90 Mansfield C · Boca Raton, FL 33434

$79,900

1 bd · 1.5 ba · 720 sqft · Condo public records · 309 Days on market

Built 1980 $430/mo HOA · 25% of rent

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FANTASTIC FIRST FLOOR CONDO WITH 2 ACS,UPDATED KITCHEN, NEW LAMINATE FLOORING & CARPET IN THE BEDROOM. PRICED TO SELL ENJOY ALL OF CENTURY VILLAGE RESORT STYLE AMENITIES, PICKLE BALL, TENNIS, INDOOR POOL, LIVE SHOWS, BUSES, STATE OF THE ART FITNESS CENTER, CLASSES AND MUCH MORE. THIS IS THE PLACE TO BE !!! THIS IS ALSO A GREAT INVESTMENT PROPERTY

Key facts

• $430 HOA
• Community pool
• Built 1980

Property features AI

Finance

• Other: Directions: Use the north gate
• Financial info: Pets not allowed; Senior community
• HOA & community: Has association with monthly fee; Association amenities include: clubhouse, fitness center, game room, billiard room, library, elevator(s), indoor pool, outdoor pool, tennis courts, pickleball courts, shuffleboard, bocce ball, storage, courtesy bus, parking, laundry, and more; Association fee covers water, grounds maintenance, security, and trash

Exterior

• Parking: Assigned parking; Association provides parking
• Security: Gated community with guard
• Utilities: Water available
• Home design: Condominium; Multi/split levels; Resale property; Faces north; Three-story building
• Construction: CBS construction; Tar and gravel roof; Built-in/total building area reported (approximate)
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bath and one half bath (total 2)
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: No interior-specific features listed
• Laundry & utility: On-site laundry in the building (association amenity)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 rising (+1.8%/yr); 418 active listings in the ZIP; 39 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 5607% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.13% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.48×
• Total profit: $10,650
• Equity at exit: $11,913

10-year hold

• IRR: 19.9%
• Equity multiple: 2.56×
• Total profit: $34,924
• Equity at exit: $6,908

Cash invested: $22,372 (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 33434

• Rents YoY: 1.8%
• Active inventory: 418
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$419
• Tax from tax record: −$65 /mo · $786/yr
• Insurance: −$33
• HOA: −$430
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $398

Break-even live

Break-even rent $1,200

Max offer price $79,900

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86 Mansfield C Unit C Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	11d	1	0.02mi
534 Mansfield M #534 Boca Raton, FL	1.0	1.5	715	$1,300	$1.82	24d	1	0.02mi
4014 Newcastle A Unit A Boca Raton, FL	1.0	1.5	738	$1,495	$2.03	24d	1	0.09mi
457 Mansfield I Unit 457 Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	2d	1	0.10mi
517 Mansfield M Unit 517 Boca Raton, FL	1.0	1.5	715	$1,550	$2.17	24d	1	0.14mi
474 Mansfield L Unit L Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	10d	1	0.17mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,450	$2.42	22d	1	0.18mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,350	$2.25	7d	1	0.18mi
91 Preston Way Unit 91 Boca Raton, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.27mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	24d	1	0.27mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	2d	1	0.27mi
119 Fanshaw C Unit 119 Boca Raton, FL	1.0	1.0	585	$1,299	$2.22	24d	1	0.43mi
147 Fanshaw D Boca Raton, FL	1.0	1.0	601	$1,350	$2.25	24d	1	0.43mi
454 Fanshaw K Unit K Boca Raton, FL	1.0	1.5	715	$1,500	$2.10	14d	1	0.44mi
96 Fanshaw C Boca Raton, FL	1.0	1.5	702	$1,650	$2.35	14d	1	0.44mi
250 Suffolk F #250 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	2d	1	0.46mi
171 Suffolk F #171 Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	10d	1	0.46mi
68 Suffolk F Unit 68 Boca Raton, FL	1.0	1.5	720	$2,750	$3.82	24d	1	0.46mi
209 Suffolk F Unit F Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	24d	1	0.46mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	24d	1	0.46mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	24d	1	0.51mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	7d	1	0.51mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	24d	1	0.52mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	24d	1	0.52mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	2d	1	0.52mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	1d	1	0.52mi
4067 Yarmouth D Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	3d	1	0.54mi
1072 Yarmouth E #1072 Boca Raton, FL	1.0	1.5	738	$1,950	$2.64	24d	1	0.54mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	24d	1	0.56mi
82 Fanshaw Dr Unit 82 Boca Raton, FL	1.0	1.5	702	$1,250	$1.78	24d	1	0.63mi
321 Dorset Dr Boca Raton, FL	1.0	1.5	720	$1,590	$2.21	24d	1	0.64mi
119 Dorset Dr Unit 119 Boca Raton, FL	1.0	1.0	600	$1,400	$2.33	24d	1	0.72mi
129 Brighton D Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	24d	1	0.72mi
359 Brighton I Unit I Boca Raton, FL	1.0	1.5	735	$1,550	$2.11	24d	1	0.72mi
314 Brighton H Unit H Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	13d	1	0.73mi
251 Brighton F Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.73mi
251 Brighton Dr Unit 251 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	7d	1	0.74mi
156 Brighton Dr Unit 156 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	24d	1	0.74mi
22 Brighton Dr Unit 22 Boca Raton, FL	1.0	1.0	600	$1,300	$2.17	7d	1	0.76mi

HOA detail condo

• Monthly dues: $430 · $5,160/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $79,900 Active 309 DOM
2. 2026-06-17
   days on market $79,900 Active 308 DOM
3. 2026-06-16
   days on market $79,900 Active 307 DOM
4. 2026-06-15
   days on market $79,900 Active 306 DOM
5. 2026-06-13
   days on market $79,900 Active 304 DOM
6. 2026-06-09
   days on market $79,900 Active 300 DOM
7. 2026-06-07
   days on market $79,900 Active 298 DOM
8. 2026-06-04
   days on market $79,900 Active 295 DOM
9. 2026-06-03
   days on market $79,900 Active 294 DOM
10. 2026-06-01
    days on market $79,900 Active 292 DOM
11. 2026-05-31
    days on market $79,900 Active 291 DOM
12. 2026-05-09
    listed $1,400
13. 2026-01-22
    historical $1,500
14. 2026-01-21
    status Active
15. 2025-12-04
    listed $1,500
16. 2025-12-03
    historical
17. 2025-10-24
    price $79,900
18. 2025-06-25
    listed $99,000 Active
19. 2024-10-29
    soldstatus $75,000
20. 2024-10-25
    soldstatus $75,000 Closed 357-char remark

    Show marketing remark (357 chars)

    FANTASTIC FIRST FLOOR CONDO WITH 2 ACS,UPDATED KITCHEN, NEW LAMINATE FLOORING & CARPET IN THE BEDROOM. PRICED TO SELL ENJOY ALL OF CENTURY VILLAGE RESORT STYLE AMENITIES, PICKLE BALL, TENNIS, INDOOR POOL, LIVE SHOWS, BUSES, STATE OF THE ART FITNESS CENTER, CLASSES AND MUCH MORE. THIS IS THE PLACE TO BE !!! THIS IS ALSO A GREAT INVESTMENT PROPERTY

21. 2024-09-22
    status Pending 357-char remark

    Show marketing remark (357 chars)

    FANTASTIC FIRST FLOOR CONDO WITH 2 ACS,UPDATED KITCHEN, NEW LAMINATE FLOORING & CARPET IN THE BEDROOM. PRICED TO SELL ENJOY ALL OF CENTURY VILLAGE RESORT STYLE AMENITIES, PICKLE BALL, TENNIS, INDOOR POOL, LIVE SHOWS, BUSES, STATE OF THE ART FITNESS CENTER, CLASSES AND MUCH MORE. THIS IS THE PLACE TO BE !!! THIS IS ALSO A GREAT INVESTMENT PROPERTY

22. 2024-05-31
    status Active 357-char remark

    Show marketing remark (357 chars)

    FANTASTIC FIRST FLOOR CONDO WITH 2 ACS,UPDATED KITCHEN, NEW LAMINATE FLOORING & CARPET IN THE BEDROOM. PRICED TO SELL ENJOY ALL OF CENTURY VILLAGE RESORT STYLE AMENITIES, PICKLE BALL, TENNIS, INDOOR POOL, LIVE SHOWS, BUSES, STATE OF THE ART FITNESS CENTER, CLASSES AND MUCH MORE. THIS IS THE PLACE TO BE !!! THIS IS ALSO A GREAT INVESTMENT PROPERTY

23. 2024-04-22
    historical Active Under Contract 357-char remark

    Show marketing remark (357 chars)

    FANTASTIC FIRST FLOOR CONDO WITH 2 ACS,UPDATED KITCHEN, NEW LAMINATE FLOORING & CARPET IN THE BEDROOM. PRICED TO SELL ENJOY ALL OF CENTURY VILLAGE RESORT STYLE AMENITIES, PICKLE BALL, TENNIS, INDOOR POOL, LIVE SHOWS, BUSES, STATE OF THE ART FITNESS CENTER, CLASSES AND MUCH MORE. THIS IS THE PLACE TO BE !!! THIS IS ALSO A GREAT INVESTMENT PROPERTY

24. 2024-04-19
    listed $97,900 Active 357-char remark

    Show marketing remark (357 chars)

    FANTASTIC FIRST FLOOR CONDO WITH 2 ACS,UPDATED KITCHEN, NEW LAMINATE FLOORING & CARPET IN THE BEDROOM. PRICED TO SELL ENJOY ALL OF CENTURY VILLAGE RESORT STYLE AMENITIES, PICKLE BALL, TENNIS, INDOOR POOL, LIVE SHOWS, BUSES, STATE OF THE ART FITNESS CENTER, CLASSES AND MUCH MORE. THIS IS THE PLACE TO BE !!! THIS IS ALSO A GREAT INVESTMENT PROPERTY

25. 2024-04-18
    historical $97,900 357-char remark

    Show marketing remark (357 chars)

    FANTASTIC FIRST FLOOR CONDO WITH 2 ACS,UPDATED KITCHEN, NEW LAMINATE FLOORING & CARPET IN THE BEDROOM. PRICED TO SELL ENJOY ALL OF CENTURY VILLAGE RESORT STYLE AMENITIES, PICKLE BALL, TENNIS, INDOOR POOL, LIVE SHOWS, BUSES, STATE OF THE ART FITNESS CENTER, CLASSES AND MUCH MORE. THIS IS THE PLACE TO BE !!! THIS IS ALSO A GREAT INVESTMENT PROPERTY

26. 2021-07-20
    soldstatus $50,000
27. 2013-05-15
    soldstatus $21,000
28. 2009-11-19
    soldstatus $20,000
29. 1992-10-06
    soldstatus $35,000

ⓘ 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: $786 · $65/mo
• Projected year-2 tax: $786 · $65/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 · 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: $20,441
• − Mortgage interest: −$4,476
• − Property taxes: −$786
• − Insurance: −$400
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − HOA: −$5,160
• − Depreciation: −$2,324
• Taxable income: $4,025
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $3,809/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): 21,686
• Household income: $77,269
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 812.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 13% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 9% Scotch-Irish 8% Italian 2%
• Foreign-born: 25% · Canada, Jamaica, South Korea
• Languages at home: 73% English-only · Spanish 15% Other Indo-European 4% Russian/Polish/Slavic 1%

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: ▼ -279.89%
• Current HPI: 271.1328
• Rent YoY: ▲ 1.81%
• 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

-96.0% since first listed

18 events — show timeline

• 2026-05-09 Listed for Rent $1,400 GFLMLS
• 2026-01-22 Rental Removed $1,500 GFLMLS
• 2026-01-21 Relisted — Beaches MLS
• 2025-12-04 Listed for Rent $1,500 GFLMLS
• 2025-12-03 Listing Removed — Beaches MLS
• 2025-10-24 Price Changed $79,900 Beaches MLS
• 2025-06-25 Listed $99,000 Beaches MLS
• 2024-10-29 Sold (Public Records) $75,000 Public Records
• 2024-10-25 Sold (MLS) $75,000 Beaches MLS
• 2024-09-22 Pending — Beaches MLS
• 2024-05-31 Relisted — Beaches MLS
• 2024-04-22 Contingent — Beaches MLS
• 2024-04-19 Listed $97,900 Beaches MLS
• 2024-04-18 Coming Soon $97,900 Beaches MLS
• 2021-07-20 Sold (Public Records) $50,000 Public Records
• 2013-05-15 Sold (Public Records) $21,000 Public Records
• 2009-11-19 Sold (Public Records) $20,000 Public Records
• 1992-10-06 Sold (Public Records) $35,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $786 · -53.0% YoY. Source: county tax records.