2476 NW 66th Dr · Boca Raton, FL 33496

$450,000

3 bd · 2.0 ba · 1,755 sqft · SingleFamily public records · 111 Days on market

Built 1991 6,382 sqft lot $603/mo HOA · 8% of rent

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MODEL PERFECT, IMMACULATE ONE STORY HOME! . HEAVILY LANDSCAPED PRIVATE YARD. TROPICAL SETTING FOR POOL AND SPA! CAN BE PURCHASED FURN. FOR $264,500. SOCIAL MEMBERSHIP REQ. EXCL. TV & STEREO. VIRTUAL TOUR. TV AND STEREO ARE EXCLUDED.

Key facts

• Private pool
• One story home
• Eat in dining area

Tags

• ONE STORY HOME
• SPLIT BEDROOM FLOOR PLAN
• GRANITE COUNTERTOPS
• EAT IN DINING AREA
• LARGE SCREENED PATIO
• PRIVATE POOL

Property features AI

Finance

• Financial info: Pets allowed (breed restrictions apply)
• HOA & community: Has association; Monthly HOA fee; Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball courts, golf course, putting green, basketball court, bocce ball, billiard and game rooms, cafe/restaurant, playground, sidewalks and street lights; HOA fee includes cable TV, common areas and recreation facilities

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Security: Gated community with guard; Security patrol; Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Single-family residence; One-story; Entry-level living area; Faces north; Resale property
• Construction: Concrete/CBS construction; Concrete/spanish tile roof
• Exterior features: Covered, open and screened patios; Patio; Fenced; Private in-ground pool with spa (above ground and in-ground spa features noted); Zero lot line

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Cathedral and vaulted ceilings; Walk-in closets; Split bedroom layout; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $450k).
• Recommended offer: $410k (9.0% below list) — sets the bar for market timing.

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: Calusa Elementary School (math 83% / reading 85%, grade A+, #55 of 2,144 statewide, top 3%, 867 students, 17% 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 24% FRL vs 52% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 73% at this address vs 50% district-wide (+24 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $48k of equity ($3k loan paydown + $45k 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 $126k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($410k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y 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 $245k; list at $450k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $409,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.68% ✓
• Cap rate: 13.57%
• Cash-on-cash: 25.98%
• DSCR: 2.16
• GRM: 5.0

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: 43.5%
• Equity multiple: 4.28×
• Total profit: $413,810
• Equity at exit: $405,396

10-year hold

• IRR: 37.3%
• Equity multiple: 9.51×
• Total profit: $1,072,075
• Equity at exit: $874,251

Cash invested: $126,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $7,569 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$188
• HOA: −$603
• Vacancy / Maint / Mgmt: −$1,589
• Net cashflow: $2,728

Break-even live

Break-even rent $4,116

Max offer price $450,000

Occupancy floor 59%

Sensitivity live

Price	-10% $2,983	-5% $2,855	+0% $2,728	+5% $2,601	+10% $2,473
Rent	-10% $2,130	-5% $2,429	+0% $2,728	+5% $3,027	+10% $3,326
Rate	-1.0pp $2,955	-0.5pp $2,842	base $2,728	+0.5pp $2,611	+1.0pp $2,493

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	11d	1	0.05mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	25d	1	0.05mi
2464 NW 66th Dr Boca Raton, FL	3.0	3.5	2568	$10,000	$3.89	25d	1	0.08mi
5801 NW 24th Ave #1001 Boca Raton, FL	3.0	2.5	1957	$13,000	$6.64	17d	1	0.46mi
2431 NW 59th St #404 Boca Raton, FL	3.0	2.5	1957	$10,000	$5.11	25d	1	0.55mi
3151 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1497	$3,145	$2.10	25d	1	0.61mi
3113 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1268	$3,200	$2.52	21d	1	0.63mi
3113 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1268	$3,100	$2.44	8d	1	0.63mi
3143 Clint Moore Rd #105 Boca Raton, FL	3.0	2.0	1497	$3,250	$2.17	25d	1	0.70mi
3153 Clint Moore Rd #108 Boca Raton, FL	2.0	2.0	1303	$2,600	$2.00	25d	1	0.71mi
3299 Clint Moore Rd Boca Raton, FL	2.0	2.0	1261	$2,300	$1.82	18d	1	0.92mi
3299 Clint Moore Rd Boca Raton, FL	2.0	2.0	1261	$2,348	$1.86	22d	2	0.92mi
3299 Clint Moore Rd #202 Boca Raton, FL	2.0	2.0	1261	$2,300	$1.82	6d	1	0.92mi
6503 N Military Trl Boca Raton, FL	1.0–2.0	1.0–2.0	1155	$3,211	$2.78	0d	51	0.94mi
2771 NW 49th St Boca Raton, FL	4.0	3.0	2596	$6,195	$2.39	18d	1	1.00mi
2237 NW 53rd St Boca Raton, FL	3.0	3.5	2305	$25,000	$10.85	25d	1	1.05mi
5555 N Military Trl Boca Raton, FL	2.0–3.0	2.0–3.0	1282	$5,069	$3.95	2d	21	1.10mi
2218 NW 52nd St Boca Raton, FL	2.0	2.5	1482	$13,000	$8.77	25d	1	1.12mi
17099 Ryton Ln Boca Raton, FL	3.0	2.5	2492	$18,000	$7.22	25d	1	1.15mi
2093 NW 52nd St Unit 2093 Boca Raton, FL	3.0	2.5	1835	$13,000	$7.08	25d	1	1.16mi
2683 NW 45th St Boca Raton, FL	4.0	2.5	2371	$6,750	$2.85	5d	1	1.18mi
2011 NW 53rd St Boca Raton, FL	3.0	2.5	2461	$11,000	$4.47	13d	1	1.22mi
2034 NW 52nd St Boca Raton, FL	2.0	2.5	1527	$12,000	$7.86	25d	1	1.22mi
5500 N Military Trl Boca Raton, FL	1.0–3.0	1.0–2.0	1053	$5,619	$5.33	0d	26	1.29mi
4695 Brandywine Dr Boca Raton, FL	3.0	3.0	1974	$4,750	$2.41	25d	1	1.36mi
5605 Forest Oaks Ter Delray Beach, FL	3.0	3.0	2092	$10,000	$4.78	14d	1	1.40mi
16843 Boca Delray Dr Delray Beach, FL	2.0	2.0	1533	$4,900	$3.20	22d	1	1.44mi

HOA detail

• Monthly dues: $603 · $7,236/yr
• Likely covers: pool

Listing history 36 events

1. 2026-06-18
   days on market $450,000 Active 111 DOM
2. 2026-06-17
   days on market $450,000 Active 110 DOM
3. 2026-06-16
   days on market $450,000 Active 109 DOM
4. 2026-06-15
   days on market $450,000 Active 108 DOM
5. 2026-06-13
   days on market $450,000 Active 106 DOM
6. 2026-06-09
   days on market $450,000 Active 102 DOM
7. 2026-06-08
   days on market $450,000 Active 101 DOM
8. 2026-06-07
   days on market $450,000 Active 100 DOM
9. 2026-06-04
   days on market $450,000 Active 97 DOM
10. 2026-06-03
    days on market $450,000 Active 96 DOM
11. 2026-06-02
    days on market $450,000 Active 95 DOM
12. 2026-06-01
    days on market $450,000 Active 94 DOM
13. 2026-05-31
    days on market $450,000 Active 93 DOM
14. 2026-05-20
    status Active
15. 2026-05-06
    historical Active Under Contract
16. 2026-02-27
    listed $450,000 Active
17. 2023-11-30
    historical
18. 2023-08-11
    listed $475,000 Active
19. 2004-04-30
    soldstatus $245,000
20. 2004-04-26
    soldstatus $245,000 238-char remark

    Show marketing remark (238 chars)

    MODEL PERFECT, IMMACULATE ONE STORY HOME! . HEAVILY LANDSCAPED PRIVATE YARD. TROPICAL SETTING FOR POOL AND SPA! CAN BE PURCHASED FURN. FOR $264,500. SOCIAL MEMBERSHIP REQ. EXCL. TV & STEREO. VIRTUAL TOUR. TV AND STEREO ARE EXCLUDED.

21. 2004-03-31
    historical 238-char remark

    Show marketing remark (238 chars)

    MODEL PERFECT, IMMACULATE ONE STORY HOME! . HEAVILY LANDSCAPED PRIVATE YARD. TROPICAL SETTING FOR POOL AND SPA! CAN BE PURCHASED FURN. FOR $264,500. SOCIAL MEMBERSHIP REQ. EXCL. TV & STEREO. VIRTUAL TOUR. TV AND STEREO ARE EXCLUDED.

22. 2003-11-24
    listed $259,900 238-char remark

    Show marketing remark (238 chars)

    MODEL PERFECT, IMMACULATE ONE STORY HOME! . HEAVILY LANDSCAPED PRIVATE YARD. TROPICAL SETTING FOR POOL AND SPA! CAN BE PURCHASED FURN. FOR $264,500. SOCIAL MEMBERSHIP REQ. EXCL. TV & STEREO. VIRTUAL TOUR. TV AND STEREO ARE EXCLUDED.

23. 2003-09-10
    soldstatus $237,500
24. 2003-07-15
    soldstatus $220,000
25. 2003-06-30
    historical
26. 2003-01-15
    listed $239,000
27. 2003-01-15
    historical
28. 2002-08-13
    historical
29. 2002-08-11
    listed $275,000
30. 2002-08-01
    listed $359,000
31. 1999-06-11
    soldstatus $171,428
32. 1999-04-02
    soldstatus $200,000
33. 1999-03-10
    historical
34. 1998-12-09
    listed $210,000
35. 1992-12-18
    soldstatus $192,900
36. 1992-04-20
    soldstatus $255,600

ⓘ 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: $1,213 · $101/mo
• Projected year-2 tax: $3,735 · $311/mo
• Expected delta: +$2,522/yr (+$210/mo · 207.9%)

ⓘ 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 ≥106°F today · 25 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: $90,826
• − Mortgage interest: −$25,207
• − Property taxes: −$1,213
• − Insurance: −$2,250
• − Repairs & maintenance: −$7,266
• − Management: −$7,266
• − HOA: −$7,236
• − Depreciation: −$13,091
• Taxable income: $27,297
• Est. tax owed @ 24.0%: −$6,551
• After-tax cash flow: $26,184/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

• Census place: Boca Raton, FL
• 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

+76.1% since first listed

23 events — show timeline

• 2026-05-20 Relisted — Beaches MLS
• 2026-05-06 Contingent — Beaches MLS
• 2026-02-27 Listed $450,000 Beaches MLS
• 2023-11-30 Listing Removed — Beaches MLS
• 2023-08-11 Listed $475,000 Beaches MLS
• 2004-04-30 Sold (Public Records) $245,000 Public Records
• 2004-04-26 Sold (MLS) $245,000 Beaches MLS
• 2004-03-31 Listing Removed — Beaches MLS
• 2003-11-24 Listed $259,900 Beaches MLS
• 2003-09-10 Sold (Public Records) $237,500 Public Records
• 2003-07-15 Sold (MLS) $220,000 Beaches MLS
• 2003-06-30 Listing Removed — Beaches MLS
• 2003-01-15 Listing Removed — Beaches MLS
• 2003-01-15 Listed $239,000 Beaches MLS
• 2002-08-13 Listing Removed — Beaches MLS
• 2002-08-11 Listed $275,000 Beaches MLS
• 2002-08-01 Listed $359,000 Beaches MLS
• 1999-06-11 Sold (Public Records) $171,428 Public Records
• 1999-04-02 Sold (MLS) $200,000 Beaches MLS
• 1999-03-10 Listing Removed — Beaches MLS
• 1998-12-09 Listed $210,000 Beaches MLS
• 1992-12-18 Sold (Public Records) $192,900 Public Records
• 1992-04-20 Sold (Public Records) $255,600 Public Records

Property tax history

-4.0%/yr

Latest (2025): $1,213 · +3.9% YoY. Source: county tax records.