18881 Jolson Ave #1 · Boca Raton, FL 33496

$286,000

2 bd · 2.0 ba · 1,227 sqft · SingleFamily public records · 55 Days on market

Built 1988 1,620 sqft lot $425/mo HOA · 15% of rent

---

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 +13.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2/2 CORNER, Magnificent Villa, Front and Bath patio, Updated Kitchen, tile throughout, updated bathrooms, freshly painted, the back is private no one is behind you, this is a must see !!!!!Short walk to active clubhouse with heated pool, tennis and bocce courts, game and exercise rooms,etc.. Close to shopping,restaurants,and entertainment. This magnificent home is a must see !!!

Key facts

• In-unit laundry room
• Cement roof
• 1,620 sq ft lot

Tags

• IMPACT WINDOWS AND DOORS
• ENCLOSED FLORIDA ROOM
• SCREENED FRONT AND REAR PATIOS
• IN-UNIT LAUNDRY ROOM
• WATER FILTRATION SYSTEM
• CEMENT ROOF

Property features AI

Finance

• Other: Pets allowed (restrictions and limits may apply); Senior community
• HOA & community: Homeowners association with monthly fee; Association amenities include pool, spa/hot tub, fitness center, clubhouse, tennis courts, shuffleboard, billiard room, library, management and on-site manager; HOA fee collected monthly; HOA covers cable TV, grounds maintenance and common areas

Exterior

• Parking: Attached garage with 2 covered spaces (2 total parking spaces); Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Villa; One story; Resale condition; Faces east
• Construction: Concrete/Stucco/CBS construction; Concrete and tile roof; Built with CBS
• Exterior features: Screened patio and screened porch; Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closets; Split bedroom layout; Storm windows; Partially furnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-8 ($-92/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (0.4% below list).
• Recommended offer: $277k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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); 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 63% at this address vs 50% district-wide (+14 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 (+2.3%/yr); 324 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.3% rent growth), your $80k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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.

Risks & watch-outs

• 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 $277,420 (3.0% 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 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 0.99
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.92×
• Total profit: $153,529
• Equity at exit: $257,651

10-year hold

• IRR: 21.1%
• Equity multiple: 6.61×
• Total profit: $449,054
• Equity at exit: $555,635

Cash invested: $80,080 (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 33496

• Home prices YoY: 3.5%
• Rents YoY: 2.3%
• Active inventory: 324
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,849 high
• Mortgage (P&I): −$1,500
• Tax from tax record: −$214 /mo · $2,572/yr
• Insurance: −$119
• HOA: −$425
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-8

Break-even live

Break-even rent $2,859

Max offer price $284,652

Occupancy floor 95%

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: $71,500
• Closing costs: $8,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18730 Stewart Cir #5 Boca Raton, FL	2.0	2.0	1227	$2,500	$2.04	24d	1	0.16mi
9110 Fairbanks Ln #4 Boca Raton, FL	2.0	2.0	1227	$2,400	$1.96	24d	1	0.24mi
18855 Candlewick Dr Boca Raton, FL	2.0	2.0	1022	$2,600	$2.54	24d	1	0.42mi
18890 Candlewick Dr Unit B Boca Raton, FL	2.0	2.0	1044	$2,600	$2.49	24d	1	0.42mi
18765 Candlewick Dr Boca Raton, FL	2.0	2.0	863	$2,300	$2.67	24d	1	0.42mi
18595 Egret Way #18595 Boca Raton, FL	2.0	2.0	1000	$2,200	$2.20	24d	1	0.44mi
9448 Saddlebrook Dr Unit 9448 Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	24d	1	0.45mi
9448 Saddlebrook Dr Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	20d	1	0.45mi
9104 Affirmed Ln Boca Raton, FL	3.0	2.0	1266	$3,210	$2.54	1d	1	0.49mi
9785 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1172	$3,600	$3.07	18d	1	0.55mi
9785 Ridgecreek Rd Boca Raton, FL	2.0	2.0	1172	$3,450	$2.94	4d	1	0.55mi
4007 Yarmouth a Boca Raton, FL	2.0	2.0	1132	$2,200	$1.94	24d	1	0.55mi
9841 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1435	$4,500	$3.14	24d	1	0.57mi
9850 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1364	$3,600	$2.64	24d	1	0.58mi
1072 Yarmouth E #1072 Boca Raton, FL	1.0	1.5	738	$1,950	$2.64	24d	1	0.60mi
18917 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,350	$2.96	24d	1	0.60mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,500	$3.09	4d	1	0.62mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,400	$3.00	4d	1	0.62mi
4067 Yarmouth D Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	3d	1	0.62mi
68 Suffolk F Unit 68 Boca Raton, FL	1.0	1.5	720	$2,750	$3.82	24d	1	0.65mi
209 Suffolk F Unit F Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	24d	1	0.65mi
171 Suffolk F #171 Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	10d	1	0.65mi
250 Suffolk F #250 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	2d	1	0.65mi
9708 Erica Ct Boca Raton, FL	2.0	2.0	1410	$4,800	$3.40	24d	1	0.67mi
9713 Boca Gardens Pkwy Unit D Boca Raton, FL	3.0	3.5	1325	$3,995	$3.02	14d	1	0.72mi
3049 Wolverton E Unit 3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	7d	1	0.75mi
8664 Jasmine Way Boca Raton, FL	2.0	2.0	1162	$1,795	$1.54	24d	1	0.76mi
4049 Wolverton C Unit C Boca Raton, FL	2.0	2.0	896	$2,500	$2.79	1d	1	0.77mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	14d	1	0.79mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	24d	1	0.79mi
3049 Wolverton C #3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	7d	1	0.81mi
19287 Liberty Rd Boca Raton, FL	3.0	3.0	1327	$3,450	$2.60	10d	1	0.83mi
19287 Liberty Rd Boca Raton, FL	3.0	3.0	1327	$3,450	$2.60	5d	1	0.83mi
19287 Liberty Rd Boca Raton, FL	3.0	2.0	1327	$3,450	$2.60	24d	1	0.83mi
4067 Ainslie Dr #4067 Boca Raton, FL	2.0	1.5	861	$1,815	$2.11	24d	1	0.85mi
9975 Boca Gardens Trl Unit A Boca Raton, FL	3.0	2.0	1276	$3,300	$2.59	7d	1	0.86mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	1d	1	0.87mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	24d	1	0.87mi
74 Preston Way Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	21d	1	0.87mi
74 Preston Way Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	24d	1	0.87mi

HOA detail

• Monthly dues: $425 · $5,100/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-18
   days on market $286,000 Active 55 DOM
2. 2026-06-17
   days on market $286,000 Active 54 DOM
3. 2026-06-16
   days on market $286,000 Active 53 DOM
4. 2026-06-15
   days on market $286,000 Active 52 DOM
5. 2026-06-13
   days on market $286,000 Active 50 DOM
6. 2026-06-10
   price $286,000 Active 46 DOM
7. 2026-06-09
   days on market $299,000 Active 46 DOM
8. 2026-06-08
   days on market $299,000 Active 45 DOM
9. 2026-06-07
   days on market $299,000 Active 44 DOM
10. 2026-06-04
    days on market $299,000 Active 41 DOM
11. 2026-06-03
    days on market $299,000 Active 40 DOM
12. 2026-06-02
    days on market $299,000 Active 39 DOM
13. 2026-06-01
    days on market $299,000 Active 38 DOM
14. 2026-05-31
    days on market $299,000 Active 37 DOM
15. 2026-04-24
    listed $299,000 Active
16. 2022-11-18
    soldstatus $300,000
17. 2022-11-10
    soldstatus $300,000 Closed 381-char remark

    Show marketing remark (381 chars)

    2/2 CORNER, Magnificent Villa, Front and Bath patio, Updated Kitchen, tile throughout, updated bathrooms, freshly painted, the back is private no one is behind you, this is a must see !!!!!Short walk to active clubhouse with heated pool, tennis and bocce courts, game and exercise rooms,etc.. Close to shopping,restaurants,and entertainment. This magnificent home is a must see !!!

18. 2022-10-22
    historical Active Under Contract 381-char remark

    Show marketing remark (381 chars)

    2/2 CORNER, Magnificent Villa, Front and Bath patio, Updated Kitchen, tile throughout, updated bathrooms, freshly painted, the back is private no one is behind you, this is a must see !!!!!Short walk to active clubhouse with heated pool, tennis and bocce courts, game and exercise rooms,etc.. Close to shopping,restaurants,and entertainment. This magnificent home is a must see !!!

19. 2022-10-12
    price $335,000 381-char remark

    Show marketing remark (381 chars)

    2/2 CORNER, Magnificent Villa, Front and Bath patio, Updated Kitchen, tile throughout, updated bathrooms, freshly painted, the back is private no one is behind you, this is a must see !!!!!Short walk to active clubhouse with heated pool, tennis and bocce courts, game and exercise rooms,etc.. Close to shopping,restaurants,and entertainment. This magnificent home is a must see !!!

20. 2022-09-25
    listed $365,000 Active 381-char remark

    Show marketing remark (381 chars)

    2/2 CORNER, Magnificent Villa, Front and Bath patio, Updated Kitchen, tile throughout, updated bathrooms, freshly painted, the back is private no one is behind you, this is a must see !!!!!Short walk to active clubhouse with heated pool, tennis and bocce courts, game and exercise rooms,etc.. Close to shopping,restaurants,and entertainment. This magnificent home is a must see !!!

21. 2001-09-10
    soldstatus $77,000
22. 2001-09-05
    soldstatus $77,000 121-char remark

    Show marketing remark (121 chars)

    NICE END UNIT VILLA WITH 1 CAR GARAGE AND 2 PATIOS. CAN BE SOLD FURN OR UN UNFURN. EASY TO SHOW SUPRA. CALL FRAN 740-2747

23. 2001-08-30
    historical 121-char remark

    Show marketing remark (121 chars)

    NICE END UNIT VILLA WITH 1 CAR GARAGE AND 2 PATIOS. CAN BE SOLD FURN OR UN UNFURN. EASY TO SHOW SUPRA. CALL FRAN 740-2747

24. 2001-07-31
    listed $89,900 121-char remark

    Show marketing remark (121 chars)

    NICE END UNIT VILLA WITH 1 CAR GARAGE AND 2 PATIOS. CAN BE SOLD FURN OR UN UNFURN. EASY TO SHOW SUPRA. CALL FRAN 740-2747

25. 1988-07-29
    soldstatus $66,100

ⓘ 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: $2,572 · $214/mo
• Projected year-2 tax: $2,572 · $214/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: $34,188
• − Mortgage interest: −$16,020
• − Property taxes: −$2,572
• − Insurance: −$1,430
• − Repairs & maintenance: −$2,735
• − Management: −$2,735
• − HOA: −$5,100
• − Depreciation: −$8,320
• Taxable loss: −$4,725
• Est. tax savings @ 24.0%: +$1,134
• After-tax cash flow: $1,042/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): 26,579
• Household income: $114,885
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 464.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 8% Asian 5% Black 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Scotch-Irish 13% Romanian 9% Italian 3%
• Foreign-born: 24% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 9% Other Indo-European 5% Russian/Polish/Slavic 4%

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: ▲ 10.48%
• Current HPI: 313.9058
• Rent YoY: ▲ 2.31%
• 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

+352.3% since first listed

11 events — show timeline

• 2026-04-24 Listed $299,000 Beaches MLS
• 2022-11-18 Sold (Public Records) $300,000 Public Records
• 2022-11-10 Sold (MLS) $300,000 Beaches MLS
• 2022-10-22 Contingent — Beaches MLS
• 2022-10-12 Price Changed $335,000 Beaches MLS
• 2022-09-25 Listed $365,000 Beaches MLS
• 2001-09-10 Sold (Public Records) $77,000 Public Records
• 2001-09-05 Sold (MLS) $77,000 Beaches MLS
• 2001-08-30 Listing Removed — Beaches MLS
• 2001-07-31 Listed $89,900 Beaches MLS
• 1988-07-29 Sold (Public Records) $66,100 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,572 · +3.3% YoY. Source: county tax records.