385 Fanshaw Unit J · Boca Raton, FL 33434

$115,000

1 bd · 1.0 ba · 585 sqft · Condo public records · 545 Days on market

Built 1980 $369/mo HOA · 22% 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 +20.4/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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

TILED KITCHEN AND DINING AREA. LAKE VIEWS FURNISHED OR UNFURNISHED SAME PRICE. SERVICE CONTRACT ON ALL APPLIANCES AND A/C CAN BE TRANSFERED. ACTIVE CLUBHOUSE WITH FITNESS AREA. LIVE ENTERTAINMENT, MOVIES, CLUBS, TENNIS, 2 OLYMPIC POOLS. AS IS CONTRACT FOR CONVIENCE OF SELLER. ROOM SIZES APPROXIMATE.

Key facts

• Fitness center
• Billiards
• Lake view

Tags

• FIRST FLOOR ENTRANCE
• LAKE VIEW
• INDOOR AND OUTDOOR POOLS
• FITNESS CENTER
• BILLIARDS
• GAME ROOM

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with conditions and possible restrictions
• HOA & community: Monthly association fees (two entries listed): $369 and $276; Association fees include amenities; Community clubhouse; Senior community

Exterior

• Parking: Assigned parking (one space)
• Security: Gated/fenced complex; Security guard; Smoke detectors
• Utilities: Cable available
• Home design: Attached property; 3-story building; Entry on level 1
• Construction: Block construction; Year built not specified
• Exterior features: No notable exterior features listed; Complex is fenced; On-site security guard; Smoke detectors

Interior

• Bedrooms: Bedroom located on main level
• Bathrooms: 1 full bathroom
• Interior features: First-floor entry; Elevator; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: schools A+, employment A+, health & safety A+; 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.
• Market conditions: Rents rising (+1.8%/yr); 418 active listings in the ZIP; 39 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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.

Negotiation context

• It's been on market 545 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 545 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.45% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 5.7

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-10,873
• Equity at exit: $17,147

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-4,136
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$603
• Tax from tax record: −$151 /mo · $1,811/yr
• Insurance: −$48
• HOA: −$369
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $149

Break-even live

Break-even rent $1,482

Max offer price $115,000

Occupancy floor 86%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Fanshaw C Unit 119 Boca Raton, FL	1.0	1.0	585	$1,299	$2.22	24d	1	0.03mi
147 Fanshaw D Boca Raton, FL	1.0	1.0	601	$1,350	$2.25	24d	1	0.03mi
454 Fanshaw K Unit K Boca Raton, FL	1.0	1.5	715	$1,500	$2.10	14d	1	0.05mi
96 Fanshaw C Boca Raton, FL	1.0	1.5	702	$1,650	$2.35	14d	1	0.05mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	7d	1	0.19mi
82 Fanshaw Dr Unit 82 Boca Raton, FL	1.0	1.5	702	$1,250	$1.78	24d	1	0.27mi
4014 Newcastle A Unit A Boca Raton, FL	1.0	1.5	738	$1,495	$2.03	24d	1	0.35mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	24d	1	0.42mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	24d	1	0.43mi
86 Mansfield C Unit C Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	11d	1	0.43mi
534 Mansfield M #534 Boca Raton, FL	1.0	1.5	715	$1,300	$1.82	24d	1	0.43mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	1d	1	0.45mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	24d	1	0.45mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	2d	1	0.45mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	24d	1	0.45mi
321 Dorset Dr Boca Raton, FL	1.0	1.5	720	$1,590	$2.21	24d	1	0.47mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	24d	1	0.48mi
119 Dorset Dr Unit 119 Boca Raton, FL	1.0	1.0	600	$1,400	$2.33	24d	1	0.49mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,350	$2.25	7d	1	0.50mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,450	$2.42	22d	1	0.50mi
457 Mansfield I Unit 457 Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	2d	1	0.50mi
517 Mansfield M Unit 517 Boca Raton, FL	1.0	1.5	715	$1,550	$2.17	24d	1	0.56mi
474 Mansfield L Unit L Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	10d	1	0.56mi
359 Brighton I Unit I Boca Raton, FL	1.0	1.5	735	$1,550	$2.11	24d	1	0.59mi
129 Brighton D Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	24d	1	0.59mi
251 Brighton Dr Unit 251 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	7d	1	0.62mi
156 Brighton Dr Unit 156 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	24d	1	0.62mi
22 Brighton Dr Unit 22 Boca Raton, FL	1.0	1.0	600	$1,300	$2.17	7d	1	0.62mi
314 Brighton H Unit H Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	13d	1	0.63mi
251 Brighton F Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.63mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	24d	1	0.65mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	2d	1	0.65mi
91 Preston Way Unit 91 Boca Raton, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.65mi
250 Suffolk F #250 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	2d	1	0.73mi
171 Suffolk F #171 Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	10d	1	0.73mi
68 Suffolk F Unit 68 Boca Raton, FL	1.0	1.5	720	$2,750	$3.82	24d	1	0.73mi
209 Suffolk F Unit F Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	24d	1	0.73mi
4067 Yarmouth D Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	3d	1	0.73mi
1072 Yarmouth E #1072 Boca Raton, FL	1.0	1.5	738	$1,950	$2.64	24d	1	0.75mi

HOA detail condo

• Monthly dues: $369 · $4,428/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $115,000 Active 545 DOM
2. 2026-06-17
   days on market $115,000 Active 544 DOM
3. 2026-06-16
   days on market $115,000 Active 543 DOM
4. 2026-06-15
   days on market $115,000 Active 542 DOM
5. 2026-06-13
   days on market $115,000 Active 540 DOM
6. 2026-06-09
   days on market $115,000 Active 536 DOM
7. 2026-06-07
   days on market $115,000 Active 534 DOM
8. 2026-06-04
   days on market $115,000 Active 531 DOM
9. 2026-06-03
   days on market $115,000 Active 530 DOM
10. 2026-06-01
    days on market $115,000 Active 528 DOM
11. 2026-05-31
    days on market $115,000 Active 527 DOM
12. 2026-05-07
    price $115,000
13. 2025-08-26
    price $119,000
14. 2025-08-04
    price $120,000
15. 2025-01-07
    price $125,000
16. 2024-12-20
    listed $140,000 Active
17. 2024-12-17
    historical
18. 2024-11-26
    listed $149,000 Active
19. 2024-06-11
    soldstatus $110,000
20. 2022-05-17
    soldstatus $110,000
21. 2021-09-27
    soldstatus $85,000
22. 2021-06-30
    soldstatus $60,000
23. 2017-12-27
    soldstatus $31,000
24. 2014-10-15
    historical 300-char remark

    Show marketing remark (300 chars)

    TILED KITCHEN AND DINING AREA. LAKE VIEWS FURNISHED OR UNFURNISHED SAME PRICE. SERVICE CONTRACT ON ALL APPLIANCES AND A/C CAN BE TRANSFERED. ACTIVE CLUBHOUSE WITH FITNESS AREA. LIVE ENTERTAINMENT, MOVIES, CLUBS, TENNIS, 2 OLYMPIC POOLS. AS IS CONTRACT FOR CONVIENCE OF SELLER. ROOM SIZES APPROXIMATE.

25. 2013-12-13
    soldstatus $31,667
26. 2010-10-16
    historical
27. 2010-04-21
    listed $27,900
28. 2007-11-26
    soldstatus $28,500
29. 2007-11-17
    soldstatus $28,500
30. 2007-09-18
    historical
31. 2007-09-11
    listed $41,500
32. 2006-10-19
    historical
33. 2006-10-09
    listed $41,500 300-char remark

    Show marketing remark (300 chars)

    TILED KITCHEN AND DINING AREA. LAKE VIEWS FURNISHED OR UNFURNISHED SAME PRICE. SERVICE CONTRACT ON ALL APPLIANCES AND A/C CAN BE TRANSFERED. ACTIVE CLUBHOUSE WITH FITNESS AREA. LIVE ENTERTAINMENT, MOVIES, CLUBS, TENNIS, 2 OLYMPIC POOLS. AS IS CONTRACT FOR CONVIENCE OF SELLER. ROOM SIZES APPROXIMATE.

34. 2006-05-18
    listed $70,000

ⓘ 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: $1,811 · $151/mo
• Projected year-2 tax: $1,811 · $151/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: $20,047
• − Mortgage interest: −$6,442
• − Property taxes: −$1,811
• − Insurance: −$575
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − HOA: −$4,428
• − Depreciation: −$3,345
• Taxable income: $239
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $1,729/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

+64.3% since first listed

23 events — show timeline

• 2026-05-07 Price Changed $115,000 MARMLS
• 2025-08-26 Price Changed $119,000 MARMLS
• 2025-08-04 Price Changed $120,000 MARMLS
• 2025-01-07 Price Changed $125,000 MARMLS
• 2024-12-20 Listed $140,000 MARMLS
• 2024-12-17 Listing Removed — MARMLS
• 2024-11-26 Listed $149,000 MARMLS
• 2024-06-11 Sold (Public Records) $110,000 Public Records
• 2022-05-17 Sold (Public Records) $110,000 Public Records
• 2021-09-27 Sold (Public Records) $85,000 Public Records
• 2021-06-30 Sold (Public Records) $60,000 Public Records
• 2017-12-27 Sold (Public Records) $31,000 Public Records
• 2014-10-15 Listing Removed — Beaches MLS
• 2013-12-13 Sold (Public Records) $31,667 Public Records
• 2010-10-16 Listing Removed — Beaches MLS
• 2010-04-21 Listed $27,900 Beaches MLS
• 2007-11-26 Sold (Public Records) $28,500 Public Records
• 2007-11-17 Sold (MLS) $28,500 Beaches MLS
• 2007-09-18 Listing Removed — Beaches MLS
• 2007-09-11 Listed $41,500 Beaches MLS
• 2006-10-19 Listing Removed — Beaches MLS
• 2006-10-09 Listed $41,500 Beaches MLS
• 2006-05-18 Listed $70,000 Beaches MLS

Property tax history

+11.0%/yr

Latest (2025): $1,811 · +10.4% YoY. Source: county tax records.