8662 Bella Vista Dr · Boca Raton, FL 33433

$198,000

2 bd · 2.0 ba · 1,332 sqft · Condo · 58 Days on market

Built 1975 Good condition $600/mo HOA · 22% 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 +18.3/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the quintessential South Florida lifestyle in this beautifully updated corner villa, nestled within the gated 55+ community of Boca Lakes. This bright, inviting home features a spacious open-concept layout with modern wood-look tile flooring, Luxury Vinyl Plank & a fresh, neutral palette throughout. The kitchen offers crisp white cabinetry & a convenient laundry nook with a stacked washer/dryer. Both bathrooms have been tastefully upgraded & recent updates include a new 2025 water heater and ~4yr roof. Impact windows are featured throughout for your peace of mind, including dual-open rear windows for added versatility & airflow. The living & dining a

Key facts

• Gated community
• Laundry nook
• White cabinetry

Tags

• CORNER VILLA
• GATED COMMUNITY
• OPEN-CONCEPT LAYOUT
• MODERN WOOD-LOOK TILE FLOORING
• WHITE CABINETRY
• LAUNDRY NOOK

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas; Association amenities include clubhouse, pool (heated), tennis courts, pickleball, and shuffleboard court; Senior community

Exterior

• Parking: Guest parking available; Two or more parking spaces
• Security: Complex fenced; High-impact doors
• Utilities: Cable available; Heated association pool
• Home design: Single-story residence; Attached property
• Construction: Block construction; Resale property
• Exterior features: Patio; Security/high-impact doors; Complex is fenced

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; First-floor entry; Split bedroom layout; Walk-in closet(s); Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $198k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $198k).
• Recommended offer: $192k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 flat; 430 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 39% of the median local income ($84k/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 $1k of loan paydown is wiped out by about $6k 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 58 days — a 3% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $192,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.37% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.51×
• Total profit: $-27,281
• Equity at exit: $29,522

10-year hold

• IRR: -12.9%
• Equity multiple: 0.37×
• Total profit: $-34,956
• Equity at exit: $17,119

Cash invested: $55,440 (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 33433

• Rents YoY: 0.3%
• Active inventory: 430
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,720 high
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$248 /mo · $2,970/yr
• Insurance: −$82
• HOA: −$600
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $181

Break-even live

Break-even rent $2,492

Max offer price $198,000

Occupancy floor 88%

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8588 Bella Vista Dr Boca Raton, FL	2.0	2.0	1332	$2,999	$2.25	24d	1	0.06mi
8729 Chevy Chase Dr Boca Raton, FL	2.0	2.0	1332	$2,000	$1.50	24d	1	0.07mi
8732 Bella Vista Dr #42 Boca Raton, FL	2.0	2.0	908	$1,900	$2.09	24d	1	0.08mi
20886 Vinesta Cir Unit 313 Boca Raton, FL	2.0	2.0	1332	$1,800	$1.35	24d	1	0.12mi
20867 Wendall Ter Boca Raton, FL	2.0	1.5	908	$1,800	$1.98	24d	1	0.12mi
8744 Bella Vista Dr Boca Raton, FL	2.0	2.0	1332	$2,100	$1.58	5d	1	0.12mi
8540 Chevy Chase Dr Unit 8540 Boca Raton, FL	1.0	1.0	908	$2,000	$2.20	24d	1	0.14mi
8833 Bella Vista Dr #8833 Boca Raton, FL	2.0	2.0	908	$3,250	$3.58	24d	1	0.19mi
8458 Boca Glades Blvd E Boca Raton, FL	2.0	2.0	1307	$3,200	$2.45	5d	1	0.28mi
20927 Sedgewick Dr Unit 20927 Boca Raton, FL	2.0	1.0	908	$1,950	$2.15	24d	1	0.31mi
8534 Via D Oro Boca Raton, FL	3.0	2.0	1866	$5,500	$2.95	4d	1	0.37mi
8534 Via D Oro Boca Raton, FL	3.0	2.0	1866	$5,500	$2.95	18d	1	0.37mi
8320 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,500	$2.07	20d	1	0.37mi
8320 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,400	$2.02	5d	1	0.37mi
8289 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,300	$1.96	24d	1	0.38mi
8289 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,300	$1.96	12d	1	0.38mi
8272 Via Serena Boca Raton, FL	3.0	2.5	1553	$3,300	$2.12	15d	1	0.41mi
21018 Via Eden Boca Raton, FL	3.0	2.5	1552	$3,350	$2.16	24d	1	0.43mi
21115 Via Eden Boca Raton, FL	3.0	2.5	1553	$3,500	$2.25	24d	1	0.44mi
21102 Via Eden Boca Raton, FL	3.0	2.5	1702	$3,250	$1.91	17d	1	0.46mi
8440 Boca Glades Blvd E Boca Raton, FL	2.0	2.0	1307	$3,400	$2.60	22d	1	0.50mi
8657 Boca Glades Blvd E Unit C Boca Raton, FL	3.0	2.0	1098	$2,800	$2.55	24d	1	0.50mi
21270 Via Eden Boca Raton, FL	3.0	2.5	1812	$3,400	$1.88	7d	1	0.52mi
20525 S Charlston St Boca Raton, FL	2.0–3.0	2.0	1484	$3,439	$2.32	1d	2	0.55mi
21362 Juego Cir Unit 33f Boca Raton, FL	2.0	2.0	1216	$3,500	$2.88	24d	1	0.56mi
21411 Juego Cir Unit 32b Boca Raton, FL	2.0	2.0	1216	$1,950	$1.60	24d	1	0.59mi
21214 Lago Cir Unit 8f Boca Raton, FL	2.0	2.0	1216	$4,200	$3.45	24d	1	0.59mi
9316 Ketay Cir Boca Raton, FL	3.0	2.5	1587	$3,500	$2.21	4d	1	0.62mi
9280 Sable Ridge Cir Apt B Boca Raton, FL	2.0	2.0	1475	$2,700	$1.83	3d	1	0.64mi
8425 Casa del Lago Unit C Boca Raton, FL	2.0	2.0	1216	$2,100	$1.73	22d	1	0.64mi
9292 Sabal Ridge Cir Unit D Boca Raton, FL	2.0	2.0	1475	$2,650	$1.80	24d	1	0.67mi
9256 Sabal Ridge Cir Unit D Boca Raton, FL	2.0	2.0	1475	$2,695	$1.83	24d	1	0.67mi
9292 Sabal Ridge Cir Unit D Boca Raton, FL	2.0	2.0	1475	$2,650	$1.80	11d	1	0.67mi
21650 Juego Cir Unit 24b Boca Raton, FL	2.0	2.0	1216	$3,000	$2.47	24d	1	0.70mi
9260 Ketay Cir #2 Boca Raton, FL	2.0	2.0	1279	$2,200	$1.72	24d	1	0.70mi
9364 Ketay Cir Unit 5 Boca Raton, FL	3.0	2.5	1587	$3,200	$2.02	15d	1	0.72mi
9364 Ketay Cir Unit 5 Boca Raton, FL	3.0	2.5	1587	$3,300	$2.08	22d	1	0.72mi
20824 Boca Ridge Dr N Boca Raton, FL	3.0	2.5	1861	$3,700	$1.99	24d	1	0.76mi
21535 Cypress Hammock Dr Unit 36J Boca Raton, FL	2.0	2.0	1266	$2,200	$1.74	24d	1	0.80mi
21643 Cypress Rd Unit 14C Boca Raton, FL	2.0	2.5	1426	$2,590	$1.82	3d	1	0.80mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $198,000 Active 58 DOM
2. 2026-06-17
   days on market $198,000 Active 57 DOM
3. 2026-06-16
   days on market $198,000 Active 56 DOM
4. 2026-06-15
   days on market $198,000 Active 55 DOM
5. 2026-06-13
   pricedays on market $198,000 Active 53 DOM
6. 2026-06-09
   days on market $218,000 Active 49 DOM
7. 2026-06-08
   days on market $218,000 Active 48 DOM
8. 2026-06-07
   days on market $218,000 Active 47 DOM
9. 2026-06-04
   days on market $218,000 Active 44 DOM
10. 2026-06-03
    days on market $218,000 Active 43 DOM
11. 2026-06-02
    days on market $218,000 Active 42 DOM
12. 2026-06-01
    days on market $218,000 Active 41 DOM
13. 2026-05-31
    days on market $218,000 Active 40 DOM
14. 2026-04-21
    listed $218,000 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 · 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: $32,644
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$990
• − Repairs & maintenance: −$2,612
• − Management: −$2,612
• − HOA: −$7,200
• − Depreciation: −$5,760
• Taxable loss: −$590
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $2,311/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.

Condition & rehab AI · 3 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated corner villa in Boca Lakes offers a bright and inviting living space with modern updates and a good condition score.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and resale value
• Both Replace landscaping with drought-tolerant plants — Reduces maintenance and enhances curb appeal
• Resale Upgrade kitchen appliances — Modernizes the kitchen and appeals to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and resale value ↑
• Both Replace landscaping with drought-tolerant plants — Reduces maintenance and enhances curb appeal ↑
• Resale Upgrade kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 47,005
• Household income: $84,091
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 2900.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 15% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2% Dominican 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Russian 3%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 15% Other Indo-European 10% Russian/Polish/Slavic 3%

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: ▼ -227.85%
• Current HPI: 306.738
• Rent YoY: ▲ 0.33%
• 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

1 event — show timeline

• 2026-04-21 Listed $218,000 MARMLS