116 Preston C · Boca Raton, FL 33434

$95,000

2 bd · 1.5 ba · 840 sqft · Condo public records · 96 Days on market

Built 1981 $784/mo HOA · 42% 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 +17.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 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

Corner unit with newer appliances. Glass top stove, built in microwave. Tiled kitchen and dining room. Nice carpet through out. Terrific water view from tiled enclosed patio with closet. Nice furniture.

Key facts

• Satellite pool
• Lake views
• Private balcony

Tags

• LAKE VIEWS
• PRIVATE BALCONY
• STORAGE INCLUDING A CLOSET
• ELEVATOR
• SATELLITE POOL
• RENOVATED CLUBHOUSE

Property features AI

Finance

• Other: Building name: Preston C; Living area reported from public records; Directions: Lyons Rd north gate, New England Blvd; follow signs to Preston C
• Financial info: No pets allowed
• HOA & community: Association: Preston at Century Village Condo Association / Century Village West; Monthly HOA fee (approx.): $469.11; HOA includes cable TV, internet, grounds and structure maintenance, pest control, security, sewer, water, common areas, common real estate tax, elevator, legal/accounting, reserves, roof repairs, and recreation facilities; Community amenities include clubhouse, fitness center, game room, indoor pool, heated pool, parking, pool, tennis courts, pickleball and shuffleboard courts, bocce ball, putting green, library, billiard room, storage, community room, courtesy bus, sidewalks, gated/security, and recreation facilities; Senior community

Exterior

• Parking: Assigned parking with 1 open/guest space
• Security: Security gate
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer available; Cable available; Phone available
• Home design: Condominium; One level; Faces east
• Construction: Built with CBS construction; Shingle roof; Three-story building (unit in a 3-story building)
• Exterior features: Covered patio; Screened patio; Patio; Waterfront location

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Walk-in closets; Bedroom layout designed as stacked
• Laundry & utility: Laundry in common area with multiple locations

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $67 ($806/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 40 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 $657 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 96 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $59k; list at $95k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.97% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 4.2

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: -13.7%
• Equity multiple: 0.52×
• Total profit: $-12,839
• Equity at exit: $14,165

10-year hold

• IRR: -8.2%
• Equity multiple: 0.53×
• Total profit: $-12,542
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$498
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$40
• HOA: −$784
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $67

Break-even live

Break-even rent $1,785

Max offer price $95,000

Occupancy floor 91%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Preston Way Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	22d	1	0.03mi
91 Preston Way Unit 91 Boca Raton, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.03mi
74 Preston Way Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	24d	1	0.03mi
204 Preston Way #204 Boca Raton, FL	1.0	1.0	810	$1,500	$1.85	1d	1	0.03mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	24d	1	0.03mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	2d	1	0.03mi
84 Mansfield Dr Unit 84 Boca Raton, FL	2.0	1.5	840	$1,583	$1.88	24d	1	0.14mi
543 Mansfield M #543 Boca Raton, FL	2.0	1.5	835	$1,890	$2.26	24d	1	0.14mi
9 Mansfield B #9 Boca Raton, FL	1.0	1.5	810	$1,400	$1.73	24d	1	0.14mi
392 Mansfield I Unit I Boca Raton, FL	2.0	1.5	840	$1,850	$2.20	24d	1	0.14mi
588 Mansfield M Unit M Boca Raton, FL	2.0	1.5	835	$1,475	$1.77	24d	1	0.14mi
431 Mansfield K Unit K Boca Raton, FL	2.0	1.5	835	$1,600	$1.92	22d	1	0.14mi
445 Mansfield M Unit 445 Boca Raton, FL	2.0	1.5	840	$1,700	$2.02	7d	1	0.14mi
351 Mansfield Dr #351 Boca Raton, FL	2.0	1.5	840	$2,300	$2.74	24d	1	0.18mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,450	$2.42	22d	1	0.18mi
162 Preston D Boca Raton, FL	1.0	1.0	810	$1,495	$1.85	24d	1	0.18mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,350	$2.25	7d	1	0.18mi
517 Mansfield M Unit 517 Boca Raton, FL	1.0	1.5	715	$1,550	$2.17	24d	1	0.21mi
474 Mansfield L Unit L Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	10d	1	0.26mi
457 Mansfield I Unit 457 Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	3d	1	0.27mi
144 Mansfield D Unit d Boca Raton, FL	2.0	1.5	840	$1,500	$1.79	20d	1	0.27mi
332 Mansfield H Boca Raton, FL	2.0	1.5	840	$1,650	$1.96	24d	1	0.27mi
209 Suffolk F Unit F Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	24d	1	0.27mi
68 Suffolk F Unit 68 Boca Raton, FL	1.0	1.5	720	$2,750	$3.82	24d	1	0.27mi
250 Suffolk F #250 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	3d	1	0.27mi
171 Suffolk F #171 Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	10d	1	0.27mi
84 Mansfield B #84 Boca Raton, FL	2.0	1.5	840	$1,583	$1.88	14d	1	0.28mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	24d	1	0.28mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,700	$1.90	7d	1	0.28mi
256 Mansfield G Unit G Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	18d	1	0.28mi
540 Mansfield M Boca Raton, FL	1.0	1.0	810	$1,400	$1.73	24d	1	0.28mi
534 Mansfield M #534 Boca Raton, FL	1.0	1.5	715	$1,300	$1.82	24d	1	0.28mi
445 Mansfield K #445 Boca Raton, FL	2.0	1.5	840	$1,700	$2.02	7d	1	0.28mi
86 Mansfield C Unit C Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	11d	1	0.28mi
1030 Rexford B Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	24d	1	0.31mi
4030 Rexford B Boca Raton, FL	2.0	2.0	916	$1,700	$1.86	18d	1	0.31mi
2039 Rexford C Boca Raton, FL	2.0	2.0	896	$1,550	$1.73	24d	1	0.31mi
4014 Newcastle A Unit A Boca Raton, FL	1.0	1.5	738	$1,495	$2.03	24d	1	0.32mi
1025 Newcastle B #1025 Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	16d	1	0.32mi
2017 Newcastle A Unit 2017 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	24d	1	0.32mi

HOA detail condo

• Monthly dues: $784 · $9,408/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-17
   status $95,000 Pending 96 DOM
2. 2026-06-17
   days on market $95,000 Active Under Contract 96 DOM
3. 2026-06-16
   days on market $95,000 Active Under Contract 95 DOM
4. 2026-06-15
   days on market $95,000 Active Under Contract 94 DOM
5. 2026-06-13
   days on market $95,000 Active Under Contract 92 DOM
6. 2026-06-09
   days on market $95,000 Active Under Contract 88 DOM
7. 2026-06-08
   days on market $95,000 Active Under Contract 87 DOM
8. 2026-06-07
   days on market $95,000 Active Under Contract 86 DOM
9. 2026-06-04
   days on market $95,000 Active Under Contract 83 DOM
10. 2026-06-03
    days on market $95,000 Active Under Contract 82 DOM
11. 2026-06-02
    days on market $95,000 Active Under Contract 81 DOM
12. 2026-06-02
    status $95,000 Active Under Contract 80 DOM
13. 2026-06-01
    days on market $95,000 Active 80 DOM
14. 2026-05-31
    days on market $95,000 Active 79 DOM
15. 2026-03-11
    listed $95,000 Active
16. 2017-01-19
    soldstatus $59,000
17. 2017-01-05
    soldstatus $59,000 Closed 202-char remark

    Show marketing remark (202 chars)

    Corner unit with newer appliances. Glass top stove, built in microwave. Tiled kitchen and dining room. Nice carpet through out. Terrific water view from tiled enclosed patio with closet. Nice furniture.

18. 2016-11-28
    status Pending 202-char remark

    Show marketing remark (202 chars)

    Corner unit with newer appliances. Glass top stove, built in microwave. Tiled kitchen and dining room. Nice carpet through out. Terrific water view from tiled enclosed patio with closet. Nice furniture.

19. 2016-11-05
    status Active 202-char remark

    Show marketing remark (202 chars)

    Corner unit with newer appliances. Glass top stove, built in microwave. Tiled kitchen and dining room. Nice carpet through out. Terrific water view from tiled enclosed patio with closet. Nice furniture.

20. 2016-09-08
    status Pending 202-char remark

    Show marketing remark (202 chars)

    Corner unit with newer appliances. Glass top stove, built in microwave. Tiled kitchen and dining room. Nice carpet through out. Terrific water view from tiled enclosed patio with closet. Nice furniture.

21. 2016-08-16
    listed $59,900 Active 202-char remark

    Show marketing remark (202 chars)

    Corner unit with newer appliances. Glass top stove, built in microwave. Tiled kitchen and dining room. Nice carpet through out. Terrific water view from tiled enclosed patio with closet. Nice furniture.

22. 1981-03-01
    soldstatus $47,300

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,058 · $88/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 · 27 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: $22,437
• − Mortgage interest: −$5,321
• − Property taxes: −$1,058
• − Insurance: −$475
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − HOA: −$9,408
• − Depreciation: −$2,764
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $849/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

+100.8% since first listed

8 events — show timeline

• 2026-03-11 Listed $95,000 Beaches MLS
• 2017-01-19 Sold (Public Records) $59,000 Public Records
• 2017-01-05 Sold (MLS) $59,000 Beaches MLS
• 2016-11-28 Pending — Beaches MLS
• 2016-11-05 Relisted — Beaches MLS
• 2016-09-08 Pending — Beaches MLS
• 2016-08-16 Listed $59,900 Beaches MLS
• 1981-03-01 Sold (Public Records) $47,300 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,058 · +4.8% YoY. Source: county tax records.