10900 Waterberry Ct · Boca Raton, FL 33498

$285,000

2 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 379 Days on market

Built 1985 1,559 sqft lot $322/mo HOA · 9% of rent

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Why this score? — see what drove the B 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW WOOD LOOK TILE FL THRU OUT EXCEPT 1 BEDROOM,INCLUDES FRONT ENTRY AND ENCLOSED FL RM, HURRICANE SHUTTERS, 2 WALKIN CLOSETS IN MASTER, PASS THRU FROM KITCHEN TO DIN RM, PRICED FOR QUICK SALE OWNERS HAVE BOUGHT NEW HOME.

Key facts

• Clubhouse
• Renovated bathrooms
• Screened-in patio

Tags

• UPGRADED KITCHEN
• RENOVATED BATHROOMS
• SOLAR PANELS
• SCREENED-IN PATIO
• CLUBHOUSE
• POOL

Property features AI

Finance

• Other: Pets allowed with limits
• HOA & community: Community has an association; Monthly HOA fee of $322; HOA covers grounds maintenance, security, and common area maintenance; Community amenities include fitness center, game room, parking, and pool; Senior community

Exterior

• Parking: 2 open parking spaces (2 total parking spots)
• Security: Key card entry; Gated community (no guard); Security patrol
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Villa; Single-story; Entry-level living area; North-facing
• Construction: CBS construction; Concrete and tile roof; Built as resale property
• Exterior features: Screened patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout
• Laundry & utility: Indoor laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Recommended offer: $251k (12.0% 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: Sunrise Park Elementary School (math 80% / reading 81%, grade A+, #104 of 2,144 statewide, top 5%, 1,074 students, 23% 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 68% at this address vs 50% district-wide (+19 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: 92 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $15k of equity ($2k loan paydown + $13k appreciation (4.7% 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 (4.7% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 379 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $34k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $285k implies a 185% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 379 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.27% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.56%
• DSCR: 1.56
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.43×
• Total profit: $113,775
• Equity at exit: $155,973

10-year hold

• IRR: 22.7%
• Equity multiple: 4.77×
• Total profit: $300,706
• Equity at exit: $264,721

Cash invested: $79,800 (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 33498

• Home prices YoY: 1.5%
• Active inventory: 92
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,608 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$119
• HOA: −$322
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $835

Break-even live

Break-even rent $2,551

Max offer price $285,000

Occupancy floor 72%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10875 Lake Front Pl Unit 10875 Boca Raton, FL	2.0	2.0	1204	$2,300	$1.91	24d	1	0.10mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,800	$2.62	18d	1	0.31mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,600	$2.48	18d	1	0.31mi
10780 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,500	$2.41	8d	1	0.33mi
18965 Adagio Dr Boca Raton, FL	3.0	2.0	1795	$5,250	$2.92	24d	1	0.98mi
9975 Boca Gardens Trl Unit A Boca Raton, FL	3.0	2.0	1276	$3,300	$2.59	8d	1	1.06mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	24d	1	1.23mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	12d	1	1.23mi
9928 Moss Pond Dr Unit 9928 Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	15d	1	1.23mi
9713 Boca Gardens Pkwy Unit D Boca Raton, FL	3.0	3.5	1325	$3,995	$3.02	15d	1	1.28mi
9850 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1364	$3,600	$2.64	24d	1	1.29mi
9841 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1435	$4,500	$3.14	24d	1	1.30mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,500	$3.09	5d	1	1.31mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,400	$3.00	4d	1	1.31mi
9785 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1172	$3,600	$3.07	19d	1	1.33mi
9785 Ridgecreek Rd Boca Raton, FL	2.0	2.0	1172	$3,450	$2.94	5d	1	1.33mi
18917 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,350	$2.96	24d	1	1.42mi

HOA detail

• Monthly dues: $322 · $3,864/yr

Listing history 26 events

1. 2026-06-18
   days on market $285,000 Active 379 DOM
2. 2026-06-17
   days on market $285,000 Active 378 DOM
3. 2026-06-16
   days on market $285,000 Active 377 DOM
4. 2026-06-15
   days on market $285,000 Active 376 DOM
5. 2026-06-13
   days on market $285,000 Active 374 DOM
6. 2026-06-09
   days on market $285,000 Active 370 DOM
7. 2026-06-07
   days on market $285,000 Active 368 DOM
8. 2026-06-04
   days on market $285,000 Active 365 DOM
9. 2026-06-03
   days on market $285,000 Active 364 DOM
10. 2026-06-01
    days on market $285,000 Active 362 DOM
11. 2026-05-31
    days on market $285,000 Active 361 DOM
12. 2026-05-21
    price $285,000
13. 2026-01-23
    price $287,000
14. 2025-09-04
    price $290,000
15. 2025-08-13
    price $295,000
16. 2025-07-01
    price $299,000
17. 2025-06-03
    listed $319,000 Active
18. 2001-11-02
    soldstatus $100,000
19. 2001-10-29
    soldstatus $100,000 221-char remark

    Show marketing remark (221 chars)

    NEW WOOD LOOK TILE FL THRU OUT EXCEPT 1 BEDROOM,INCLUDES FRONT ENTRY AND ENCLOSED FL RM, HURRICANE SHUTTERS, 2 WALKIN CLOSETS IN MASTER, PASS THRU FROM KITCHEN TO DIN RM, PRICED FOR QUICK SALE OWNERS HAVE BOUGHT NEW HOME.

20. 2001-09-27
    historical 221-char remark

    Show marketing remark (221 chars)

    NEW WOOD LOOK TILE FL THRU OUT EXCEPT 1 BEDROOM,INCLUDES FRONT ENTRY AND ENCLOSED FL RM, HURRICANE SHUTTERS, 2 WALKIN CLOSETS IN MASTER, PASS THRU FROM KITCHEN TO DIN RM, PRICED FOR QUICK SALE OWNERS HAVE BOUGHT NEW HOME.

21. 2001-04-26
    listed $103,000 221-char remark

    Show marketing remark (221 chars)

    NEW WOOD LOOK TILE FL THRU OUT EXCEPT 1 BEDROOM,INCLUDES FRONT ENTRY AND ENCLOSED FL RM, HURRICANE SHUTTERS, 2 WALKIN CLOSETS IN MASTER, PASS THRU FROM KITCHEN TO DIN RM, PRICED FOR QUICK SALE OWNERS HAVE BOUGHT NEW HOME.

22. 1999-03-22
    soldstatus $74,000
23. 1999-03-02
    soldstatus $74,000 163-char remark

    Show marketing remark (163 chars)

    A REAL HONEY!! HANDY PASS THRU FROM KIT TO DINNING ROOM ENCLOSED FLA ROOM W/ HURRICANE SHUTTERS 2 WALK IN CLOSETS IN MASTER BDRM. PRICED FOR QUICK SALE ACTIVE COM.

24. 1999-01-12
    historical 163-char remark

    Show marketing remark (163 chars)

    A REAL HONEY!! HANDY PASS THRU FROM KIT TO DINNING ROOM ENCLOSED FLA ROOM W/ HURRICANE SHUTTERS 2 WALK IN CLOSETS IN MASTER BDRM. PRICED FOR QUICK SALE ACTIVE COM.

25. 1998-10-22
    listed $79,900 163-char remark

    Show marketing remark (163 chars)

    A REAL HONEY!! HANDY PASS THRU FROM KIT TO DINNING ROOM ENCLOSED FLA ROOM W/ HURRICANE SHUTTERS 2 WALK IN CLOSETS IN MASTER BDRM. PRICED FOR QUICK SALE ACTIVE COM.

26. 1985-11-01
    soldstatus $72,500

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$1,410/yr (+$118/mo · 147.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 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: $43,296
• − Mortgage interest: −$15,964
• − Property taxes: −$955
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,464
• − Management: −$3,464
• − HOA: −$3,864
• − Depreciation: −$8,291
• Taxable income: $5,869
• Est. tax owed @ 24.0%: −$1,408
• After-tax cash flow: $8,616/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): 16,853
• Household income: $146,765
• Rent vs Own: 5.3% rent · 94.7% own
• Severe rent burden: 65.0

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 20% Two or more races 16% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 2% Cuban 6%
• Common ancestry: Romanian 17% Scotch-Irish 6% Italian 3%
• Foreign-born: 28% · Canada, Dominican Republic, China
• Languages at home: 72% English-only · Spanish 12% Other Indo-European 6% Russian/Polish/Slavic 5%

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: ▲ 4.68%
• Current HPI: 325.4026
• Rent YoY: —
• 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

+293.1% since first listed

15 events — show timeline

• 2026-05-21 Price Changed $285,000 Beaches MLS
• 2026-01-23 Price Changed $287,000 Beaches MLS
• 2025-09-04 Price Changed $290,000 Beaches MLS
• 2025-08-13 Price Changed $295,000 Beaches MLS
• 2025-07-01 Price Changed $299,000 Beaches MLS
• 2025-06-03 Listed $319,000 Beaches MLS
• 2001-11-02 Sold (Public Records) $100,000 Public Records
• 2001-10-29 Sold (MLS) $100,000 Beaches MLS
• 2001-09-27 Listing Removed — Beaches MLS
• 2001-04-26 Listed $103,000 Beaches MLS
• 1999-03-22 Sold (Public Records) $74,000 Public Records
• 1999-03-02 Sold (MLS) $74,000 Beaches MLS
• 1999-01-12 Listing Removed — Beaches MLS
• 1998-10-22 Listed $79,900 Beaches MLS
• 1985-11-01 Sold (Public Records) $72,500 Public Records

Property tax history

-0.0%/yr

Latest (2025): $955 · +3.7% YoY. Source: county tax records.