21656 Juego Cir Unit 23g · Boca Raton, FL 33433

$225,000

2 bd · 2.0 ba · 1,216 sqft · Condo · 85 Days on market

Built 1977 $669/mo HOA · 25% of rent

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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 +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIRST FLOOR unit overlooking the 1st tee. Walking distance to the Country Club. This unit is bright and sunny and has many updates. Unit is being sold furnished except for personal items and TVs. Parking is directly in front of the front door of unit. Easy to show.

Key facts

• Golf front condo
• Eastern exposure
• Golf course views

Tags

• GOLF FRONT CONDO
• GOLF COURSE VIEWS
• SCREENED IN PATIO
• EASTERN EXPOSURE
• NEW TILING IN BATHROOMS
• WASHER AND DRYER IN UNIT

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Monthly HOA with amenities including clubhouse, fitness center, golf course, pool, tennis courts, parking, community room and security; HOA fee paid monthly

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space
• Security: Security gate; Security guard; Security patrol; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected
• Home design: Condominium; One level (first floor entry); Faces east
• Construction: Block, concrete and stucco construction; Concrete roof; Built as part of a multi-story building (2 total stories)
• Exterior features: Patio; On golf course

Interior

• Kitchen: Gas water heater; Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Blinds; Screened patio
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (8.3% below list).
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $206k (8.3% 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 26d 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 $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

• It's been on market 85 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $119k; list at $225k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,385 (8.3% 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 85 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 1977 — 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: 1.18% ✓
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 7.1

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: -24.6%
• Equity multiple: 0.19×
• Total profit: $-51,142
• Equity at exit: $33,548

10-year hold

• IRR: -38.3%
• Equity multiple: -0.27×
• Total profit: $-80,248
• Equity at exit: $19,454

Cash invested: $63,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,652 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$669
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-129

Break-even live

Break-even rent $2,815

Max offer price $206,385

Occupancy floor 100%

Sensitivity live

Price	-10% $27	-5% $-51	+0% $-129	+5% $-206	+10% $-284
Rent	-10% $-338	-5% $-233	+0% $-129	+5% $-24	+10% $81
Rate	-1.0pp $-15	-0.5pp $-71	base $-129	+0.5pp $-187	+1.0pp $-246

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21542 Juego Cir Unit 27H Boca Raton, FL	2.0	2.0	1216	$2,400	$1.97	1d	1	0.13mi
21411 Juego Cir Unit 32b Boca Raton, FL	2.0	2.0	1216	$1,950	$1.60	26d	1	0.13mi
21362 Juego Cir Unit 33f Boca Raton, FL	2.0	2.0	1216	$3,500	$2.88	26d	1	0.18mi
21650 Juego Cir Unit 24b Boca Raton, FL	2.0	2.0	1216	$3,000	$2.47	26d	1	0.20mi
8425 Casa del Lago Unit C Boca Raton, FL	2.0	2.0	1216	$2,100	$1.73	23d	1	0.23mi
21643 Cypress Rd Unit 14C Boca Raton, FL	2.0	2.5	1426	$2,590	$1.82	4d	1	0.28mi
21214 Lago Cir Unit 8f Boca Raton, FL	2.0	2.0	1216	$4,200	$3.45	26d	1	0.28mi
21535 Cypress Hammock Dr Unit 36J Boca Raton, FL	2.0	2.0	1266	$2,200	$1.74	26d	1	0.34mi
21529 Cypress Hammock Dr Unit 35J Boca Raton, FL	2.0	2.0	1266	$2,395	$1.89	14d	1	0.38mi
8436 Cypress Ln Unit 7d Boca Raton, FL	2.0	2.0	1216	$2,450	$2.01	17d	1	0.40mi
8436 Cypress Ln Unit 7d Boca Raton, FL	2.0	2.0	1216	$2,450	$2.01	18d	1	0.40mi
21500 Cypress Hammock Dr Unit 38C Boca Raton, FL	2.0	2.0	1266	$2,500	$1.97	26d	1	0.43mi
21820 Cypress Cir Unit 25e Boca Raton, FL	1.0	1.0	1216	$1,000	$0.82	23d	1	0.44mi
8334 Cypress Ln Unit 1A Boca Raton, FL	2.0	2.0	1216	$3,000	$2.47	26d	1	0.45mi
8895 Old Pine Rd Boca Raton, FL	3.0	2.0	1488	$4,500	$3.02	12d	1	0.48mi
21866 Cypress Cir Unit 31e Boca Raton, FL	2.0	2.0	1216	$2,600	$2.14	5d	1	0.49mi
8045 Eastlake Dr Unit 1-G Boca Raton, FL	2.0	2.0	1216	$2,750	$2.26	26d	1	0.49mi
9319 Pecky Cypress Ln Unit 19D Boca Raton, FL	2.0	2.0	1266	$3,500	$2.76	26d	1	0.52mi
7911 Eastlake Dr Unit H Boca Raton, FL	2.0	2.0	1216	$2,200	$1.81	26d	1	0.52mi
8540 Chevy Chase Dr Unit 8540 Boca Raton, FL	1.0	1.0	908	$2,000	$2.20	26d	1	0.53mi
20867 Wendall Ter Boca Raton, FL	2.0	1.5	908	$1,800	$1.98	26d	1	0.57mi
8744 Bella Vista Dr Boca Raton, FL	2.0	2.0	1332	$2,100	$1.58	7d	1	0.57mi
20886 Vinesta Cir Unit 313 Boca Raton, FL	2.0	2.0	1332	$1,800	$1.35	26d	1	0.57mi
8588 Bella Vista Dr Boca Raton, FL	2.0	2.0	1332	$2,999	$2.25	26d	1	0.60mi
7944 Eastlake Dr Unit D Boca Raton, FL	2.0	2.0	1216	$2,100	$1.73	26d	1	0.61mi
20927 Sedgewick Dr Unit 20927 Boca Raton, FL	2.0	1.0	908	$1,950	$2.15	26d	1	0.62mi
8729 Chevy Chase Dr Boca Raton, FL	2.0	2.0	1332	$2,000	$1.50	26d	1	0.63mi
21925 Mizner Way Boca Raton, FL	2.0–3.0	2.0	1302	$2,320	$1.78	0d	17	0.64mi
8732 Bella Vista Dr #42 Boca Raton, FL	2.0	2.0	908	$1,900	$2.09	26d	1	0.65mi
9299 Vista Del Lago Unit 16D Boca Raton, FL	2.0	2.0	1216	$2,900	$2.38	26d	1	0.69mi
9284 Vista Del Lago Unit 34-F Boca Raton, FL	2.0	2.0	1216	$2,400	$1.97	23d	1	0.69mi
9285 Vista Del Lago Unit 36F Boca Raton, FL	2.0	2.0	1216	$3,200	$2.63	26d	1	0.69mi
8833 Bella Vista Dr #8833 Boca Raton, FL	2.0	2.0	908	$3,250	$3.58	26d	1	0.70mi
22201 Majestic Woods Way Boca Raton, FL	2.0	2.5	1280	$2,800	$2.19	26d	1	0.78mi
8458 Boca Glades Blvd E Boca Raton, FL	2.0	2.0	1307	$3,200	$2.45	7d	1	0.86mi
9260 Ketay Cir #2 Boca Raton, FL	2.0	2.0	1279	$2,200	$1.72	26d	1	0.87mi
9280 Sable Ridge Cir Apt B Boca Raton, FL	2.0	2.0	1475	$2,700	$1.83	4d	1	0.90mi
9292 Sabal Ridge Cir Unit D Boca Raton, FL	2.0	2.0	1475	$2,650	$1.80	26d	1	0.91mi
9256 Sabal Ridge Cir Unit D Boca Raton, FL	2.0	2.0	1475	$2,695	$1.83	26d	1	0.91mi
9292 Sabal Ridge Cir Unit D Boca Raton, FL	2.0	2.0	1475	$2,650	$1.80	12d	1	0.91mi

HOA detail condo

• Monthly dues: $669 · $8,028/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   statusdays on market $225,000 Pending 85 DOM
2. 2026-06-18
   days on market $225,000 Active 83 DOM
3. 2026-06-17
   days on market $225,000 Active 82 DOM
4. 2026-06-16
   days on market $225,000 Active 81 DOM
5. 2026-06-15
   days on market $225,000 Active 80 DOM
6. 2026-06-13
   days on market $225,000 Active 78 DOM
7. 2026-06-09
   days on market $225,000 Active 74 DOM
8. 2026-06-08
   days on market $225,000 Active 73 DOM
9. 2026-06-07
   days on market $225,000 Active 72 DOM
10. 2026-06-04
    days on market $225,000 Active 69 DOM
11. 2026-06-03
    days on market $225,000 Active 68 DOM
12. 2026-06-02
    days on market $225,000 Active 67 DOM
13. 2026-06-01
    days on market $225,000 Active 66 DOM
14. 2026-05-31
    days on market $225,000 Active 65 DOM
15. 2026-04-30
    price $225,000
16. 2026-04-10
    price $235,000
17. 2026-03-27
    listed $249,900 Active
18. 2015-08-20
    soldstatus $119,000 Closed 272-char remark

    Show marketing remark (272 chars)

    FIRST FLOOR unit overlooking the 1st tee. Walking distance to the Country Club. This unit is bright and sunny and has many updates. Unit is being sold furnished except for personal items and TVs. Parking is directly in front of the front door of unit. Easy to show.

19. 2015-07-22
    status Pending 272-char remark

    Show marketing remark (272 chars)

    FIRST FLOOR unit overlooking the 1st tee. Walking distance to the Country Club. This unit is bright and sunny and has many updates. Unit is being sold furnished except for personal items and TVs. Parking is directly in front of the front door of unit. Easy to show.

20. 2015-07-15
    listed $119,000 Active 272-char remark

    Show marketing remark (272 chars)

    FIRST FLOOR unit overlooking the 1st tee. Walking distance to the Country Club. This unit is bright and sunny and has many updates. Unit is being sold furnished except for personal items and TVs. Parking is directly in front of the front door of unit. Easy to show.

21. 2004-10-27
    soldstatus $134,500 143-char remark

    Show marketing remark (143 chars)

    ^GREAT 1ST FLOOR UNIT FULLY FURNISHED, TILE, NEWER ROOF, A/C, SOME NEWER APPLIANCES. WONDERFUL GOLF COURSE VIEW & PARK OUTSIDE YOUR DOOR.

22. 2004-09-01
    historical 143-char remark

    Show marketing remark (143 chars)

    ^GREAT 1ST FLOOR UNIT FULLY FURNISHED, TILE, NEWER ROOF, A/C, SOME NEWER APPLIANCES. WONDERFUL GOLF COURSE VIEW & PARK OUTSIDE YOUR DOOR.

23. 2004-08-18
    listed $132,500 143-char remark

    Show marketing remark (143 chars)

    ^GREAT 1ST FLOOR UNIT FULLY FURNISHED, TILE, NEWER ROOF, A/C, SOME NEWER APPLIANCES. WONDERFUL GOLF COURSE VIEW & PARK OUTSIDE YOUR DOOR.

24. 2000-08-31
    soldstatus $93,000
25. 2000-07-24
    historical
26. 2000-07-20
    listed $96,000
27. 1998-11-16
    soldstatus $80,000
28. 1998-10-27
    historical
29. 1998-07-08
    listed $84,900

ⓘ 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 · 23 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: $31,827
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,546
• − Management: −$2,546
• − HOA: −$8,028
• − Depreciation: −$6,545
• Taxable loss: −$4,942
• Est. tax savings @ 24.0%: +$1,186
• After-tax cash flow: $-358/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): 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

+165.0% since first listed

15 events — show timeline

• 2026-04-30 Price Changed $225,000 Beaches MLS
• 2026-04-10 Price Changed $235,000 Beaches MLS
• 2026-03-27 Listed $249,900 Beaches MLS
• 2015-08-20 Sold (MLS) $119,000 Beaches MLS
• 2015-07-22 Pending — Beaches MLS
• 2015-07-15 Listed $119,000 Beaches MLS
• 2004-10-27 Sold (MLS) $134,500 Beaches MLS
• 2004-09-01 Listing Removed — Beaches MLS
• 2004-08-18 Listed $132,500 Beaches MLS
• 2000-08-31 Sold (MLS) $93,000 Beaches MLS
• 2000-07-24 Listing Removed — Beaches MLS
• 2000-07-20 Listed $96,000 Beaches MLS
• 1998-11-16 Sold (MLS) $80,000 Beaches MLS
• 1998-10-27 Listing Removed — Beaches MLS
• 1998-07-08 Listed $84,900 Beaches MLS