16032 Lomond Hills Trl #125 · Boca Raton, FL 33446

$319,900

3 bd · 2.0 ba · 1,765 sqft · Condo public records · 15 Days on market

Built 1986 $816/mo HOA · 24% of rent

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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).

• Cash flow +10.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BEAUTIFUL 3 BEDROOM 2 BATH APARTMENT OVERLOOKING GOLF COURSE WITH OVER 1,800 SQUARE FEET, ELEVATOR BLDG, PARKING UNDER BLDG. ACROSS THE STREET FROM POOL, WALK TO CLUB, TILED, LARGE COVERED AND ENCLOSED PATIO WHICH MAKES INTO A LIVING AREA. A MUST SEE.

Key facts

• Fitness center
• Pickleball courts
• Spa

Tags

• 2 GOLF COURSES
• 8 POOLS
• FITNESS CENTER
• SPA
• TENNIS COURTS
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (9.3% below list).
• Meets the 1% rule at list price ($3k rent vs $320k).
• Recommended offer: $290k (9.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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: 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; 583 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $3,470/mo this rent would consume 52% of the median local household income ($80k/yr) (locally 494% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $150k; list at $320k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $290,175 (9.3% 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. 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. 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?
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: 1.08% ✓
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.69% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.80×
• Total profit: $-17,607
• Equity at exit: $104,026

10-year hold

• IRR: -0.6%
• Equity multiple: 0.93×
• Total profit: $-6,136
• Equity at exit: $134,319

Cash invested: $89,572 (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 33446

• Home prices YoY: 0.3%
• Rents YoY: 0.5%
• Active inventory: 583
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,470 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$283 /mo · $3,392/yr
• Insurance: −$133
• HOA: −$816
• Vacancy / Maint / Mgmt: −$729
• Net cashflow: $-168

Break-even live

Break-even rent $3,683

Max offer price $290,175

Occupancy floor 100%

Sensitivity live

Price	-10% $13	-5% $-78	+0% $-168	+5% $-259	+10% $-349
Rent	-10% $-442	-5% $-305	+0% $-168	+5% $-31	+10% $106
Rate	-1.0pp $-7	-0.5pp $-87	base $-168	+0.5pp $-251	+1.0pp $-335

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16032 Lomond Hills Trl #152 Delray Beach, FL	2.0	2.0	1415	$10,000	$7.07	21d	1	0.04mi
16021 Loch Katrine Trl #7405 Delray Beach, FL	2.0	2.0	1311	$9,500	$7.25	25d	1	0.18mi
15831 Loch Maree Ln #5502 Delray Beach, FL	2.0	2.0	1340	$9,500	$7.09	13d	1	0.46mi
15694 Loch Maree Ln #5903 Delray Beach, FL	2.0	2.0	1705	$9,000	$5.28	16d	1	0.49mi
7254 Clunie Pl #15002 Delray Beach, FL	2.0	2.0	1311	$9,000	$6.86	25d	1	0.52mi
15711 Loch Maree Ln #4702 Delray Beach, FL	2.0	2.0	1688	$10,000	$5.92	25d	1	0.53mi
7509 Glendevon Ln #1002 Delray Beach, FL	2.0	2.0	1399	$9,500	$6.79	18d	1	0.56mi
7533 Glendevon Ln #907 Delray Beach, FL	2.0	2.0	1311	$8,000	$6.10	16d	1	0.56mi
7455 Glendevon Ln #206 Delray Beach, FL	2.0	2.0	1260	$9,500	$7.54	25d	1	0.56mi
15845 Vivanco St Delray Beach, FL	3.0	2.5	2149	$4,000	$1.86	25d	1	0.59mi
15323 Fiorenza Cir Delray Beach, FL	2.0	2.0	2057	$6,000	$2.92	25d	1	0.82mi
15426 Fiorenza Cir Delray Beach, FL	2.0	2.0	1883	$3,750	$1.99	8d	1	0.86mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	0d	1	0.99mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	4d	1	0.99mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	25d	1	0.99mi
7657 Lexington Club Blvd Delray Beach, FL	3.0	2.0	1645	$4,500	$2.74	25d	1	1.01mi
15085 Michelangelo Blvd #202 Delray Beach, FL	3.0	2.0	1238	$2,700	$2.18	23d	1	1.02mi
7512 Eagle Point Dr Delray Beach, FL	3.0	2.0	1461	$4,000	$2.74	0d	1	1.05mi
7512 Eagle Point Dr Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	5d	1	1.05mi
7512 Eagle Point Dr Unit 7512 Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	19d	1	1.05mi
15055 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1158	$2,500	$2.16	23d	2	1.08mi
15055 Michelangelo Blvd #208 Delray Beach, FL	3.0	2.0	1238	$2,500	$2.02	0d	1	1.08mi
15005 Michelangelo Blvd Delray Beach, FL	2.0–3.0	2.0	1234	$2,731	$2.21	0d	21	1.09mi
15015 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,499	$2.02	4d	1	1.14mi
15015 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,499	$2.02	25d	1	1.14mi
16089 Poppyseed Cir #2006 Delray Beach, FL	3.0	2.5	1652	$3,200	$1.94	25d	1	1.38mi
16129 Poppyseed Cir #1603 Delray Beach, FL	3.0	2.5	1652	$3,250	$1.97	4d	1	1.41mi
16129 Poppyseed Cir #1603 Delray Beach, FL	3.0	2.5	1652	$3,350	$2.03	21d	1	1.41mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	25d	1	1.43mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	13d	1	1.43mi

HOA detail condo

• Monthly dues: $816 · $9,792/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-03-11
   status Pending
2. 2026-02-04
   status Pending
3. 2026-01-20
   listed $319,900 Active
4. 2017-05-12
   soldstatus $150,000
5. 2017-05-10
   soldstatus $150,000 Closed 251-char remark

   Show marketing remark (251 chars)

   BEAUTIFUL 3 BEDROOM 2 BATH APARTMENT OVERLOOKING GOLF COURSE WITH OVER 1,800 SQUARE FEET, ELEVATOR BLDG, PARKING UNDER BLDG. ACROSS THE STREET FROM POOL, WALK TO CLUB, TILED, LARGE COVERED AND ENCLOSED PATIO WHICH MAKES INTO A LIVING AREA. A MUST SEE.

6. 2017-04-13
   status Pending 251-char remark

   Show marketing remark (251 chars)

   BEAUTIFUL 3 BEDROOM 2 BATH APARTMENT OVERLOOKING GOLF COURSE WITH OVER 1,800 SQUARE FEET, ELEVATOR BLDG, PARKING UNDER BLDG. ACROSS THE STREET FROM POOL, WALK TO CLUB, TILED, LARGE COVERED AND ENCLOSED PATIO WHICH MAKES INTO A LIVING AREA. A MUST SEE.

7. 2017-03-05
   price $159,900 251-char remark

   Show marketing remark (251 chars)

   BEAUTIFUL 3 BEDROOM 2 BATH APARTMENT OVERLOOKING GOLF COURSE WITH OVER 1,800 SQUARE FEET, ELEVATOR BLDG, PARKING UNDER BLDG. ACROSS THE STREET FROM POOL, WALK TO CLUB, TILED, LARGE COVERED AND ENCLOSED PATIO WHICH MAKES INTO A LIVING AREA. A MUST SEE.

8. 2017-03-01
   listed $169,900 Active 251-char remark

   Show marketing remark (251 chars)

   BEAUTIFUL 3 BEDROOM 2 BATH APARTMENT OVERLOOKING GOLF COURSE WITH OVER 1,800 SQUARE FEET, ELEVATOR BLDG, PARKING UNDER BLDG. ACROSS THE STREET FROM POOL, WALK TO CLUB, TILED, LARGE COVERED AND ENCLOSED PATIO WHICH MAKES INTO A LIVING AREA. A MUST SEE.

ⓘ 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: $3,392 · $283/mo
• Projected year-2 tax: $3,392 · $283/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $41,640
• − Mortgage interest: −$17,919
• − Property taxes: −$3,392
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,331
• − Management: −$3,331
• − HOA: −$9,792
• − Depreciation: −$9,306
• Taxable loss: −$7,032
• Est. tax savings @ 24.0%: +$1,688
• After-tax cash flow: $-332/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: 123,167
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 28,431
• Household income: $80,187
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 494.0

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 13% Two or more races 9% Black 4%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 9% Scotch-Irish 9% Italian 2%
• Foreign-born: 20% · Canada, Jamaica, Guatemala
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▲ 0.69%
• Current HPI: 242.5138
• Rent YoY: ▲ 0.51%
• 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

+88.3% since first listed

8 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2026-02-04 Pending — Beaches MLS
• 2026-01-20 Listed $319,900 Beaches MLS
• 2017-05-12 Sold (Public Records) $150,000 Public Records
• 2017-05-10 Sold (MLS) $150,000 Beaches MLS
• 2017-04-13 Pending — Beaches MLS
• 2017-03-05 Price Changed $159,900 Beaches MLS
• 2017-03-01 Listed $169,900 Beaches MLS

Property tax history

+5.5%/yr

Latest (2025): $3,392 · +20.6% YoY. Source: county tax records.