8112 Windgate Dr · Boca Raton, FL 33496

$379,900

2 bd · 2.0 ba · 1,310 sqft · Condo public records · 86 Days on market

Built 1991 $685/mo HOA · 22% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0

Listing remarks MLS

Priced to sell! Come to see this rarely available Chateau model overlooking the serene lake view from your air conditioned enclosed patio! This large villa features an updated kitchen with granite counter tops, newer refrigerator and range, remodeled master bathroom with newer vanity, sink, newer Kohler commode, newer shower and updated glass doors and tile. Guest bathroom was also updated within the last 5 years with similar features. Newer garage door opener. Bosch Washer and Dryer! Move in condition. Turn key! Whisper Walk is a 55+community with lots of amenities including the pool, gym, tennis courts and more.

Key facts

• Quartz countertops
• Built-in pantry
• Lake views

Tags

• LAKE VIEWS
• AIR-CONDITIONED ENCLOSED PATIO
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• BUILT-IN PANTRY
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• Other: Pets allowed (restrictions and possible limits apply); Senior community
• HOA & community: Community association with monthly fee; HOA amenities: clubhouse, pool, spa/hot tub, tennis courts, pickleball courts, manager on site, library, street lights, on-site management; HOA fee includes cable TV, grounds maintenance, security, water, common areas, and recreation facility

Exterior

• Parking: Attached 1-car garage (covered)
• Security: Key card entry; Gated community (no guard)
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Villa; One story; Resale condition; Faces southwest; Private road frontage
• Construction: Built with CBS (concrete block/ stucco) construction; Composition/shingle roof
• Exterior features: Covered patio; Patio; Sidewalks; Waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; Walk-in closets
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $380k.

Deal economics

• At list price, monthly cash flow is $-786 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (36.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (17.3% below list).
• Recommended offer: $241k (36.5% below list) — sets the bar for cash-flow.

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); 324 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $41k of equity ($3k loan paydown + $38k 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 ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $310k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,071 (36.5% 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. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.87%
• DSCR: 0.61
• GRM: 10.1

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: 17.9%
• Equity multiple: 2.46×
• Total profit: $155,126
• Equity at exit: $342,244

10-year hold

• IRR: 16.6%
• Equity multiple: 5.63×
• Total profit: $492,789
• Equity at exit: $738,062

Cash invested: $106,372 (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: 10.1×

Monthly cashflow live

• Estimated rent: $3,141 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$432 /mo · $5,180/yr
• Insurance: −$158
• HOA: −$685
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-786

Break-even live

Break-even rent $4,136

Max offer price $241,071

Occupancy floor —

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18475 Via Di Sorrento Boca Raton, FL	3.0	2.0	1544	$4,095	$2.65	8d	1	0.14mi
8146 Windgate Dr Boca Raton, FL	2.0	2.0	1310	$5,000	$3.82	24d	1	0.15mi
18428 Via Di Regina #18428 Boca Raton, FL	3.0	2.0	1544	$3,900	$2.53	24d	1	0.17mi
18434 Via Di Sorrento Boca Raton, FL	3.0	2.0	1480	$3,495	$2.36	8d	1	0.19mi
8550 Via Romana Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	11d	1	0.32mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	24d	1	0.32mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	22d	1	0.32mi
8664 Jasmine Way Boca Raton, FL	2.0	2.0	1162	$1,795	$1.54	24d	1	0.42mi
4278 NW 65th Rd Boca Raton, FL	3.0	2.0	1607	$16,500	$10.27	11d	1	0.52mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	15d	1	0.54mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	24d	1	0.54mi
9708 Erica Ct Boca Raton, FL	2.0	2.0	1410	$4,800	$3.40	24d	1	0.64mi
2017 Newcastle A Unit 2017 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	24d	1	0.71mi
1025 Newcastle B #1025 Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	17d	1	0.71mi
18855 Candlewick Dr Boca Raton, FL	2.0	2.0	1022	$2,600	$2.54	24d	1	0.74mi
18890 Candlewick Dr Unit B Boca Raton, FL	2.0	2.0	1044	$2,600	$2.49	24d	1	0.74mi
18595 Egret Way #18595 Boca Raton, FL	2.0	2.0	1000	$2,200	$2.20	24d	1	0.75mi
4047 Lincoln C Unit C Boca Raton, FL	2.0	2.0	916	$2,100	$2.29	5d	1	0.75mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	24d	1	0.75mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,700	$1.90	8d	1	0.75mi
4019 Lincoln A Unit A Boca Raton, FL	2.0	2.0	896	$1,600	$1.79	24d	1	0.75mi
4030 Rexford B Boca Raton, FL	2.0	2.0	916	$1,700	$1.86	19d	1	0.78mi
2039 Rexford C Boca Raton, FL	2.0	2.0	896	$1,550	$1.73	24d	1	0.78mi
1030 Rexford B Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	24d	1	0.78mi
3049 Wolverton E Unit 3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	8d	1	0.80mi
4049 Wolverton C Unit C Boca Raton, FL	2.0	2.0	896	$2,500	$2.79	2d	1	0.82mi
3049 Wolverton C #3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	8d	1	0.87mi
2044 Hythe C Boca Raton, FL	2.0	2.0	896	$1,825	$2.04	24d	1	0.88mi
4007 Yarmouth a Boca Raton, FL	2.0	2.0	1132	$2,200	$1.94	24d	1	0.90mi
2050 Hythe C Boca Raton, FL	2.0	2.0	880	$3,200	$3.64	24d	1	0.92mi
3032 Hythe A Unit 3032 Boca Raton, FL	2.0	2.0	896	$1,575	$1.76	24d	1	0.93mi
9110 Fairbanks Ln #4 Boca Raton, FL	2.0	2.0	1227	$2,400	$1.96	24d	1	0.97mi
9104 Affirmed Ln Boca Raton, FL	3.0	2.0	1266	$3,210	$2.54	2d	1	0.99mi
4039 Exeter C Boca Raton, FL	2.0	1.5	880	$1,500	$1.70	24d	1	1.00mi
1047 Exeter C Boca Raton, FL	2.0	1.5	880	$1,850	$2.10	21d	1	1.00mi
18730 Stewart Cir #5 Boca Raton, FL	2.0	2.0	1227	$2,500	$2.04	24d	1	1.05mi
108 Fanshaw C Boca Raton, FL	2.0	1.5	924	$1,700	$1.84	24d	1	1.06mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,100	$2.39	15d	1	1.07mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,300	$2.61	24d	1	1.07mi
9190 Boca Gardens Pkwy Unit B Boca Raton, FL	3.0	2.5	1845	$3,500	$1.90	24d	1	1.07mi

HOA detail condo

• Monthly dues: $685 · $8,220/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $379,900 Active 86 DOM
2. 2026-06-17
   days on market $379,900 Active 85 DOM
3. 2026-06-16
   days on market $379,900 Active 84 DOM
4. 2026-06-15
   days on market $379,900 Active 83 DOM
5. 2026-06-13
   days on market $379,900 Active 81 DOM
6. 2026-06-09
   days on market $379,900 Active 77 DOM
7. 2026-06-08
   days on market $379,900 Active 76 DOM
8. 2026-06-07
   days on market $379,900 Active 75 DOM
9. 2026-06-04
   days on market $379,900 Active 72 DOM
10. 2026-06-03
    days on market $379,900 Active 71 DOM
11. 2026-06-02
    days on market $379,900 Active 70 DOM
12. 2026-06-01
    days on market $379,900 Active 69 DOM
13. 2026-05-31
    days on market $379,900 Active 68 DOM
14. 2026-05-13
    price $379,900
15. 2026-03-24
    listed $395,000 Active
16. 2025-04-10
    historical
17. 2025-03-29
    price $369,000
18. 2025-03-06
    listed $375,000 Active
19. 2021-07-22
    soldstatus $310,000 Closed 622-char remark

    Show marketing remark (622 chars)

    Priced to sell! Come to see this rarely available Chateau model overlooking the serene lake view from your air conditioned enclosed patio! This large villa features an updated kitchen with granite counter tops, newer refrigerator and range, remodeled master bathroom with newer vanity, sink, newer Kohler commode, newer shower and updated glass doors and tile. Guest bathroom was also updated within the last 5 years with similar features. Newer garage door opener. Bosch Washer and Dryer! Move in condition. Turn key! Whisper Walk is a 55+community with lots of amenities including the pool, gym, tennis courts and more.

20. 2021-06-30
    status Pending 622-char remark

    Show marketing remark (622 chars)

    Priced to sell! Come to see this rarely available Chateau model overlooking the serene lake view from your air conditioned enclosed patio! This large villa features an updated kitchen with granite counter tops, newer refrigerator and range, remodeled master bathroom with newer vanity, sink, newer Kohler commode, newer shower and updated glass doors and tile. Guest bathroom was also updated within the last 5 years with similar features. Newer garage door opener. Bosch Washer and Dryer! Move in condition. Turn key! Whisper Walk is a 55+community with lots of amenities including the pool, gym, tennis courts and more.

21. 2021-06-11
    historical Active Under Contract 622-char remark

    Show marketing remark (622 chars)

    Priced to sell! Come to see this rarely available Chateau model overlooking the serene lake view from your air conditioned enclosed patio! This large villa features an updated kitchen with granite counter tops, newer refrigerator and range, remodeled master bathroom with newer vanity, sink, newer Kohler commode, newer shower and updated glass doors and tile. Guest bathroom was also updated within the last 5 years with similar features. Newer garage door opener. Bosch Washer and Dryer! Move in condition. Turn key! Whisper Walk is a 55+community with lots of amenities including the pool, gym, tennis courts and more.

22. 2021-06-07
    price $300,000 622-char remark

    Show marketing remark (622 chars)

    Priced to sell! Come to see this rarely available Chateau model overlooking the serene lake view from your air conditioned enclosed patio! This large villa features an updated kitchen with granite counter tops, newer refrigerator and range, remodeled master bathroom with newer vanity, sink, newer Kohler commode, newer shower and updated glass doors and tile. Guest bathroom was also updated within the last 5 years with similar features. Newer garage door opener. Bosch Washer and Dryer! Move in condition. Turn key! Whisper Walk is a 55+community with lots of amenities including the pool, gym, tennis courts and more.

23. 2021-06-04
    listed $325,000 Active 622-char remark

    Show marketing remark (622 chars)

    Priced to sell! Come to see this rarely available Chateau model overlooking the serene lake view from your air conditioned enclosed patio! This large villa features an updated kitchen with granite counter tops, newer refrigerator and range, remodeled master bathroom with newer vanity, sink, newer Kohler commode, newer shower and updated glass doors and tile. Guest bathroom was also updated within the last 5 years with similar features. Newer garage door opener. Bosch Washer and Dryer! Move in condition. Turn key! Whisper Walk is a 55+community with lots of amenities including the pool, gym, tennis courts and more.

24. 2015-10-27
    soldstatus $193,000
25. 2015-10-19
    historical
26. 2015-10-19
    soldstatus $193,000 Closed
27. 2015-10-16
    status Pending
28. 2015-09-16
    historical Contingent
29. 2015-09-05
    listed $192,500 Active
30. 1992-01-28
    soldstatus $97,500

ⓘ 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: $5,180 · $432/mo
• Projected year-2 tax: $5,180 · $432/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 1/10 Low
• 🌡 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: $37,690
• − Mortgage interest: −$21,280
• − Property taxes: −$5,180
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,015
• − Management: −$3,015
• − HOA: −$8,220
• − Depreciation: −$11,052
• Taxable loss: −$15,971
• Est. tax savings @ 24.0%: +$3,833
• After-tax cash flow: $-5,598/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

+289.6% since first listed

17 events — show timeline

• 2026-05-13 Price Changed $379,900 Beaches MLS
• 2026-03-24 Listed $395,000 Beaches MLS
• 2025-04-10 Listing Removed — Beaches MLS
• 2025-03-29 Price Changed $369,000 Beaches MLS
• 2025-03-06 Listed $375,000 Beaches MLS
• 2021-07-22 Sold (MLS) $310,000 Beaches MLS
• 2021-06-30 Pending — Beaches MLS
• 2021-06-11 Contingent — Beaches MLS
• 2021-06-07 Price Changed $300,000 Beaches MLS
• 2021-06-04 Listed $325,000 Beaches MLS
• 2015-10-27 Sold (Public Records) $193,000 Public Records
• 2015-10-19 Listing Removed — Beaches MLS
• 2015-10-19 Sold (MLS) $193,000 Beaches MLS
• 2015-10-16 Pending — Beaches MLS
• 2015-09-16 Contingent — Beaches MLS
• 2015-09-05 Listed $192,500 Beaches MLS
• 1992-01-28 Sold (Public Records) $97,500 Public Records

Property tax history

+9.3%/yr

Latest (2025): $5,180 · +1.8% YoY. Source: county tax records.