2495 NW 66th Dr · Boca Raton, FL 33496

$780,000

4 bd · 3.5 ba · 2,495 sqft · SingleFamily public records · 66 Days on market

Built 1991 6,120 sqft lot Est $883k · 12% under $604/mo HOA · 7% 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 +26.0/30.0
• ARV discount +12.8/15.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This one of a kind home shows pride of ownership throughout. Entering the front door you will find an open floor plan with high ceilings. The ground floor offers a master suite with walk in closet, updated kitchen, office or optional guest suite with private bathroom. Upstairs you will find two secluded bedrooms that share a large bathroom. Outside is a large screened patio overlooking the private tropical pool area. Come and live the lifestyle that Broken Sound has to offer. You will not find a better country club community in all of South Florida. * Membership Required *

Key facts

• Gated community
• Custom cabinetry
• Quartz countertops

Tags

• GATED COMMUNITY
• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Community amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball courts, golf course, putting green, basketball court, jogging path, game room, cafe/restaurant, community room, elevator(s), manager on site, onsite management; HOA fee approximately $604 monthly; HOA fee covers cable TV, grounds maintenance, security, and common areas

Exterior

• Parking: 3 total parking spaces; Attached 2-car garage with garage door opener; 2 covered spaces
• Security: Gated community with guard; Security guard and patrol; Owned security system
• Utilities: Public water; Public sewer; Electricity available; Cable available; Underground utilities; Water available; Sewer available
• Home design: Single family residence; Two stories; Resale property; Faces south
• Construction: CBS construction; Spanish tile roof; 2-story building
• Exterior features: Covered patio; Screened patio; Patio; Fenced yard; Private road frontage; Private in-ground heated pool

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: High ceilings; Walk-in closets
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $780k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $780k).
• Recommended offer: $733k (6.0% 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: Calusa Elementary School (math 83% / reading 85%, grade A+, #55 of 2,144 statewide, top 3%, 867 students, 17% FRL); Omni Middle School (math 66% / reading 66%, grade A-, #93 of 571 statewide, top 16%, 1,128 students, 29% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% FRL) — zoned schools average 24% FRL vs 52% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 73% at this address vs 50% district-wide (+24 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $83k of equity ($5k loan paydown + $78k 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.
• At projected returns (10.0% appreciation + 2.3% rent growth), your $218k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$134k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($733k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 $149k; list at $780k implies a 423% 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 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $733,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.17% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $883,230
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2492 NW 66th Dr	0.04mi	3/2.5 (-1)	2,343 (-6%)	2mo	$830,000	$354	78

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 3.48×
• Total profit: $542,292
• Equity at exit: $702,686

10-year hold

• IRR: 27.3%
• Equity multiple: 7.81×
• Total profit: $1,487,391
• Equity at exit: $1,515,368

Cash invested: $218,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $9,108 high
• Mortgage (P&I): −$4,090
• Tax from tax record: −$234 /mo · $2,807/yr
• Insurance: −$325
• HOA: −$604
• Vacancy / Maint / Mgmt: −$1,913
• Net cashflow: $1,942

Break-even live

Break-even rent $6,650

Max offer price $780,000

Occupancy floor 74%

Sensitivity live

Price	-10% $2,384	-5% $2,163	+0% $1,942	+5% $1,722	+10% $1,501
Rent	-10% $1,223	-5% $1,583	+0% $1,942	+5% $2,302	+10% $2,662
Rate	-1.0pp $2,335	-0.5pp $2,141	base $1,942	+0.5pp $1,740	+1.0pp $1,535

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: $195,000
• Closing costs: $23,400
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	11d	1	0.02mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	24d	1	0.02mi
2464 NW 66th Dr Boca Raton, FL	3.0	3.5	2568	$10,000	$3.89	24d	1	0.09mi
2404 NW 67th St Boca Raton, FL	4.0	3.5	3081	$15,000	$4.87	22d	1	0.26mi
5801 NW 24th Ave #1001 Boca Raton, FL	3.0	2.5	1957	$13,000	$6.64	17d	1	0.53mi
2431 NW 59th St #404 Boca Raton, FL	3.0	2.5	1957	$10,000	$5.11	24d	1	0.61mi
6213 NW 21st Ct Boca Raton, FL	3.0	4.0	2746	$10,000	$3.64	24d	1	0.71mi
2771 NW 49th St Boca Raton, FL	4.0	3.0	2596	$6,195	$2.39	18d	1	1.06mi
17099 Ryton Ln Boca Raton, FL	3.0	2.5	2492	$18,000	$7.22	24d	1	1.08mi
2237 NW 53rd St Boca Raton, FL	3.0	3.5	2305	$25,000	$10.85	24d	1	1.11mi
2653 NW 46th St Boca Raton, FL	5.0	3.0	2989	$12,500	$4.18	8d	1	1.16mi
4551 NW 26th Pl Boca Raton, FL	4.0	4.5	3250	$9,850	$3.03	17d	1	1.19mi
2093 NW 52nd St Unit 2093 Boca Raton, FL	3.0	2.5	1835	$13,000	$7.08	24d	1	1.21mi
2683 NW 45th St Boca Raton, FL	4.0	2.5	2371	$6,750	$2.85	5d	1	1.24mi
2011 NW 53rd St Boca Raton, FL	3.0	2.5	2461	$11,000	$4.47	13d	1	1.27mi
16850 Colchester Ct Delray Beach, FL	3.0	3.5	2715	$8,000	$2.95	19d	1	1.31mi
5605 Forest Oaks Ter Delray Beach, FL	3.0	3.0	2092	$10,000	$4.78	14d	1	1.33mi
4695 Brandywine Dr Boca Raton, FL	3.0	3.0	1974	$4,750	$2.41	24d	1	1.35mi

HOA detail

• Monthly dues: $604 · $7,248/yr
• Likely covers: pool

Listing history 32 events

1. 2026-06-18
   days on market $780,000 Active 66 DOM
2. 2026-06-17
   days on market $780,000 Active 65 DOM
3. 2026-06-16
   days on market $780,000 Active 64 DOM
4. 2026-06-15
   days on market $780,000 Active 63 DOM
5. 2026-06-13
   days on market $780,000 Active 61 DOM
6. 2026-06-09
   days on market $780,000 Active 57 DOM
7. 2026-06-08
   days on market $780,000 Active 56 DOM
8. 2026-06-07
   days on market $780,000 Active 55 DOM
9. 2026-06-04
   days on market $780,000 Active 52 DOM
10. 2026-06-03
    days on market $780,000 Active 51 DOM
11. 2026-06-02
    days on market $780,000 Active 50 DOM
12. 2026-06-01
    days on market $780,000 Active 49 DOM
13. 2026-05-31
    days on market $780,000 Active 48 DOM
14. 2026-04-13
    listed $780,000 Active
15. 2026-04-13
    historical
16. 2026-04-09
    listed $15,000
17. 2026-04-09
    historical $15,000
18. 2026-03-11
    price $724,900
19. 2025-11-25
    listed $15,000
20. 2025-11-23
    listed $760,000 Active
21. 2020-07-29
    soldstatus $149,000
22. 2020-07-24
    soldstatus $149,000 Closed 579-char remark

    Show marketing remark (579 chars)

    This one of a kind home shows pride of ownership throughout. Entering the front door you will find an open floor plan with high ceilings. The ground floor offers a master suite with walk in closet, updated kitchen, office or optional guest suite with private bathroom. Upstairs you will find two secluded bedrooms that share a large bathroom. Outside is a large screened patio overlooking the private tropical pool area. Come and live the lifestyle that Broken Sound has to offer. You will not find a better country club community in all of South Florida. * Membership Required *

23. 2020-07-08
    historical Active Under Contract 579-char remark

    Show marketing remark (579 chars)

    This one of a kind home shows pride of ownership throughout. Entering the front door you will find an open floor plan with high ceilings. The ground floor offers a master suite with walk in closet, updated kitchen, office or optional guest suite with private bathroom. Upstairs you will find two secluded bedrooms that share a large bathroom. Outside is a large screened patio overlooking the private tropical pool area. Come and live the lifestyle that Broken Sound has to offer. You will not find a better country club community in all of South Florida. * Membership Required *

24. 2020-06-18
    price $159,000 579-char remark

    Show marketing remark (579 chars)

    This one of a kind home shows pride of ownership throughout. Entering the front door you will find an open floor plan with high ceilings. The ground floor offers a master suite with walk in closet, updated kitchen, office or optional guest suite with private bathroom. Upstairs you will find two secluded bedrooms that share a large bathroom. Outside is a large screened patio overlooking the private tropical pool area. Come and live the lifestyle that Broken Sound has to offer. You will not find a better country club community in all of South Florida. * Membership Required *

25. 2020-05-25
    listed $169,000 Active 579-char remark

    Show marketing remark (579 chars)

    This one of a kind home shows pride of ownership throughout. Entering the front door you will find an open floor plan with high ceilings. The ground floor offers a master suite with walk in closet, updated kitchen, office or optional guest suite with private bathroom. Upstairs you will find two secluded bedrooms that share a large bathroom. Outside is a large screened patio overlooking the private tropical pool area. Come and live the lifestyle that Broken Sound has to offer. You will not find a better country club community in all of South Florida. * Membership Required *

26. 2020-05-12
    historical
27. 2020-02-09
    price $179,000
28. 2019-12-16
    price $199,000
29. 2019-10-02
    price $225,000
30. 2019-07-17
    listed $249,000 Active
31. 1994-10-11
    soldstatus $265,000
32. 1991-12-23
    soldstatus $266,000

ⓘ 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: $2,807 · $234/mo
• Projected year-2 tax: $6,474 · $540/mo
• Expected delta: +$3,667/yr (+$306/mo · 130.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $109,302
• − Mortgage interest: −$43,692
• − Property taxes: −$2,807
• − Insurance: −$3,900
• − Repairs & maintenance: −$8,744
• − Management: −$8,744
• − HOA: −$7,248
• − Depreciation: −$22,691
• Taxable income: $11,475
• Est. tax owed @ 24.0%: −$2,754
• After-tax cash flow: $20,554/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

• Census place: Boca Raton, FL
• 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

+193.2% since first listed

19 events — show timeline

• 2026-04-13 Listing Removed — Beaches MLS
• 2026-04-13 Listed $780,000 Beaches MLS
• 2026-04-09 Listed for Rent $15,000 RMLSFL
• 2026-04-09 Rental Removed $15,000 GFLMLS
• 2026-03-11 Price Changed $724,900 Beaches MLS
• 2025-11-25 Listed for Rent $15,000 GFLMLS
• 2025-11-23 Listed $760,000 Beaches MLS
• 2020-07-29 Sold (Public Records) $149,000 Public Records
• 2020-07-24 Sold (MLS) $149,000 Beaches MLS
• 2020-07-08 Contingent — Beaches MLS
• 2020-06-18 Price Changed $159,000 Beaches MLS
• 2020-05-25 Listed $169,000 Beaches MLS
• 2020-05-12 Listing Removed — Beaches MLS
• 2020-02-09 Price Changed $179,000 Beaches MLS
• 2019-12-16 Price Changed $199,000 Beaches MLS
• 2019-10-02 Price Changed $225,000 Beaches MLS
• 2019-07-17 Listed $249,000 Beaches MLS
• 1994-10-11 Sold (Public Records) $265,000 Public Records
• 1991-12-23 Sold (Public Records) $266,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $2,807 · +3.3% YoY. Source: county tax records.