6805 Willow Wood Dr #5061 · Boca Raton, FL 33434

$349,000

2 bd · 2.0 ba · 1,260 sqft · Condo public records

Built 1981 $1178/mo HOA · 29% of rent

---

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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

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 in over 400,000 sq. ft. of exceptional amenities & stellar service. Mandatory Joining Fee: $150,000, BWMA Capital Contribution: $10,000, Annual Social Dues: $24,454. Club's Joining Fee & CC will be increasing by $75,000 on October 1st. Act now to beat the increase!

Key facts

• $1,178 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $349k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (6.1% below list).
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $328k (6.1% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: 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); 421 active listings in the ZIP; 34 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 $10k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $120k; list at $349k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $327,648 (6.1% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.17% ✓
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 7.1

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: -20.4%
• Equity multiple: 0.30×
• Total profit: $-68,454
• Equity at exit: $52,037

10-year hold

• IRR: -17.1%
• Equity multiple: 0.12×
• Total profit: $-86,322
• Equity at exit: $30,175

Cash invested: $97,720 (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: 421
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $4,093 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$201 /mo · $2,410/yr
• Insurance: −$145
• HOA: −$1,178
• Vacancy / Maint / Mgmt: −$860
• Net cashflow: $-121

Break-even live

Break-even rent $4,246

Max offer price $327,648

Occupancy floor 98%

Sensitivity live

Price	-10% $77	-5% $-22	+0% $-121	+5% $-220	+10% $-318
Rent	-10% $-444	-5% $-283	+0% $-121	+5% $41	+10% $202
Rate	-1.0pp $55	-0.5pp $-32	base $-121	+0.5pp $-211	+1.0pp $-303

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6805 Willow Wood Dr #5042 Boca Raton, FL	2.0	2.0	1260	$5,500	$4.37	23d	1	0.01mi
6797 Willow Wood Dr #6034 Boca Raton, FL	2.0	2.0	1260	$4,900	$3.89	26d	1	0.10mi
7067 Rain Forest Dr Boca Raton, FL	2.0	2.0	1271	$3,000	$2.36	26d	1	0.54mi
10235 Entrada Pl Boca Raton, FL	1.0–3.0	1.0–2.0	952	$2,358	$2.48	0d	29	0.65mi
23392 Country Club Dr Boca Raton, FL	3.0	2.0	1200	$3,500	$2.92	1d	1	0.69mi
3509 NW 26th Ct Boca Raton, FL	3.0	3.0	1804	$5,100	$2.83	19d	1	0.70mi
3205 Bridgewood Dr #3205 Boca Raton, FL	2.0	2.5	1400	$3,200	$2.29	26d	1	0.74mi
3289 NW 25th Way Boca Raton, FL	3.0	2.0	1622	$4,500	$2.77	26d	1	0.77mi
3289 NW 25th Way Unit 3289 Boca Raton, FL	3.0	2.0	1622	$4,500	$2.77	18d	1	0.77mi
2598 NW 36th St Boca Raton, FL	3.0	2.0	1800	$4,900	$2.72	26d	1	0.78mi
3509 NW 25th Way Boca Raton, FL	3.0	2.0	1427	$5,200	$3.64	26d	1	0.82mi
3604 Bridgewood Dr Boca Raton, FL	2.0	2.5	1400	$2,450	$1.75	26d	1	0.83mi
115 Saint Cloud Ln Boca Raton, FL	3.0	2.0	1750	$5,950	$3.40	4d	1	0.87mi
20889 Saint Andrews Blvd Boca Raton, FL	2.0	2.0	1200	$3,090	$2.58	22d	1	0.90mi
3705 Bridgewood Dr Boca Raton, FL	2.0	2.0	1400	$3,500	$2.50	26d	1	0.90mi
20901 St Andrews Blvd Boca Raton, FL	1.0–3.0	1.0–3.0	1356	$3,100	$2.29	12d	1	0.95mi
6079 Town Colony Dr Boca Raton, FL	1.0–2.0	1.0–2.0	902	$3,188	$3.53	0d	19	0.97mi
2404 Bridgewood Dr Boca Raton, FL	2.0	2.5	1400	$4,700	$3.36	26d	1	0.98mi
1002 Bridgewood Pl #1002 Boca Raton, FL	3.0	2.5	1550	$3,500	$2.26	26d	1	1.04mi
1405 Bridgewood Dr Unit 1405 Boca Raton, FL	2.0	2.5	1400	$3,100	$2.21	26d	1	1.05mi
1405 Bridgewood Dr Unit 1405 Boca Raton, FL	2.0	2.5	1400	$3,000	$2.14	23d	1	1.05mi
2411 NW 31st St Boca Raton, FL	3.0	2.0	1777	$5,800	$3.26	26d	1	1.07mi
2411 NW 31st St Boca Raton, FL	3.0	2.0	1777	$5,800	$3.26	0d	1	1.07mi
19809 Boca West Dr Unit 4043 Boca Raton, FL	2.0	2.0	1400	$3,100	$2.21	26d	1	1.08mi
19550 Sawgrass Dr #2102 Boca Raton, FL	2.0	2.0	1460	$5,500	$3.77	26d	1	1.09mi
7738 Lakeside Blvd #373 Boca Raton, FL	2.0	2.0	1050	$2,200	$2.10	26d	1	1.09mi
7835 Lakeside Blvd #946 Boca Raton, FL	2.0	2.0	1050	$3,800	$3.62	7d	1	1.19mi
3210 NW 23rd Ter Boca Raton, FL	3.0	2.0	1742	$6,300	$3.62	26d	1	1.20mi
7754 Lakeside Blvd #483 Boca Raton, FL	2.0	2.0	1050	$2,700	$2.57	4d	1	1.23mi
7754 Lakeside Blvd #446 Boca Raton, FL	2.0	2.0	1050	$3,500	$3.33	26d	1	1.23mi
5881 Town Bay Dr Boca Raton, FL	1.0–3.0	1.0–2.0	1050	$2,905	$2.77	0d	24	1.33mi
21543 Saint Andrews Grand Cir Boca Raton, FL	3.0	3.0	1825	$4,300	$2.36	26d	1	1.39mi
21543 Saint Andrews Grand Cir #41 Boca Raton, FL	3.0	2.5	1825	$4,000	$2.19	9d	1	1.39mi
6050 Amberwoods Dr Boca Raton, FL	3.0	2.0	1654	$3,995	$2.42	23d	1	1.49mi

HOA detail condo

• Monthly dues: $1,178 · $14,136/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-18
   historical
2. 2026-05-18
   listed $349,000
3. 2024-10-03
   historical
4. 2024-08-19
   listed $350,000 Active
5. 2012-09-27
   historical
6. 2011-04-29
   listed $150,000
7. 1997-02-21
   soldstatus $120,000

ⓘ 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: $2,410 · $201/mo
• Projected year-2 tax: $2,897 · $241/mo
• Expected delta: +$487/yr (+$41/mo · 20.2%)

ⓘ 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: $49,118
• − Mortgage interest: −$19,549
• − Property taxes: −$2,410
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,929
• − Management: −$3,929
• − HOA: −$14,136
• − Depreciation: −$10,153
• Taxable loss: −$6,734
• Est. tax savings @ 24.0%: +$1,616
• After-tax cash flow: $166/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

+190.8% since first listed

7 events — show timeline

• 2026-05-18 Listed $349,000 Beaches MLS
• 2026-05-18 Listing Removed — Beaches MLS
• 2024-10-03 Listing Removed — Beaches MLS
• 2024-08-19 Listed $350,000 Beaches MLS
• 2012-09-27 Listing Removed — Beaches MLS
• 2011-04-29 Listed $150,000 Beaches MLS
• 1997-02-21 Sold (Public Records) $120,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,410 · +6.9% YoY. Source: county tax records.