7979 Eastlake Dr Unit F · Boca Raton, FL 33433

$245,000

2 bd · 2.0 ba · 1,216 sqft · Condo public records · 160 Days on market

Built 1978 $670/mo HOA · 26% 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 +10.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Fantastic opportunity to live in Boca in this spacious 2/2 in a golf course community with no mandatory membership. Huge master suite with 4 large closets. No carpets--all tile. End unit with a private patio. Water view! Patio has been enclosed for a den/office. Eat in kitchen. Separate outdoor storage closet. Nice neighbors. This is a great home that you don't want to miss!!

Key facts

• Private patio
• Water view
• Enclosed patio

Tags

• PRIVATE PATIO
• WATER VIEW
• ENCLOSED PATIO
• OUTDOOR STORAGE CLOSET

Property features AI

Finance

• Financial info: Pets allowed with possible breed/number restrictions
• HOA & community: Monthly HOA fee (about 670.71) including cable TV, insurance, trash, and common real estate tax; Community pool; Street lights; Senior community

Exterior

• Parking: Assigned garage; 1 garage space (covered); 1 open parking space
• Security: Gated community with guard; Security system
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Resale condition; 2-story building; Entry-level living area; Faces east
• Construction: CBS construction; Concrete and tile roof
• Exterior features: Patio; Porch; Glass-enclosed porch; Paved road frontage; Waterfront property; West of US-1 road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling; Paddle fans
• Interior features: Walk-in closets; Split bedroom layout; Closet cabinetry; Blinds on windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (9.6% below list).
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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; 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 37% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 160 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $245k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,600 (12.0% 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 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.06% ✓
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.20×
• Total profit: $-54,642
• Equity at exit: $36,530

10-year hold

• IRR: -33.5%
• Equity multiple: -0.22×
• Total profit: $-83,562
• Equity at exit: $21,183

Cash invested: $68,600 (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 33433

• Rents YoY: 0.3%
• Active inventory: 435
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,598 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$129 /mo · $1,545/yr
• Insurance: −$102
• HOA: −$670
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-133

Break-even live

Break-even rent $2,767

Max offer price $221,466

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-64	+0% $-133	+5% $-203	+10% $-272
Rent	-10% $-338	-5% $-236	+0% $-133	+5% $-31	+10% $72
Rate	-1.0pp $-10	-0.5pp $-71	base $-133	+0.5pp $-197	+1.0pp $-261

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7944 Eastlake Dr Unit D Boca Raton, FL	2.0	2.0	1216	$2,100	$1.73	25d	1	0.05mi
7911 Eastlake Dr Unit H Boca Raton, FL	2.0	2.0	1216	$2,200	$1.81	25d	1	0.05mi
8045 Eastlake Dr Unit 1-G Boca Raton, FL	2.0	2.0	1216	$2,750	$2.26	25d	1	0.10mi
8334 Cypress Ln Unit 1A Boca Raton, FL	2.0	2.0	1216	$3,000	$2.47	25d	1	0.20mi
21925 Mizner Way Boca Raton, FL	2.0–3.0	2.0	1302	$2,320	$1.78	0d	16	0.33mi
21643 Cypress Rd Unit 14C Boca Raton, FL	2.0	2.5	1426	$2,590	$1.82	4d	1	0.33mi
21214 Lago Cir Unit 8f Boca Raton, FL	2.0	2.0	1216	$4,200	$3.45	25d	1	0.35mi
8425 Casa del Lago Unit C Boca Raton, FL	2.0	2.0	1216	$2,100	$1.73	23d	1	0.35mi
8436 Cypress Ln Unit 7d Boca Raton, FL	2.0	2.0	1216	$2,450	$2.01	16d	1	0.36mi
8436 Cypress Ln Unit 7d Boca Raton, FL	2.0	2.0	1216	$2,450	$2.01	18d	1	0.36mi
21820 Cypress Cir Unit 25e Boca Raton, FL	1.0	1.0	1216	$1,000	$0.82	23d	1	0.44mi
7744 Courtyard Run W Boca Raton, FL	3.0	2.5	1449	$3,100	$2.14	25d	1	0.48mi
21866 Cypress Cir Unit 31e Boca Raton, FL	2.0	2.0	1216	$2,600	$2.14	5d	1	0.52mi
7575 Courtyard Run W Boca Raton, FL	2.0	2.5	1290	$2,650	$2.05	18d	1	0.64mi
7482 Courtyard Run E Unit E Boca Raton, FL	3.0	2.5	1449	$2,800	$1.93	4d	1	0.66mi
21542 Juego Cir Unit 27H Boca Raton, FL	2.0	2.0	1216	$2,400	$1.97	0d	1	0.70mi
21411 Juego Cir Unit 32b Boca Raton, FL	2.0	2.0	1216	$1,950	$1.60	25d	1	0.70mi
7526 Courtyard Run E Boca Raton, FL	3.0	2.5	1449	$3,100	$2.14	25d	1	0.72mi
21362 Juego Cir Unit 33f Boca Raton, FL	2.0	2.0	1216	$3,500	$2.88	25d	1	0.75mi
21895 Lake Forest Cir Boca Raton, FL	2.0	2.0	858	$2,225	$2.59	9d	2	0.75mi
21895 Lake Forest Cir #201 Boca Raton, FL	2.0	2.0	858	$2,200	$2.56	5d	1	0.75mi
21650 Juego Cir Unit 24b Boca Raton, FL	2.0	2.0	1216	$3,000	$2.47	25d	1	0.76mi
8540 Chevy Chase Dr Unit 8540 Boca Raton, FL	1.0	1.0	908	$2,000	$2.20	25d	1	0.77mi
21904 Lake Forest Cir #101 Boca Raton, FL	2.0	2.0	858	$1,890	$2.20	4d	1	0.77mi
21911 Lake Forest Cir Boca Raton, FL	2.0	2.0	858	$2,150	$2.51	4d	2	0.80mi
21911 Lake Forest Cir Boca Raton, FL	2.0	2.0	858	$2,150	$2.51	0d	2	0.80mi
21890 Lake Forest Cir #101 Boca Raton, FL	2.0	2.0	858	$2,200	$2.56	25d	1	0.80mi
8895 Old Pine Rd Boca Raton, FL	3.0	2.0	1488	$4,500	$3.02	12d	1	0.84mi
8588 Bella Vista Dr Boca Raton, FL	2.0	2.0	1332	$2,999	$2.25	25d	1	0.85mi
7890 Lago del Mar Dr #142 Boca Raton, FL	3.0	2.5	1420	$3,600	$2.54	25d	1	0.87mi
21535 Cypress Hammock Dr Unit 36J Boca Raton, FL	2.0	2.0	1266	$2,200	$1.74	25d	1	0.90mi
21529 Cypress Hammock Dr Unit 35J Boca Raton, FL	2.0	2.0	1266	$2,395	$1.89	13d	1	0.93mi
20886 Vinesta Cir Unit 313 Boca Raton, FL	2.0	2.0	1332	$1,800	$1.35	25d	1	0.93mi
8744 Bella Vista Dr Boca Raton, FL	2.0	2.0	1332	$2,100	$1.58	6d	1	0.93mi
20867 Wendall Ter Boca Raton, FL	2.0	1.5	908	$1,800	$1.98	25d	1	0.93mi
22182 Bella Lago Dr Boca Raton, FL	2.0–4.0	2.0–3.5	1614	$3,464	$2.15	3d	18	0.95mi
8729 Chevy Chase Dr Boca Raton, FL	2.0	2.0	1332	$2,000	$1.50	25d	1	0.95mi
8732 Bella Vista Dr #42 Boca Raton, FL	2.0	2.0	908	$1,900	$2.09	25d	1	0.97mi
8458 Boca Glades Blvd E Boca Raton, FL	2.0	2.0	1307	$3,200	$2.45	6d	1	0.99mi
21500 Cypress Hammock Dr Unit 38C Boca Raton, FL	2.0	2.0	1266	$2,500	$1.97	25d	1	0.99mi

HOA detail condo

• Monthly dues: $670 · $8,040/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $245,000 Active 160 DOM
2. 2026-06-18
   days on market $245,000 Active 157 DOM
3. 2026-06-17
   days on market $245,000 Active 156 DOM
4. 2026-06-16
   days on market $245,000 Active 155 DOM
5. 2026-06-15
   days on market $245,000 Active 154 DOM
6. 2026-06-13
   days on market $245,000 Active 152 DOM
7. 2026-06-09
   days on market $245,000 Active 148 DOM
8. 2026-06-07
   days on market $245,000 Active 146 DOM
9. 2026-06-04
   days on market $245,000 Active 143 DOM
10. 2026-06-03
    days on market $245,000 Active 142 DOM
11. 2026-06-01
    days on market $245,000 Active 140 DOM
12. 2026-05-31
    days on market $245,000 Active 139 DOM
13. 2026-04-30
    price $245,000
14. 2026-03-29
    price $260,000
15. 2026-01-31
    price $265,000
16. 2026-01-12
    price $295,000
17. 2026-01-12
    listed $285,000 Active
18. 1999-06-28
    soldstatus $90,000
19. 1978-01-01
    soldstatus $53,900

ⓘ 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: $1,545 · $129/mo
• Projected year-2 tax: $2,034 · $169/mo
• Expected delta: +$489/yr (+$41/mo · 31.7%)

ⓘ 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 · 24 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: $31,176
• − Mortgage interest: −$13,724
• − Property taxes: −$1,545
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − HOA: −$8,040
• − Depreciation: −$7,127
• Taxable loss: −$5,473
• Est. tax savings @ 24.0%: +$1,314
• After-tax cash flow: $-285/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): 47,005
• Household income: $84,091
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 2900.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 15% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2% Dominican 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Russian 3%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 15% Other Indo-European 10% Russian/Polish/Slavic 3%

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: ▼ -227.85%
• Current HPI: 306.738
• Rent YoY: ▲ 0.33%
• 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

+354.5% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $245,000 Beaches MLS
• 2026-03-29 Price Changed $260,000 Beaches MLS
• 2026-01-31 Price Changed $265,000 Beaches MLS
• 2026-01-12 Price Changed $295,000 Beaches MLS
• 2026-01-12 Listed $285,000 Beaches MLS
• 1999-06-28 Sold (Public Records) $90,000 Public Records
• 1978-01-01 Sold (Public Records) $53,900 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,545 · +3.9% YoY. Source: county tax records.