8196 Vía Di Veneto · Boca Raton, FL 33496

$565,000

3 bd · 2.0 ba · 1,544 sqft · SingleFamily public records · 60 Days on market

Built 1997 4,173 sqft lot $498/mo HOA · 13% of rent

---

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 +6.6/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Rarely comes up for sale: 3/2 with two-car garage corner villa in Villa San Remo. Split bedrooms, hurricane shutters, private rear screened patio, lush garden. Tile floors in common areas, carpeted bedrooms. Needs updating. Newer a/c, extra water heater. Manned gate 24/7. Great club house just renovated. Fee includes cable. There will be a roof assessment. Roof will be replaced within 24-months. Assessment will be lower or higher depending on the number of homeowners who pay the cost in full. Approx. $60 per month for the first two years. Current monthly fee: $87 to Neighborhood F, and $216 to master. Grounds upkeep, cable TV, exterior painting, power washing, tree trimming, club house all included in fees.

Key facts

• Screened patio
• Renovated main bath
• Impact glass windows

Tags

• UPDATED CORNER VILLA
• CHEF'S KITCHEN
• RENOVATED MAIN BATH
• MASTER BR SUITE
• IMPACT GLASS WINDOWS
• SCREENED PATIO

Property features AI

Finance

• Other: Pets allowed (cats and dogs; number limits apply)
• Financial info: No land lease
• HOA & community: Association: Villa San Remo (neighborhood association); Monthly HOA fee of $156; HOA covers cable TV, grounds and structure maintenance, security, trash, common areas, reserve funds, roof repairs, and recreation facilities; Community amenities include pool (heated), spa/hot tub, sauna, clubhouse, fitness center, tennis and pickleball courts, basketball court, playground, library, community room, sidewalks, street lights, gated security, and maintenance/recreation facilities

Exterior

• Parking: Attached garage; Three garage spaces; Three covered parking spaces; Driveway; Concrete parking surfaces; Garage door opener
• Security: Gated community with guard and security gate; Security system (owned); Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Villa (single-story, one level); Front entry; Faces north; Entry at ground level
• Construction: Built with stucco over concrete block (CBS); Barrel concrete tile roof; Concrete perimeter foundation with slab
• Exterior features: Covered patio; Screened patio; Open porch; Patio; Porch; Interior lot with landscaping; Sidewalks; Private maintained asphalt road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; ENERGY STAR qualified dishwasher; Refrigerator; ENERGY STAR qualified refrigerator; Electric range; Gas range; Disposal; Electric water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Ceramic tile; Tile; Wood
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating (electric, radiant); Central air conditioning; Ceiling fans; Electric cooling; Exhaust fan
• Interior features: Cathedral ceilings and vaulted ceiling(s); Entrance foyer; High ceilings; Walk-in closet(s); Roman tub
• Laundry & utility: Indoor laundry in a closet; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $565k.

Deal economics

• At list price, monthly cash flow is $-932 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $400k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $379k (32.9% below list).
• Recommended offer: $379k (32.9% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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: 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; 33 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 $60k of equity ($4k loan paydown + $56k 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 ~$97k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($548k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $250k; list at $565k implies a 126% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $379,133 (32.9% 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 60 days. Have you received any prior offers? Is the seller open to a 33% 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. 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. 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?
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 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: 0.67% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.07%
• DSCR: 0.69
• GRM: 12.4

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: 19.1%
• Equity multiple: 2.55×
• Total profit: $245,829
• Equity at exit: $508,997

10-year hold

• IRR: 17.5%
• Equity multiple: 5.84×
• Total profit: $765,576
• Equity at exit: $1,097,671

Cash invested: $158,200 (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: 12.4×

Monthly cashflow live

• Estimated rent: $3,791 high
• Mortgage (P&I): −$2,963
• Tax from tax record: −$231 /mo · $2,766/yr
• Insurance: −$235
• HOA: −$498
• Vacancy / Maint / Mgmt: −$796
• Net cashflow: $-932

Break-even live

Break-even rent $4,971

Max offer price $400,409

Occupancy floor —

Sensitivity live

Price	-10% $-612	-5% $-772	+0% $-932	+5% $-1,092	+10% $-1,252
Rent	-10% $-1,231	-5% $-1,081	+0% $-932	+5% $-782	+10% $-632
Rate	-1.0pp $-647	-0.5pp $-788	base $-932	+0.5pp $-1,078	+1.0pp $-1,227

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: $141,250
• Closing costs: $16,950
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18428 Via Di Regina #18428 Boca Raton, FL	3.0	2.0	1544	$3,900	$2.53	24d	1	0.04mi
8146 Windgate Dr Boca Raton, FL	2.0	2.0	1310	$5,000	$3.82	24d	1	0.06mi
18475 Via Di Sorrento Boca Raton, FL	3.0	2.0	1544	$4,095	$2.65	8d	1	0.09mi
18434 Via Di Sorrento Boca Raton, FL	3.0	2.0	1480	$3,495	$2.36	8d	1	0.13mi
8550 Via Romana Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	11d	1	0.19mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	24d	1	0.19mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	22d	1	0.19mi
8664 Jasmine Way Boca Raton, FL	2.0	2.0	1162	$1,795	$1.54	24d	1	0.37mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	24d	1	0.44mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	15d	1	0.44mi
4278 NW 65th Rd Boca Raton, FL	3.0	2.0	1607	$16,500	$10.27	11d	1	0.45mi
9708 Erica Ct Boca Raton, FL	2.0	2.0	1410	$4,800	$3.40	24d	1	0.56mi
9104 Affirmed Ln Boca Raton, FL	3.0	2.0	1266	$3,210	$2.54	2d	1	0.91mi
4007 Yarmouth a Boca Raton, FL	2.0	2.0	1132	$2,200	$1.94	24d	1	0.96mi
9203 Boca Gardens Cir S Unit D Boca Raton, FL	3.0	2.5	2088	$3,300	$1.58	24d	1	0.97mi
9110 Fairbanks Ln #4 Boca Raton, FL	2.0	2.0	1227	$2,400	$1.96	24d	1	0.98mi
9190 Boca Gardens Pkwy Unit B Boca Raton, FL	3.0	2.5	1845	$3,500	$1.90	24d	1	0.98mi
18730 Stewart Cir #5 Boca Raton, FL	2.0	2.0	1227	$2,500	$2.04	24d	1	1.01mi
9392 Affirmed Ln Boca Raton, FL	3.0	2.0	1635	$3,200	$1.96	15d	1	1.20mi
17345 Sea Blossom Way Boca Raton, FL	3.0	3.0	2240	$10,500	$4.69	18d	1	1.20mi
9448 Saddlebrook Dr Unit 9448 Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	24d	1	1.23mi
9448 Saddlebrook Dr Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	21d	1	1.23mi
9387 Richmond Cir Boca Raton, FL	3.0	2.0	1849	$4,100	$2.22	11d	1	1.29mi
9505 Aegean Dr Boca Raton, FL	4.0	2.5	2133	$4,200	$1.97	8d	1	1.33mi
9590 Islamorada Ter Boca Raton, FL	4.0	2.5	2064	$5,000	$2.42	22d	1	1.40mi
9585 Affirmed Ln Boca Raton, FL	4.0	2.0	1756	$3,950	$2.25	5d	1	1.40mi
8410 Brussels Way Boca Raton, FL	3.0	2.0	1763	$5,999	$3.40	5d	1	1.46mi
19809 Boca West Dr Unit 4043 Boca Raton, FL	2.0	2.0	1400	$3,100	$2.21	24d	1	1.46mi
3299 Clint Moore Rd Boca Raton, FL	2.0	2.0	1261	$2,300	$1.82	18d	1	1.47mi
3299 Clint Moore Rd Boca Raton, FL	2.0	2.0	1261	$2,348	$1.86	22d	2	1.47mi
3299 Clint Moore Rd #202 Boca Raton, FL	2.0	2.0	1261	$2,300	$1.82	5d	1	1.47mi
19550 Sawgrass Dr #2102 Boca Raton, FL	2.0	2.0	1460	$5,500	$3.77	24d	1	1.48mi
9713 Boca Gardens Pkwy Unit D Boca Raton, FL	3.0	3.5	1325	$3,995	$3.02	15d	1	1.48mi

HOA detail

• Monthly dues: $498 · $5,976/yr
• Likely covers: watercablelandscaping
• ⚠ Special-assessment mentions:

  …Newer a/c, extra water heater. Manned gate 24/7. Great club house just renovated. Fee includes cable. There will be a roof assessment. Roof will be replaced within 24-months. Assessment will be lower or higher depending on the number of homeowners who…

Listing history 9 events

1. 2026-05-20
   status Pending
2. 2026-04-20
   historical Active Under Contract
3. 2026-03-21
   listed $565,000 Active
4. 2016-11-01
   soldstatus $250,000
5. 2016-10-20
   soldstatus $250,000 Closed 718-char remark

   Show marketing remark (718 chars)

   Rarely comes up for sale: 3/2 with two-car garage corner villa in Villa San Remo. Split bedrooms, hurricane shutters, private rear screened patio, lush garden. Tile floors in common areas, carpeted bedrooms. Needs updating. Newer a/c, extra water heater. Manned gate 24/7. Great club house just renovated. Fee includes cable. There will be a roof assessment. Roof will be replaced within 24-months. Assessment will be lower or higher depending on the number of homeowners who pay the cost in full. Approx. $60 per month for the first two years. Current monthly fee: $87 to Neighborhood F, and $216 to master. Grounds upkeep, cable TV, exterior painting, power washing, tree trimming, club house all included in fees.

6. 2016-09-08
   historical Contingent 718-char remark

   Show marketing remark (718 chars)

   Rarely comes up for sale: 3/2 with two-car garage corner villa in Villa San Remo. Split bedrooms, hurricane shutters, private rear screened patio, lush garden. Tile floors in common areas, carpeted bedrooms. Needs updating. Newer a/c, extra water heater. Manned gate 24/7. Great club house just renovated. Fee includes cable. There will be a roof assessment. Roof will be replaced within 24-months. Assessment will be lower or higher depending on the number of homeowners who pay the cost in full. Approx. $60 per month for the first two years. Current monthly fee: $87 to Neighborhood F, and $216 to master. Grounds upkeep, cable TV, exterior painting, power washing, tree trimming, club house all included in fees.

7. 2016-09-07
   price $265,000 718-char remark

   Show marketing remark (718 chars)

   Rarely comes up for sale: 3/2 with two-car garage corner villa in Villa San Remo. Split bedrooms, hurricane shutters, private rear screened patio, lush garden. Tile floors in common areas, carpeted bedrooms. Needs updating. Newer a/c, extra water heater. Manned gate 24/7. Great club house just renovated. Fee includes cable. There will be a roof assessment. Roof will be replaced within 24-months. Assessment will be lower or higher depending on the number of homeowners who pay the cost in full. Approx. $60 per month for the first two years. Current monthly fee: $87 to Neighborhood F, and $216 to master. Grounds upkeep, cable TV, exterior painting, power washing, tree trimming, club house all included in fees.

8. 2016-08-19
   listed $275,000 Active 718-char remark

   Show marketing remark (718 chars)

   Rarely comes up for sale: 3/2 with two-car garage corner villa in Villa San Remo. Split bedrooms, hurricane shutters, private rear screened patio, lush garden. Tile floors in common areas, carpeted bedrooms. Needs updating. Newer a/c, extra water heater. Manned gate 24/7. Great club house just renovated. Fee includes cable. There will be a roof assessment. Roof will be replaced within 24-months. Assessment will be lower or higher depending on the number of homeowners who pay the cost in full. Approx. $60 per month for the first two years. Current monthly fee: $87 to Neighborhood F, and $216 to master. Grounds upkeep, cable TV, exterior painting, power washing, tree trimming, club house all included in fees.

9. 1997-07-24
   soldstatus $142,100

ⓘ 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: $2,766 · $231/mo
• Projected year-2 tax: $4,690 · $391/mo
• Expected delta: +$1,923/yr (+$160/mo · 69.5%)

ⓘ 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) · 20% 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: $45,496
• − Mortgage interest: −$31,649
• − Property taxes: −$2,766
• − Insurance: −$2,825
• − Repairs & maintenance: −$3,640
• − Management: −$3,640
• − HOA: −$5,976
• − Depreciation: −$16,436
• Taxable loss: −$21,436
• Est. tax savings @ 24.0%: +$5,145
• After-tax cash flow: $-6,036/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

+297.6% since first listed

9 events — show timeline

• 2026-05-20 Pending — Beaches MLS
• 2026-04-20 Contingent — Beaches MLS
• 2026-03-21 Listed $565,000 Beaches MLS
• 2016-11-01 Sold (Public Records) $250,000 Public Records
• 2016-10-20 Sold (MLS) $250,000 Beaches MLS
• 2016-09-08 Contingent — Beaches MLS
• 2016-09-07 Price Changed $265,000 Beaches MLS
• 2016-08-19 Listed $275,000 Beaches MLS
• 1997-07-24 Sold (Public Records) $142,100 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,766 · +3.3% YoY. Source: county tax records.