415 Mansfield Unit J · Boca Raton, FL 33434

$85,000

1 bd · 1.5 ba · 720 sqft · Condo public records · 33 Days on market

Built 1980 $747/mo HOA · 44% 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 +16.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

Priced for a quick sale. Fixer-upper one bedroom, one and one half bath condo in popular Century Village East in Boca Raton. Top floor unit near bus and community pool. Perfect for snowbird or year-round living. Buyer must be 55+. No pets. Maintenance includes Water, Sewer, Waste, Basic Cable, Security, Building Insurance, Building Maintenance, access to club house and recreation amenities; theatre, swimming pools, exercise areas, tennis, CV transportation, plus more. All offers must be submitted in writing by 5:00pm on 10/4/19.

Key facts

• $747 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Unit in building named Mansfield J; Living area listed from public records
• Financial info: Pets not allowed; Senior community
• HOA & community: Association: Mansfield; Monthly HOA dues include cable TV, insurance, water, and grounds maintenance; Association amenities: Billiard room, Clubhouse, Fitness center, Game room, Indoor pool, Jogging path, Laundry, Pool, Tennis courts, Trash chute, Courtesy bus, Library; Monthly association fee

Exterior

• Parking: Assigned parking (1 space); Open parking available (1 space)
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; One level; Faces south; Resale unit; Located in a gated community with guard and security patrol
• Construction: Built with concrete block (CBS); Flat roof; Building has 3 stories
• Exterior features: Private maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: No additional interior features listed; Partially furnished
• Laundry & utility: Laundry available (building amenity)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $53 ($638/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 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 $588 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 33 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $85k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 44% 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 1.99% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• 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: -14.3%
• Equity multiple: 0.50×
• Total profit: $-11,934
• Equity at exit: $12,674

10-year hold

• IRR: -9.1%
• Equity multiple: 0.49×
• Total profit: $-12,206
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$446
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$35
• HOA: −$747
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $53

Break-even live

Break-even rent $1,624

Max offer price $85,000

Occupancy floor 92%

Sensitivity live

Price	-10% $101	-5% $77	+0% $53	+5% $29	+10% $5
Rent	-10% $-80	-5% $-14	+0% $53	+5% $120	+10% $187
Rate	-1.0pp $96	-0.5pp $75	base $53	+0.5pp $31	+1.0pp $9

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Mansfield M Unit 517 Boca Raton, FL	1.0	1.5	715	$1,550	$2.17	26d	1	0.10mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	4d	1	0.14mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	26d	1	0.14mi
91 Preston Way Unit 91 Boca Raton, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.14mi
474 Mansfield L Unit L Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	12d	1	0.14mi
457 Mansfield I Unit 457 Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	5d	1	0.16mi
202 Mansfield E Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	1d	1	0.16mi
534 Mansfield M #534 Boca Raton, FL	1.0	1.5	715	$1,300	$1.82	26d	1	0.21mi
86 Mansfield C Unit C Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	13d	1	0.21mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,450	$2.42	24d	1	0.21mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,350	$2.25	9d	1	0.21mi
4014 Newcastle A Unit A Boca Raton, FL	1.0	1.5	738	$1,495	$2.03	26d	1	0.29mi
68 Suffolk F Unit 68 Boca Raton, FL	1.0	1.5	720	$2,750	$3.82	26d	1	0.39mi
209 Suffolk F Unit F Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	26d	1	0.39mi
250 Suffolk F #250 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	5d	1	0.39mi
171 Suffolk F #171 Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	12d	1	0.39mi
1072 Yarmouth E #1072 Boca Raton, FL	1.0	1.5	738	$1,950	$2.64	26d	1	0.52mi
4067 Yarmouth D Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	5d	1	0.52mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	26d	1	0.59mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	26d	1	0.62mi
119 Fanshaw C Unit 119 Boca Raton, FL	1.0	1.0	585	$1,299	$2.22	26d	1	0.64mi
147 Fanshaw D Boca Raton, FL	1.0	1.0	601	$1,350	$2.25	26d	1	0.64mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	26d	1	0.64mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	26d	1	0.64mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	4d	1	0.64mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	3d	1	0.64mi
454 Fanshaw K Unit K Boca Raton, FL	1.0	1.5	715	$1,500	$2.10	17d	1	0.65mi
96 Fanshaw C Boca Raton, FL	1.0	1.5	702	$1,500	$2.14	1d	1	0.65mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	26d	1	0.70mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	9d	1	0.71mi
321 Dorset Dr Boca Raton, FL	1.0	1.5	720	$1,590	$2.21	26d	1	0.78mi
82 Fanshaw Dr Unit 82 Boca Raton, FL	1.0	1.5	702	$1,250	$1.78	26d	1	0.83mi
314 Brighton H Unit H Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	16d	1	0.84mi
251 Brighton F Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	26d	1	0.84mi
129 Brighton D Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	26d	1	0.84mi
359 Brighton I Unit I Boca Raton, FL	1.0	1.5	735	$1,550	$2.11	26d	1	0.84mi
251 Brighton Dr Unit 251 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	9d	1	0.86mi
156 Brighton Dr Unit 156 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	26d	1	0.86mi
119 Dorset Dr Unit 119 Boca Raton, FL	1.0	1.0	600	$1,400	$2.33	26d	1	0.87mi
22 Brighton Dr Unit 22 Boca Raton, FL	1.0	1.0	600	$1,300	$2.17	9d	1	0.88mi

HOA detail condo

• Monthly dues: $747 · $8,964/yr
• Likely covers: watersewercableinsurancepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $85,000 Active 33 DOM
2. 2026-06-18
   days on market $85,000 Active 30 DOM
3. 2026-06-17
   days on market $85,000 Active 29 DOM
4. 2026-06-16
   days on market $85,000 Active 28 DOM
5. 2026-06-16
   price $85,000 Active 27 DOM
6. 2026-06-15
   days on market $96,000 Active 27 DOM
7. 2026-06-13
   days on market $96,000 Active 25 DOM
8. 2026-06-09
   days on market $96,000 Active 21 DOM
9. 2026-06-08
   days on market $96,000 Active 20 DOM
10. 2026-06-07
    days on market $96,000 Active 19 DOM
11. 2026-06-04
    days on market $96,000 Active 16 DOM
12. 2026-06-03
    days on market $96,000 Active 15 DOM
13. 2026-06-02
    days on market $96,000 Active 14 DOM
14. 2026-06-01
    days on market $96,000 Active 13 DOM
15. 2026-05-31
    days on market $96,000 Active 12 DOM
16. 2026-05-19
    listed $96,000 Active
17. 2019-12-20
    soldstatus $39,000
18. 2019-12-17
    soldstatus $39,000 Closed 534-char remark

    Show marketing remark (534 chars)

    Priced for a quick sale. Fixer-upper one bedroom, one and one half bath condo in popular Century Village East in Boca Raton. Top floor unit near bus and community pool. Perfect for snowbird or year-round living. Buyer must be 55+. No pets. Maintenance includes Water, Sewer, Waste, Basic Cable, Security, Building Insurance, Building Maintenance, access to club house and recreation amenities; theatre, swimming pools, exercise areas, tennis, CV transportation, plus more. All offers must be submitted in writing by 5:00pm on 10/4/19.

19. 2019-10-05
    historical Contingent 534-char remark

    Show marketing remark (534 chars)

    Priced for a quick sale. Fixer-upper one bedroom, one and one half bath condo in popular Century Village East in Boca Raton. Top floor unit near bus and community pool. Perfect for snowbird or year-round living. Buyer must be 55+. No pets. Maintenance includes Water, Sewer, Waste, Basic Cable, Security, Building Insurance, Building Maintenance, access to club house and recreation amenities; theatre, swimming pools, exercise areas, tennis, CV transportation, plus more. All offers must be submitted in writing by 5:00pm on 10/4/19.

20. 2019-10-01
    listed $39,000 Active 534-char remark

    Show marketing remark (534 chars)

    Priced for a quick sale. Fixer-upper one bedroom, one and one half bath condo in popular Century Village East in Boca Raton. Top floor unit near bus and community pool. Perfect for snowbird or year-round living. Buyer must be 55+. No pets. Maintenance includes Water, Sewer, Waste, Basic Cable, Security, Building Insurance, Building Maintenance, access to club house and recreation amenities; theatre, swimming pools, exercise areas, tennis, CV transportation, plus more. All offers must be submitted in writing by 5:00pm on 10/4/19.

21. 1991-08-21
    soldstatus $36,000
22. 1980-11-01
    soldstatus $36,300

ⓘ 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: $655 · $55/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$50/yr (+$4/mo · 7.7%)

ⓘ 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: $20,293
• − Mortgage interest: −$4,761
• − Property taxes: −$655
• − Insurance: −$425
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − HOA: −$8,964
• − Depreciation: −$2,473
• Taxable loss: −$232
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $694/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

+164.5% since first listed

7 events — show timeline

• 2026-05-19 Listed $96,000 Beaches MLS
• 2019-12-20 Sold (Public Records) $39,000 Public Records
• 2019-12-17 Sold (MLS) $39,000 Beaches MLS
• 2019-10-05 Contingent — Beaches MLS
• 2019-10-01 Listed $39,000 Beaches MLS
• 1991-08-21 Sold (Public Records) $36,000 Public Records
• 1980-11-01 Sold (Public Records) $36,300 Public Records

Property tax history

+2.4%/yr

Latest (2025): $655 · +3.1% YoY. Source: county tax records.