9711 Alaska Cir · Boca Raton, FL 33434

$450,000

4 bd · 2.0 ba · 1,529 sqft · SingleFamily public records · 90 Days on market

Built 1978 8,185 sqft lot Est $521k · 14% under

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Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +13.7/15.0
• DSCR +6.0/10.0
• 1% rule +4.3/10.0
• 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

3 bed 2 bath with bonus den Sold as is

Key facts

• 8,185 sq ft lot
• Built 1978
• Listed 89 days

Property features AI

Exterior

• Home design: Single-family house
• Construction: 1529 total living area
• Exterior features: Lot approximately 8,185 sq ft

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $416k (7.5% below list).
• Recommended offer: $416k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $4,163/mo this rent would consume 65% of the median local household income ($77k/yr) (locally 812% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $450k implies a 400% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $416,312 (7.5% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.93% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $521,389
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9423 Southampton Pl	0.31mi	3/2.0 (-1)	1,612 (+5%)	22mo	$550,000	$341	54

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-47,785
• Equity at exit: $67,096

10-year hold

• IRR: -2.9%
• Equity multiple: 0.82×
• Total profit: $-22,968
• Equity at exit: $38,908

Cash invested: $126,000 (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: 9.0×

Monthly cashflow live

• Estimated rent: $4,163 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$268 /mo · $3,212/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$874
• Net cashflow: $474

Break-even live

Break-even rent $3,563

Max offer price $450,000

Occupancy floor 84%

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19742 Carolina Cir Boca Raton, FL	3.0	3.0	1446	$3,106	$2.15	7d	1	0.20mi
9718 Lancaster Pl Boca Raton, FL	3.0	2.0	1773	$4,400	$2.48	24d	1	0.22mi
9680 Lancaster Pl Boca Raton, FL	3.0	2.0	1504	$4,850	$3.22	24d	1	0.23mi
19287 Liberty Rd Boca Raton, FL	3.0	3.0	1327	$3,450	$2.60	5d	1	0.30mi
19287 Liberty Rd Boca Raton, FL	3.0	3.0	1327	$3,450	$2.60	10d	1	0.30mi
19287 Liberty Rd Boca Raton, FL	3.0	2.0	1327	$3,450	$2.60	24d	1	0.30mi
9426 Southampton Pl Boca Raton, FL	3.0	2.0	1336	$3,800	$2.84	24d	1	0.36mi
19873 Court of the Myrtles Boca Raton, FL	3.0	2.0	1592	$4,100	$2.58	11d	1	0.37mi
9940 Liberty Rd Boca Raton, FL	4.0	2.0	1674	$5,500	$3.29	24d	1	0.38mi
19356 Cherry Hills Ter Boca Raton, FL	3.0	2.0	2150	$4,000	$1.86	24d	1	0.56mi
9387 Richmond Cir Boca Raton, FL	3.0	2.0	1849	$4,100	$2.22	10d	1	0.61mi
10065 Camelback Ln Boca Raton, FL	3.0	2.0	2128	$4,999	$2.35	14d	1	0.61mi
9234 Southampton Pl Boca Raton, FL	4.0	2.0	1520	$6,000	$3.95	21d	1	0.64mi
9636 Tavernier Dr Boca Raton, FL	3.0	2.0	1820	$4,200	$2.31	24d	1	0.66mi
18917 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,350	$2.96	24d	1	0.68mi
9505 Aegean Dr Boca Raton, FL	4.0	2.5	2133	$4,200	$1.97	7d	1	0.76mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,500	$3.09	4d	1	0.84mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,400	$3.00	3d	1	0.84mi
9590 Islamorada Ter Boca Raton, FL	4.0	2.5	2064	$5,000	$2.42	21d	1	0.85mi
9785 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1172	$3,600	$3.07	18d	1	0.90mi
9928 Moss Pond Dr Unit 9928 Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	14d	1	0.93mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	24d	1	0.93mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	11d	1	0.93mi
20020 Rima Cir Unit 20020 Boca Raton, FL	3.0	2.0	1575	$3,700	$2.35	3d	1	0.94mi
9850 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1364	$3,600	$2.64	24d	1	0.95mi
9841 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1435	$4,500	$3.14	24d	1	0.97mi
20360 Cozumel Ct Boca Raton, FL	3.0	2.5	2204	$5,200	$2.36	24d	1	1.03mi
9533 Boca River Cir Boca Raton, FL	3.0	2.5	1596	$3,200	$2.01	24d	1	1.04mi
9664 W Lake Ct Boca Raton, FL	5.0	3.0	2046	$5,500	$2.69	14d	1	1.08mi
9664 W Lake Ct Unit 9664 Boca Raton, FL	5.0	3.0	2046	$5,700	$2.79	3d	1	1.08mi
20525 S Charlston St Boca Raton, FL	2.0–3.0	2.0	1484	$4,166	$2.81	1d	2	1.18mi
10487 Mateo Ct Boca Raton, FL	4.0	2.5	1842	$4,500	$2.44	24d	1	1.18mi
10465 Mateo Ct Boca Raton, FL	3.0	2.5	1516	$4,500	$2.97	24d	1	1.19mi
9732 Saddlebrook Dr Boca Raton, FL	4.0	2.0	1388	$3,235	$2.33	10d	1	1.20mi
9448 Saddlebrook Dr Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	20d	1	1.20mi
9448 Saddlebrook Dr Unit 9448 Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	24d	1	1.20mi
9585 Affirmed Ln Boca Raton, FL	4.0	2.0	1756	$3,950	$2.25	5d	1	1.25mi
9392 Affirmed Ln Boca Raton, FL	3.0	2.0	1635	$3,200	$1.96	14d	1	1.25mi
20824 Boca Ridge Dr N Boca Raton, FL	3.0	2.5	1861	$3,700	$1.99	24d	1	1.29mi
8410 Brussels Way Boca Raton, FL	3.0	2.0	1763	$5,999	$3.40	5d	1	1.29mi

Listing history 5 events

1. 2026-06-03
   days on market $450,000 Active 90 DOM
2. 2026-06-01
   days on market $450,000 Active 88 DOM
3. 2026-05-31
   days on market $450,000 Active 87 DOM
4. 2026-03-05
   listed $450,000 Active
5. 1985-08-01
   soldstatus $90,000

ⓘ 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: $3,212 · $268/mo
• Projected year-2 tax: $3,735 · $311/mo
• Expected delta: +$523/yr (+$44/mo · 16.3%)

ⓘ 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) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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: $49,957
• − Mortgage interest: −$25,207
• − Property taxes: −$3,212
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,997
• − Management: −$3,997
• − Depreciation: −$13,091
• Taxable loss: −$1,796
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $6,117/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

+400.0% since first listed

2 events — show timeline

• 2026-03-05 Listed $450,000 ForSaleByOwner.com
• 1985-08-01 Sold (Public Records) $90,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,212 · +3.5% YoY. Source: county tax records.