18460 Tapadero Ter · Boca Raton, FL 33496

$549,000

4 bd · 2.0 ba · 1,645 sqft · SingleFamily public records · 17 Days on market

Built 1980 7,998 sqft lot $49/mo HOA · 1% of rent

---

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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• 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
• 1% rule +2.2/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Largest home in Saddle Brook on a quiet cul de sac. Recently painted, Impact windows, Totally remodeled kitchen with beautiful Granite counter top, Crown molding, 16 inch tile throughout, Split bedroom plan, Outside cooking with built in grill and granite counter tops, Brick paved driveway and backyard area, & sheds, Avocado trees and walk to Whispering Pine Elementary. .. This home will not last long!

Key facts

• Renovated bathrooms
• Quiet cul-de-sac
• Large shed

Tags

• FENCED BACKYARD
• LARGE SHED
• HURRICANE-IMPACT GLASS WINDOWS
• RENOVATED BATHROOMS
• QUIET CUL-DE-SAC

Property features AI

Finance

• HOA & community: Community: Spanish Isles; Annual association fee (covers common areas); Community amenities include jogging path and sidewalks

Exterior

• Parking: Driveway parking for 4 vehicles; No carport
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single family residence; One story; Resale property; Faces south
• Construction: Built with CBS construction; Shingle roof; Block foundation
• Exterior features: Shed(s); Fenced yard; Cul-de-sac lot; Asphalt road access; Publicly maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer
• Bedrooms: 4 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Kitchen island; Walk-in closets; Storm windows
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $549k.

Deal economics

• At list price, monthly cash flow is $-601 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $443k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $397k (27.7% below list).
• Recommended offer: $397k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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); Omni Middle School (math 66% / reading 66%, grade A-, #93 of 571 statewide, top 16%, 1,128 students, 29% 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 28% FRL vs 52% district-wide (24 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 (+2.3%/yr); 330 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $59k of equity ($4k loan paydown + $55k 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.
• By year 2, paydown + projected appreciation supports a ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($541k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $252k; list at $549k implies a 117% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $396,878 (27.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.72% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.69%
• DSCR: 0.79
• GRM: 11.5

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: 20.8%
• Equity multiple: 2.68×
• Total profit: $257,993
• Equity at exit: $494,583

10-year hold

• IRR: 18.7%
• Equity multiple: 6.10×
• Total profit: $784,512
• Equity at exit: $1,066,586

Cash invested: $153,720 (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: 330
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $3,969 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$580 /mo · $6,958/yr
• Insurance: −$229
• HOA: −$49
• Vacancy / Maint / Mgmt: −$833
• Net cashflow: $-601

Break-even live

Break-even rent $4,730

Max offer price $442,783

Occupancy floor —

Sensitivity live

Price	-10% $-290	-5% $-446	+0% $-601	+5% $-757	+10% $-912
Rent	-10% $-915	-5% $-758	+0% $-601	+5% $-445	+10% $-288
Rate	-1.0pp $-325	-0.5pp $-462	base $-601	+0.5pp $-744	+1.0pp $-888

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9585 Affirmed Ln Boca Raton, FL	4.0	2.0	1756	$3,950	$2.25	7d	1	0.08mi
9732 Saddlebrook Dr Boca Raton, FL	4.0	2.0	1388	$3,235	$2.33	13d	1	0.08mi
9713 Boca Gardens Pkwy Unit D Boca Raton, FL	3.0	3.5	1325	$3,995	$3.02	16d	1	0.17mi
9448 Saddlebrook Dr Unit 9448 Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	26d	1	0.19mi
9448 Saddlebrook Dr Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	22d	1	0.19mi
9392 Affirmed Ln Boca Raton, FL	3.0	2.0	1635	$3,200	$1.96	16d	1	0.23mi
9841 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1435	$4,500	$3.14	26d	1	0.26mi
9850 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1364	$3,600	$2.64	26d	1	0.29mi
9975 Boca Gardens Trl Unit A Boca Raton, FL	3.0	2.0	1276	$3,300	$2.59	9d	1	0.31mi
9785 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1172	$3,600	$3.07	20d	1	0.32mi
9590 Islamorada Ter Boca Raton, FL	4.0	2.5	2064	$5,000	$2.42	23d	1	0.34mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	13d	1	0.40mi
9928 Moss Pond Dr Unit 9928 Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	16d	1	0.40mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	26d	1	0.40mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,400	$3.00	6d	1	0.43mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,500	$3.09	6d	1	0.43mi
9505 Aegean Dr Boca Raton, FL	4.0	2.5	2133	$4,200	$1.97	9d	1	0.48mi
9203 Boca Gardens Cir S Unit D Boca Raton, FL	3.0	2.5	2088	$3,300	$1.58	26d	1	0.49mi
9190 Boca Gardens Pkwy Unit B Boca Raton, FL	3.0	2.5	1845	$3,500	$1.90	26d	1	0.51mi
9636 Tavernier Dr Boca Raton, FL	3.0	2.0	1820	$4,200	$2.31	26d	1	0.51mi
9104 Affirmed Ln Boca Raton, FL	3.0	2.0	1266	$3,215	$2.54	1d	1	0.52mi
9238 Vineland Ct Unit G Boca Raton, FL	3.0	2.0	1318	$3,100	$2.35	0d	1	0.54mi
18917 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,350	$2.96	26d	1	0.56mi
18298 102nd Way S Boca Raton, FL	4.0	2.0	1853	$6,500	$3.51	26d	1	0.65mi
9387 Richmond Cir Boca Raton, FL	3.0	2.0	1849	$4,100	$2.22	12d	1	0.80mi
9387 Richmond Cir Boca Raton, FL	3.0	2.0	1849	$4,100	$2.22	1d	1	0.80mi
9940 Liberty Rd Boca Raton, FL	4.0	2.0	1674	$5,500	$3.29	26d	1	0.93mi
9718 Lancaster Pl Boca Raton, FL	3.0	2.0	1773	$4,400	$2.48	26d	1	0.95mi
9680 Lancaster Pl Boca Raton, FL	3.0	2.0	1504	$4,850	$3.22	26d	1	0.95mi
19287 Liberty Rd Boca Raton, FL	3.0	3.0	1327	$3,450	$2.60	7d	1	0.98mi
19287 Liberty Rd Boca Raton, FL	3.0	2.0	1327	$3,450	$2.60	26d	1	0.98mi
19287 Liberty Rd Boca Raton, FL	3.0	3.0	1327	$3,450	$2.60	12d	1	0.98mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	26d	1	0.99mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	16d	1	0.99mi
10780 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,500	$2.41	9d	1	1.10mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,800	$2.62	20d	1	1.10mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,600	$2.48	19d	1	1.10mi
10758 Lake Jasmine Dr Boca Raton, FL	4.0	2.5	1927	$4,350	$2.26	26d	1	1.14mi
19356 Cherry Hills Ter Boca Raton, FL	3.0	2.0	2150	$4,000	$1.86	26d	1	1.20mi
8550 Via Romana Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	12d	1	1.26mi

HOA detail

• Monthly dues: $49 · $588/yr

Listing history 15 events

1. 2026-05-18
   status Pending
2. 2026-05-11
   price $549,000
3. 2026-05-01
   listed $559,000 Active
4. 2014-08-05
   soldstatus $252,500
5. 2014-07-28
   soldstatus $252,500 Closed 410-char remark

   Show marketing remark (410 chars)

   Largest home in Saddle Brook on a quiet cul de sac. Recently painted, Impact windows, Totally remodeled kitchen with beautiful Granite counter top, Crown molding, 16 inch tile throughout, Split bedroom plan, Outside cooking with built in grill and granite counter tops, Brick paved driveway and backyard area, & sheds, Avocado trees and walk to Whispering Pine Elementary. .. This home will not last long!

6. 2014-05-08
   status Pending 410-char remark

   Show marketing remark (410 chars)

   Largest home in Saddle Brook on a quiet cul de sac. Recently painted, Impact windows, Totally remodeled kitchen with beautiful Granite counter top, Crown molding, 16 inch tile throughout, Split bedroom plan, Outside cooking with built in grill and granite counter tops, Brick paved driveway and backyard area, & sheds, Avocado trees and walk to Whispering Pine Elementary. .. This home will not last long!

7. 2014-05-08
   price $269,900 410-char remark

   Show marketing remark (410 chars)

   Largest home in Saddle Brook on a quiet cul de sac. Recently painted, Impact windows, Totally remodeled kitchen with beautiful Granite counter top, Crown molding, 16 inch tile throughout, Split bedroom plan, Outside cooking with built in grill and granite counter tops, Brick paved driveway and backyard area, & sheds, Avocado trees and walk to Whispering Pine Elementary. .. This home will not last long!

8. 2014-03-28
   listed $275,000 Active 410-char remark

   Show marketing remark (410 chars)

   Largest home in Saddle Brook on a quiet cul de sac. Recently painted, Impact windows, Totally remodeled kitchen with beautiful Granite counter top, Crown molding, 16 inch tile throughout, Split bedroom plan, Outside cooking with built in grill and granite counter tops, Brick paved driveway and backyard area, & sheds, Avocado trees and walk to Whispering Pine Elementary. .. This home will not last long!

9. 2001-08-06
   soldstatus $135,000
10. 2001-07-31
    soldstatus $135,000 215-char remark

    Show marketing remark (215 chars)

    LARGEST HOME IN SADDLEBROOK ON QUIET CUL DE SAC. PRIVATE FENCED YARD 16 INCH TILE THRU-OUT. SPLIT BEDROOM PLAN. WALK TO WHISPERING PINES ELEMENTARY THIS HOME WILL GO QUICKLY TWO STORAGE SHEDS. ORANGE, AVACADO TREES.

11. 2001-05-30
    historical 215-char remark

    Show marketing remark (215 chars)

    LARGEST HOME IN SADDLEBROOK ON QUIET CUL DE SAC. PRIVATE FENCED YARD 16 INCH TILE THRU-OUT. SPLIT BEDROOM PLAN. WALK TO WHISPERING PINES ELEMENTARY THIS HOME WILL GO QUICKLY TWO STORAGE SHEDS. ORANGE, AVACADO TREES.

12. 2001-05-23
    listed $134,888 215-char remark

    Show marketing remark (215 chars)

    LARGEST HOME IN SADDLEBROOK ON QUIET CUL DE SAC. PRIVATE FENCED YARD 16 INCH TILE THRU-OUT. SPLIT BEDROOM PLAN. WALK TO WHISPERING PINES ELEMENTARY THIS HOME WILL GO QUICKLY TWO STORAGE SHEDS. ORANGE, AVACADO TREES.

13. 1993-02-25
    soldstatus $104,500
14. 1990-07-19
    soldstatus $95,000
15. 1988-09-01
    soldstatus $92,000

ⓘ 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: $6,958 · $580/mo
• Projected year-2 tax: $6,958 · $580/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 4/10 Moderate
• 🌡 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: $47,625
• − Mortgage interest: −$30,753
• − Property taxes: −$6,958
• − Insurance: −$2,745
• − Repairs & maintenance: −$3,810
• − Management: −$3,810
• − HOA: −$588
• − Depreciation: −$15,971
• Taxable loss: −$17,009
• Est. tax savings @ 24.0%: +$4,082
• After-tax cash flow: $-3,133/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): 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

+496.7% since first listed

15 events — show timeline

• 2026-05-18 Pending — Beaches MLS
• 2026-05-11 Price Changed $549,000 Beaches MLS
• 2026-05-01 Listed $559,000 Beaches MLS
• 2014-08-05 Sold (Public Records) $252,500 Public Records
• 2014-07-28 Sold (MLS) $252,500 Beaches MLS
• 2014-05-08 Pending — Beaches MLS
• 2014-05-08 Price Changed $269,900 Beaches MLS
• 2014-03-28 Listed $275,000 Beaches MLS
• 2001-08-06 Sold (Public Records) $135,000 Public Records
• 2001-07-31 Sold (MLS) $135,000 Beaches MLS
• 2001-05-30 Listing Removed — Beaches MLS
• 2001-05-23 Listed $134,888 Beaches MLS
• 1993-02-25 Sold (Public Records) $104,500 Public Records
• 1990-07-19 Sold (Public Records) $95,000 Public Records
• 1988-09-01 Sold (Public Records) $92,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $6,958 · +7.9% YoY. Source: county tax records.