555 NW 4th Ave #401 · Boca Raton, FL 33432

$210,000

2 bd · 2.0 ba · 1,056 sqft · Condo · 46 Days on market

Built 1969 Good condition $789/mo HOA · 26% 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 +16.5/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the ease of coastal living at Starlite Condominiums, a desirable active adult community in East Boca Raton where every day feels like a getaway. Imagine starting your mornings with coffee on your oversized private balcony overlooking palm trees, open skies, and peaceful Boca views, then spending afternoons lounging poolside under the South Florida sun or enjoying nearby beaches, dining, shopping, and golf just minutes from home. This bright and spacious condo offers an inviting layout with generous living and dining areas, a large primary suite, abundant natural light, and timeless interiors ready to enjoy as-is or personalize into your own Boca retreat. The community features be

Key facts

• Poolside
• Covered parking
• Private balcony

Tags

• PRIVATE BALCONY
• POOLSIDE
• BEAUTIFULLY MAINTAINED GROUNDS
• RESORT-STYLE POOL
• COVERED PARKING
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Other: Directions: I-95 Glades Road exit east, turn right/south on NW 4th Avenue; Starlite Condo will be on your right; Senior community
• Financial info: Pets not allowed
• HOA & community: Monthly association fee (includes cable TV, grounds maintenance, security, trash, water, common areas, common real estate tax, elevator, reserve funds, pool service); Association amenities include elevator(s), laundry, parking, pool, storage, management, game room, community room, kitchen facilities, library, lobby, shuffleboard court, maintained community, sidewalks, street lights, gated entry, security and on-site manager

Exterior

• Parking: Covered detached carport; 1 carport space (total parking spaces: 2; covered spaces: 1)
• Security: On-site management; Gated community; Security services; Fire alarm and smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available
• Home design: Condominium; Resale property; Faces east; 5-story building
• Construction: Built with block/CBS (concrete block with stucco); Flat roof
• Exterior features: Not waterfront; Elevator(s); Pool; Shuffleboard court; Community room with kitchen facilities; Game room; Library; Lobby; Storage; Maintained community with sidewalks and street lights; Trash chute; Manager on site; Parking provided; Gated community; Security and maintenance

Interior

• Kitchen: Dishwasher; Electric range; Electric cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile / tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Accessible bedroom, closets, central living area, entrance, hallways, kitchen and kitchen appliances; walker-accessible stairs; Fire alarm and smoke detectors
• Laundry & utility: Laundry in common area on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 34% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 46 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

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 $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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: 1.42% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 5.9

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: -9.5%
• Equity multiple: 0.64×
• Total profit: $-20,911
• Equity at exit: $31,312

10-year hold

• IRR: 3.0%
• Equity multiple: 1.24×
• Total profit: $14,212
• Equity at exit: $18,157

Cash invested: $58,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,991 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$789
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $123

Break-even live

Break-even rent $2,836

Max offer price $210,000

Occupancy floor 91%

Sensitivity live

Price	-10% $268	-5% $195	+0% $123	+5% $50	+10% $-22
Rent	-10% $-114	-5% $5	+0% $123	+5% $241	+10% $359
Rate	-1.0pp $229	-0.5pp $176	base $123	+0.5pp $68	+1.0pp $13

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 NW 4th Diagonal Boca Raton, FL	3.0	2.0	1490	$3,500	$2.35	25d	1	0.25mi
373 NW 4th Diagonal Boca Raton, FL	2.0	2.0	1000	$2,220	$2.22	25d	1	0.25mi
491 NW 2nd Ave Boca Raton, FL	2.0	1.0	1182	$3,200	$2.71	20d	1	0.31mi
491 NW 2nd Ave Boca Raton, FL	2.0	1.0	1182	$3,200	$2.71	25d	1	0.31mi
320 W Palmetto Park Rd Boca Raton, FL	3.0	1.0–3.0	1213	$3,378	$2.78	0d	27	0.34mi
461 SW 1st St Boca Raton, FL	3.0	2.0	1410	$4,600	$3.26	17d	1	0.36mi
461 SW 1st St Boca Raton, FL	3.0	2.0	1489	$4,600	$3.09	25d	1	0.36mi
50 SW 3rd Ave #1060 Boca Raton, FL	2.0	2.0	918	$2,250	$2.45	23d	1	0.40mi
50 SW 3rd Ave #311 Boca Raton, FL	2.0	2.0	918	$2,500	$2.72	0d	1	0.40mi
50 SW 3rd Ave #311 Boca Raton, FL	2.0	2.0	918	$2,500	$2.72	12d	1	0.40mi
50 SW 3rd Ave #2010 Boca Raton, FL	2.0	2.0	918	$1,950	$2.12	23d	1	0.40mi
50 SW 3rd Ave #1060 Boca Raton, FL	2.0	2.0	918	$2,250	$2.45	25d	1	0.40mi
50 SW 3rd Ave #311 Boca Raton, FL	2.0	2.0	918	$2,500	$2.72	25d	1	0.40mi
642 NW 13th St #310 Boca Raton, FL	3.0	2.0	1286	$2,575	$2.00	25d	1	0.43mi
464 NW 11th St Boca Raton, FL	3.0	2.0	1205	$5,500	$4.56	6d	1	0.44mi
464 NW 11th St Boca Raton, FL	3.0	2.0	1205	$5,250	$4.36	23d	1	0.44mi
464 NW 11th St Boca Raton, FL	3.0	2.0	1205	$5,500	$4.56	16d	1	0.44mi
644 NW 13th St #160 Boca Raton, FL	2.0	2.0	847	$2,300	$2.72	15d	1	0.44mi
644 NW 13th St Unit 28 Boca Raton, FL	2.0	2.0	850	$2,000	$2.35	6d	1	0.44mi
644 NW 13th St #160 Boca Raton, FL	2.0	2.0	847	$2,300	$2.72	23d	1	0.44mi
644 NW 13th St #35 Boca Raton, FL	1.0	1.0	700	$1,650	$2.36	12d	1	0.44mi
272 SW 1st St Unit B Boca Raton, FL	2.0	1.0	900	$2,300	$2.56	25d	1	0.45mi
115 NW 7th St Boca Raton, FL	3.0	2.0	1008	$4,250	$4.22	5d	1	0.46mi
626 NW 13th St #310 Boca Raton, FL	3.0	2.0	1301	$2,895	$2.23	25d	1	0.47mi
626 NW 13th St #280 Boca Raton, FL	2.0	2.0	847	$2,200	$2.60	5d	1	0.47mi
230 SW 1st St Boca Raton, FL	2.0	2.0	1000	$2,850	$2.85	16d	1	0.48mi
626 NW 13th St #16 Boca Raton, FL	2.0	2.0	847	$1,950	$2.30	6d	1	0.49mi
602 NW 13th St Unit Oaks 626-31 Boca Raton, FL	3.0	2.0	1286	$2,895	$2.25	6d	1	0.49mi
606 NW 13th St #23 Boca Raton, FL	3.0	2.0	1286	$2,500	$1.94	25d	1	0.52mi
620 NW 13th St #15 Boca Raton, FL	1.0	1.0	700	$1,850	$2.64	9d	1	0.53mi
614 NW 13th St #280 Boca Raton, FL	2.0	2.0	847	$1,900	$2.24	25d	1	0.54mi
610 NW 13th St #0023 Boca Raton, FL	3.0	2.0	1286	$2,750	$2.14	25d	1	0.56mi
610 NW 13th St #210 Boca Raton, FL	2.0	2.0	847	$2,350	$2.77	9d	1	0.56mi
616 NW 13th St #250 Boca Raton, FL	1.0	1.0	700	$1,700	$2.43	25d	1	0.57mi
616 NW 13th St #24 Boca Raton, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.57mi
131 S Federal Hwy Boca Raton, FL	1.0–2.0	1.0–2.0	875	$3,219	$3.68	0d	14	0.62mi
683 NW 13th St Apt 27 Boca Raton, FL	2.0	2.0	995	$2,140	$2.15	25d	1	0.63mi
1314 NW 2nd Cir Boca Raton, FL	3.0	2.0	1382	$3,500	$2.53	18d	1	0.66mi
401 NE Mizner Blvd Boca Raton, FL	1.0–3.0	1.0–2.5	1109	$3,409	$3.07	0d	26	0.67mi
155 E Boca Raton Rd Boca Raton, FL	1.0–3.0	1.0–2.5	1411	$9,750	$6.91	4d	7	0.67mi

HOA detail condo

• Monthly dues: $789 · $9,468/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $210,000 Active 46 DOM
2. 2026-06-18
   days on market $210,000 Active 43 DOM
3. 2026-06-17
   days on market $210,000 Active 42 DOM
4. 2026-06-16
   days on market $210,000 Active 41 DOM
5. 2026-06-15
   days on market $210,000 Active 40 DOM
6. 2026-06-13
   days on market $210,000 Active 38 DOM
7. 2026-06-09
   days on market $210,000 Active 34 DOM
8. 2026-06-08
   days on market $210,000 Active 33 DOM
9. 2026-06-07
   days on market $210,000 Active 32 DOM
10. 2026-06-04
    days on market $210,000 Active 29 DOM
11. 2026-06-03
    days on market $210,000 Active 28 DOM
12. 2026-06-02
    days on market $210,000 Active 27 DOM
13. 2026-06-01
    days on market $210,000 Active 26 DOM
14. 2026-06-01
    price $210,000 Active 25 DOM
15. 2026-05-31
    days on market $225,000 Active 25 DOM
16. 2026-05-06
    listed $225,000 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 ≥106°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: $35,894
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,872
• − Management: −$2,872
• − HOA: −$9,468
• − Depreciation: −$6,109
• Taxable loss: −$1,389
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $1,807/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 75/100 Cosmetic rehab

This well-maintained, move-in-ready townhouse in Starlite Condominiums offers a good investment opportunity with minor cosmetic updates to enhance its resale value.

Repairs flagged

• Moderate Appliances — Dated and worn
• Minor Sink — Small and outdated

Value-add opportunities

• Resale Paint kitchen cabinets — Fresh paint enhances curb appeal
• Resale Replace small sink — Modern sink improves functionality
• Resale Update kitchen appliances — Newer appliances attract buyers
• Resale Paint bathroom — Fresh paint enhances curb appeal
• Resale Replace bathroom fixtures — Modern fixtures improve functionality
• Resale Replace wallpaper — Fresh look attracts buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Dated and worn	Moderate	$3,000–15,000
Sink · Small and outdated	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale Paint kitchen cabinets — Fresh paint enhances curb appeal ↑
• Resale Replace small sink — Modern sink improves functionality ↑
• Resale Update kitchen appliances — Newer appliances attract buyers ↑
• Resale Paint bathroom — Fresh paint enhances curb appeal ↑
• Resale Replace bathroom fixtures — Modern fixtures improve functionality ↑
• Resale Replace wallpaper — Fresh look attracts buyers ↑

ⓘ 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

• 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

1 event — show timeline

• 2026-05-06 Listed $225,000 Beaches MLS