1052 Hythe #1052 · Boca Raton, FL 33434

$135,000

2 bd · 2.0 ba · 896 sqft · Condo · 16 Days on market

Built 1980 $729/mo HOA · 37% 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).

• 1% rule +9.6/10.0
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated first-floor apartment located in a desirable 55+ community, offering comfort, convenience, and style. This spacious unit features 2 bedrooms and 2 bathrooms, a fully updated modern kitchen with brand-new appliances, and a new air conditioning system for year-round comfort. Enjoy easy first-floor access and resort-style amenities including pool, gym, and more. Ideally located and move-in ready — a must-see opportunity!

Key facts

• Move-in ready
• $729 HOA
• Garage

Tags

• FIRST-FLOOR APARTMENT
• UPDATED MODERN KITCHEN
• NEW AIR CONDITIONING SYSTEM
• RESORT-STYLE AMENITIES
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (11.4% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $120k (11.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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); Eagles Landing Middle School (math 66% / reading 67%, grade A-, #84 of 571 statewide, top 16%, 1,508 students, 27% 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 27% FRL vs 52% district-wide (25 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 (+1.8%/yr); 421 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).
• This rent runs 31% of the median local income ($77k/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 $933 of loan paydown is wiped out by about $4k 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 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% 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 $119,572 (11.4% 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: 1.46% ✓
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 5.7

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: -24.0%
• Equity multiple: 0.19×
• Total profit: $-30,518
• Equity at exit: $20,129

10-year hold

• IRR: -25.2%
• Equity multiple: -0.13×
• Total profit: $-42,712
• Equity at exit: $11,672

Cash invested: $37,800 (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 33434

• Rents YoY: 1.8%
• Active inventory: 421
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$729
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-107

Break-even live

Break-even rent $2,104

Max offer price $119,572

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-60	+0% $-107	+5% $-153	+10% $-200
Rent	-10% $-262	-5% $-184	+0% $-107	+5% $-29	+10% $49
Rate	-1.0pp $-39	-0.5pp $-72	base $-107	+0.5pp $-142	+1.0pp $-177

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2050 Hythe C Boca Raton, FL	2.0	2.0	880	$3,200	$3.64	26d	1	0.02mi
2044 Hythe C Boca Raton, FL	2.0	2.0	896	$1,825	$2.04	26d	1	0.02mi
3032 Hythe A Unit 3032 Boca Raton, FL	2.0	2.0	896	$1,575	$1.76	26d	1	0.05mi
4047 Lincoln C Unit C Boca Raton, FL	2.0	2.0	916	$2,100	$2.29	7d	1	0.15mi
4019 Lincoln A Unit A Boca Raton, FL	2.0	2.0	896	$1,600	$1.79	26d	1	0.15mi
613 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	5d	1	0.16mi
613 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,700	$2.08	4d	1	0.16mi
119 Fanshaw C Unit 119 Boca Raton, FL	1.0	1.0	585	$1,299	$2.22	26d	1	0.17mi
320 Fanshaw H #320 Boca Raton, FL	2.0	1.5	835	$1,500	$1.80	9d	1	0.17mi
195 Fanshaw E #195 Boca Raton, FL	1.0	1.5	792	$1,300	$1.64	9d	1	0.17mi
560 Fanshaw N #560 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	26d	1	0.17mi
493 Fanshaw L #493 Boca Raton, FL	2.0	1.5	819	$2,300	$2.81	4d	1	0.17mi
137 Fanshaw D Boca Raton, FL	2.0	1.5	819	$1,800	$2.20	12d	1	0.17mi
43 Fanshaw B Boca Raton, FL	2.0	1.5	819	$1,625	$1.98	26d	1	0.17mi
147 Fanshaw D Boca Raton, FL	1.0	1.0	601	$1,350	$2.25	26d	1	0.17mi
257 Fanshaw G Boca Raton, FL	2.0	2.0	819	$1,750	$2.14	26d	1	0.17mi
17 Fanshaw a Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	24d	1	0.17mi
531 Fanshaw M Unit 531 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	26d	1	0.18mi
531 Fanshaw M Unit 531 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	3d	1	0.18mi
536 Fanshaw M Boca Raton, FL	2.0	2.0	819	$1,850	$2.26	26d	1	0.20mi
449 Fanshaw K #449 Boca Raton, FL	2.0	1.5	819	$1,850	$2.26	21d	1	0.20mi
108 Fanshaw C Boca Raton, FL	2.0	1.5	924	$1,700	$1.84	26d	1	0.20mi
251 Fanshaw F Boca Raton, FL	2.0	1.5	819	$1,450	$1.77	18d	1	0.20mi
389 Fanshaw J #389 Boca Raton, FL	2.0	1.5	819	$1,800	$2.20	5d	1	0.20mi
454 Fanshaw K Unit K Boca Raton, FL	1.0	1.5	715	$1,500	$2.10	17d	1	0.20mi
96 Fanshaw C Boca Raton, FL	1.0	1.5	702	$1,500	$2.14	1d	1	0.20mi
445 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,550	$1.89	9d	1	0.20mi
445 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,575	$1.92	26d	1	0.20mi
257 Fanshaw Way Unit 257 Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	26d	1	0.24mi
257 Fanshaw Way Unit 257 Boca Raton, FL	2.0	1.5	819	$1,700	$2.08	5d	1	0.24mi
4014 Newcastle A Unit A Boca Raton, FL	1.0	1.5	738	$1,495	$2.03	26d	1	0.26mi
1025 Newcastle B #1025 Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	18d	1	0.26mi
2017 Newcastle A Unit 2017 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	26d	1	0.26mi
3043 Exeter Boca Raton, FL	2.0	1.5	861	$1,949	$2.26	26d	1	0.30mi
445 Mansfield K #445 Boca Raton, FL	2.0	1.5	840	$1,700	$2.02	9d	1	0.31mi
86 Mansfield C Unit C Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	13d	1	0.31mi
540 Mansfield M Boca Raton, FL	1.0	1.0	810	$1,400	$1.73	26d	1	0.31mi
256 Mansfield G Unit G Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	20d	1	0.31mi
534 Mansfield M #534 Boca Raton, FL	1.0	1.5	715	$1,300	$1.82	26d	1	0.31mi
375 Mansfield I Unit I Boca Raton, FL	2.0	1.5	840	$1,625	$1.93	1d	1	0.31mi

HOA detail condo

• Monthly dues: $729 · $8,748/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-03-27
   status Pending
2. 2026-01-13
   listed $135,000 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 ≥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: $23,625
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − HOA: −$8,748
• − Depreciation: −$3,927
• Taxable loss: −$3,092
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $-537/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

2 events — show timeline

• 2026-03-27 Pending — Beaches MLS
• 2026-01-13 Listed $135,000 Beaches MLS