security: Gated community with guard; Fire alarm; Fire sprinkler system; Smoke detectors; Security patrol
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Resale; Faces east; 8-story building
• Construction: CBS construction; Tar and gravel roof; Building area listed from plans
• Exterior features: Pergola; Waterfront property (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Ceramic tile; Tile; Wood
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Split bedroom layout; Furnished; Double-hung metal and sliding windows
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $249k).
• Cap rate 9.2% 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); Omni Middle School (math 66% / reading 66%, grade A-, #93 of 571 statewide, top 16%, 1,128 students, 29% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% FRL) — zoned schools average 26% FRL vs 52% district-wide (26 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 (+17 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; 24 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).
• At $3,866/mo this rent would consume 60% of the median local household income ($77k/yr) (locally 812% 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 $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $249k implies a 193% gain — meaningful room to come down on a strong offer.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.55% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 5.4

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-5,702
• Equity at exit: $37,127

10-year hold

• IRR: 5.9%
• Equity multiple: 1.41×
• Total profit: $28,610
• Equity at exit: $21,529

Cash invested: $69,720 (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: 5.4×

Monthly cashflow live

• Estimated rent: $3,866 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$104
• HOA: −$941
• Vacancy / Maint / Mgmt: −$812
• Net cashflow: $608

Break-even live

Break-even rent $3,097

Max offer price $249,000

Occupancy floor 79%

Sensitivity live

Price	-10% $749	-5% $678	+0% $608	+5% $537	+10% $467
Rent	-10% $302	-5% $455	+0% $608	+5% $761	+10% $913
Rate	-1.0pp $733	-0.5pp $671	base $608	+0.5pp $543	+1.0pp $478

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6797 Willow Wood Dr #6034 Boca Raton, FL	2.0	2.0	1260	$4,900	$3.89	25d	1	0.04mi
6805 Willow Wood Dr #5042 Boca Raton, FL	2.0	2.0	1260	$5,500	$4.37	22d	1	0.09mi
7067 Rain Forest Dr Boca Raton, FL	2.0	2.0	1271	$3,000	$2.36	25d	1	0.45mi
23392 Country Club Dr Boca Raton, FL	3.0	2.0	1200	$3,500	$2.92	0d	1	0.66mi
10235 Entrada Pl Boca Raton, FL	1.0–3.0	1.0–2.0	952	$2,358	$2.48	0d	27	0.70mi
3205 Bridgewood Dr #3205 Boca Raton, FL	2.0	2.5	1400	$3,200	$2.29	25d	1	0.70mi
3604 Bridgewood Dr Boca Raton, FL	2.0	2.5	1400	$2,450	$1.75	25d	1	0.81mi
3509 NW 25th Way Boca Raton, FL	3.0	2.0	1427	$5,200	$3.64	25d	1	0.83mi
3705 Bridgewood Dr Boca Raton, FL	2.0	2.0	1400	$3,500	$2.50	25d	1	0.88mi
2404 Bridgewood Dr Boca Raton, FL	2.0	2.5	1400	$4,700	$3.36	25d	1	0.94mi
19809 Boca West Dr Unit 4043 Boca Raton, FL	2.0	2.0	1400	$3,100	$2.21	25d	1	0.99mi
20889 Saint Andrews Blvd Boca Raton, FL	2.0	2.0	1200	$3,090	$2.58	21d	1	1.00mi
1405 Bridgewood Dr Unit 1405 Boca Raton, FL	2.0	2.5	1400	$3,000	$2.14	22d	1	1.00mi
1405 Bridgewood Dr Unit 1405 Boca Raton, FL	2.0	2.5	1400	$3,100	$2.21	25d	1	1.00mi
19550 Sawgrass Dr #2102 Boca Raton, FL	2.0	2.0	1460	$5,500	$3.77	25d	1	1.00mi
7738 Lakeside Blvd #373 Boca Raton, FL	2.0	2.0	1050	$2,200	$2.10	25d	1	1.02mi
20901 St Andrews Blvd Boca Raton, FL	1.0–3.0	1.0–3.0	1356	$3,100	$2.29	11d	1	1.04mi
6079 Town Colony Dr Boca Raton, FL	1.0–2.0	1.0–2.0	902	$3,188	$3.53	0d	18	1.06mi
7835 Lakeside Blvd #946 Boca Raton, FL	2.0	2.0	1050	$3,800	$3.62	6d	1	1.11mi
7754 Lakeside Blvd #483 Boca Raton, FL	2.0	2.0	1050	$2,700	$2.57	3d	1	1.15mi
7754 Lakeside Blvd #446 Boca Raton, FL	2.0	2.0	1050	$3,500	$3.33	25d	1	1.15mi
5881 Town Bay Dr Boca Raton, FL	1.0–3.0	1.0–2.0	1050	$2,902	$2.76	0d	24	1.42mi
445 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,550	$1.89	8d	1	1.48mi
445 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,575	$1.92	25d	1	1.48mi

HOA detail condo

• Monthly dues: $941 · $11,292/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-13
   days on market $249,000 Pending 6 DOM
2. 2026-05-11
   status Pending
3. 2026-05-08
   listed $249,000 Active
4. 2002-08-06
   soldstatus $85,000
5. 1991-12-27
   soldstatus $83,000

ⓘ 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: $1,153 · $96/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$914/yr (+$76/mo · 79.3%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,398
• − Mortgage interest: −$13,948
• − Property taxes: −$1,153
• − Insurance: −$1,245
• − Repairs & maintenance: −$3,712
• − Management: −$3,712
• − HOA: −$11,292
• − Depreciation: −$7,244
• Taxable income: $4,093
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $6,313/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

+200.0% since first listed

4 events — show timeline

• 2026-05-11 Pending — Beaches MLS
• 2026-05-08 Listed $249,000 Beaches MLS
• 2002-08-06 Sold (Public Records) $85,000 Public Records
• 1991-12-27 Sold (Public Records) $83,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,153 · +11.4% YoY. Source: county tax records.