339 Preston I · Boca Raton, FL 33434

$140,000

2 bd · 1.5 ba · 840 sqft · Condo public records · 121 Days on market

Built 1981 $480/mo HOA · 25% 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 +14.5/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 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

WONDERFUL 1ST FLOOR WATERFRONT 2BR/1.1BA Updated CONDO in Century Village, Boca Raton Conveniently Located in Preston Village. Tile Throughout. Walk to Satellite Pool and Tennis. Community offers Resort Style Clubhouse and Amenities Featuring Indoor and Outdoor Pool, Fitness Center, Cafe, Crafts, Billiards, Shows, Biking/Jogging, Courtesy Bus to take you to the Main Clubhouse or Daily Trips to the Market, Shoppes, Dining and Mall. Easily Accessible, Close to Beaches, Hwy and So Much More! Call to Schedule a Tour. NOTE: Tenant in place until April 30, 2026. HOA$480.50 + Rec Fee of $309.79

Key facts

• Fitness center
• Updated
• Waterfront

Tags

• WATERFRONT
• UPDATED
• RESORT STYLE CLUBHOUSE
• INDOOR AND OUTDOOR POOL
• FITNESS CENTER

Property features AI

Finance

• Other: Located in a senior community
• Financial info: Pet-friendly (restrictions possible); Community of 5,712 units
• HOA & community: Community has association; Monthly HOA includes cable, grounds maintenance, security, trash and water; Monthly association fee; Community amenities: clubhouse, pool (including indoor pool), fitness center, billiard room, game room, cafe/restaurant, library, community room, courtesy bus, jogging path, sidewalks, pickleball courts, putting green, workshop area

Exterior

• Parking: Assigned parking; Guest parking; Open parking
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available; Underground utilities; Water and sewer available
• Home design: Condominium; Resale property; Entry-level living area; Faces east; 3-story building; Building identified as 'I'; First-floor 2BR/1.1 model on the lake
• Construction: Concrete and stucco construction; Composition and rolled/hot mop roofing
• Exterior features: Covered patio; Patio; Porch; Glass-enclosed porch; Waterfront setting

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closets; Stacked bedroom layout; Partially furnished; Blinds and sliding windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $31 ($374/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: 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); Eagles Landing Middle School (math 66% / reading 67%, grade A-, #84 of 571 statewide, top 16%, 1,508 students, 27% 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 27% FRL vs 52% district-wide (25 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 (+1.8%/yr); 421 active listings in the ZIP; 40 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 $968 of loan paydown is wiped out by about $4k 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 121 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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. 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?
8. 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.
9. 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.
10. 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: 1.37% ✓
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 6.1

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-22,620
• Equity at exit: $20,874

10-year hold

• IRR: -11.3%
• Equity multiple: 0.37×
• Total profit: $-24,817
• Equity at exit: $12,105

Cash invested: $39,200 (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 33434

• Rents YoY: 1.8%
• Active inventory: 421
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$734
• Tax from tax record: −$209 /mo · $2,510/yr
• Insurance: −$58
• HOA: −$480
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $31

Break-even live

Break-even rent $1,876

Max offer price $140,000

Occupancy floor 93%

Sensitivity live

Price	-10% $110	-5% $71	+0% $31	+5% $-8	+10% $-48
Rent	-10% $-120	-5% $-44	+0% $31	+5% $107	+10% $182
Rate	-1.0pp $102	-0.5pp $67	base $31	+0.5pp $-5	+1.0pp $-42

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 Mansfield Dr #351 Boca Raton, FL	2.0	1.5	840	$2,300	$2.74	26d	1	0.03mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,350	$2.25	9d	1	0.03mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,450	$2.42	24d	1	0.03mi
162 Preston D Boca Raton, FL	1.0	1.0	810	$1,495	$1.85	26d	1	0.03mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	26d	1	0.10mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,700	$1.90	9d	1	0.10mi
2039 Rexford C Boca Raton, FL	2.0	2.0	896	$1,550	$1.73	26d	1	0.11mi
4030 Rexford B Boca Raton, FL	2.0	2.0	916	$1,700	$1.86	20d	1	0.11mi
1030 Rexford B Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	26d	1	0.11mi
1025 Newcastle B #1025 Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	19d	1	0.17mi
2017 Newcastle A Unit 2017 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	26d	1	0.17mi
4014 Newcastle A Unit A Boca Raton, FL	1.0	1.5	738	$1,495	$2.03	26d	1	0.17mi
91 Preston Way Unit 91 Boca Raton, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.18mi
74 Preston Way Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	24d	1	0.18mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	4d	1	0.18mi
204 Preston Way #204 Boca Raton, FL	1.0	1.0	810	$1,500	$1.85	3d	1	0.18mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	26d	1	0.18mi
74 Preston Way Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	26d	1	0.18mi
84 Mansfield B #84 Boca Raton, FL	2.0	1.5	840	$1,550	$1.85	1d	1	0.20mi
540 Mansfield M Boca Raton, FL	1.0	1.0	810	$1,400	$1.73	26d	1	0.20mi
534 Mansfield M #534 Boca Raton, FL	1.0	1.5	715	$1,300	$1.82	26d	1	0.20mi
256 Mansfield G Unit G Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	20d	1	0.20mi
375 Mansfield I Unit I Boca Raton, FL	2.0	1.5	840	$1,625	$1.93	1d	1	0.20mi
445 Mansfield K #445 Boca Raton, FL	2.0	1.5	840	$1,700	$2.02	9d	1	0.20mi
86 Mansfield C Unit C Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	13d	1	0.20mi
445 Mansfield M Unit 445 Boca Raton, FL	2.0	1.5	840	$1,700	$2.02	9d	1	0.22mi
3049 Wolverton E Unit 3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	9d	1	0.22mi
4049 Wolverton C Unit C Boca Raton, FL	2.0	2.0	896	$2,500	$2.79	4d	1	0.22mi
84 Mansfield Dr Unit 84 Boca Raton, FL	2.0	1.5	840	$1,583	$1.88	26d	1	0.22mi
588 Mansfield M Unit M Boca Raton, FL	2.0	1.5	835	$1,475	$1.77	26d	1	0.22mi
543 Mansfield M #543 Boca Raton, FL	2.0	1.5	835	$1,890	$2.26	26d	1	0.22mi
431 Mansfield K Unit K Boca Raton, FL	2.0	1.5	835	$1,600	$1.92	24d	1	0.22mi
9 Mansfield B #9 Boca Raton, FL	1.0	1.5	810	$1,400	$1.73	26d	1	0.22mi
392 Mansfield I Unit I Boca Raton, FL	2.0	1.5	840	$1,850	$2.20	26d	1	0.22mi
517 Mansfield M Unit 517 Boca Raton, FL	1.0	1.5	715	$1,550	$2.17	26d	1	0.24mi
3049 Wolverton C #3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	9d	1	0.24mi
332 Mansfield H Boca Raton, FL	2.0	1.5	840	$1,650	$1.96	26d	1	0.25mi
202 Mansfield E Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	1d	1	0.25mi
144 Mansfield D Unit d Boca Raton, FL	2.0	1.5	840	$1,500	$1.79	22d	1	0.25mi
457 Mansfield I Unit 457 Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	5d	1	0.25mi

HOA detail condo

• Monthly dues: $480 · $5,760/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-21
   days on market $140,000 Active 121 DOM
2. 2026-06-18
   days on market $140,000 Active 118 DOM
3. 2026-06-17
   days on market $140,000 Active 117 DOM
4. 2026-06-16
   days on market $140,000 Active 116 DOM
5. 2026-06-15
   days on market $140,000 Active 115 DOM
6. 2026-06-13
   days on market $140,000 Active 113 DOM
7. 2026-06-09
   days on market $140,000 Active 109 DOM
8. 2026-06-07
   days on market $140,000 Active 107 DOM
9. 2026-06-04
   days on market $140,000 Active 104 DOM
10. 2026-06-03
    days on market $140,000 Active 103 DOM
11. 2026-06-01
    days on market $140,000 Active 101 DOM
12. 2026-05-31
    days on market $140,000 Active 100 DOM
13. 2026-02-20
    listed $140,000 Active
14. 2025-07-08
    historical
15. 2025-01-01
    price $155,000
16. 2024-07-08
    listed $169,900 Active
17. 2023-10-11
    historical
18. 2023-09-20
    status Active
19. 2023-09-17
    historical Active Under Contract
20. 2023-08-01
    listed $187,900 Active
21. 2023-07-06
    historical
22. 2023-05-06
    listed $185,000 Active
23. 2023-04-12
    soldstatus $175,000
24. 2023-03-31
    soldstatus $175,000 Closed
25. 2023-02-23
    historical Active Under Contract
26. 2023-02-17
    price $185,000
27. 2023-02-09
    listed $189,999 Active
28. 2022-12-08
    soldstatus $145,000
29. 2022-11-30
    soldstatus $145,000 Closed
30. 2022-11-28
    status Pending
31. 2022-10-26
    historical Active Under Contract
32. 2022-10-18
    price $148,000
33. 2022-10-07
    price $155,000
34. 2022-09-19
    status Active
35. 2022-09-18
    historical Active Under Contract
36. 2022-09-11
    status Active
37. 2022-09-03
    historical Active Under Contract
38. 2022-08-30
    listed $160,000 Active
39. 2022-08-19
    historical $160,000
40. 2021-07-01
    soldstatus $109,000
41. 2021-06-10
    soldstatus $109,000 Closed
42. 2021-05-12
    historical Active Under Contract
43. 2021-04-25
    price $119,000
44. 2021-03-18
    listed $125,000 Active

ⓘ 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: $2,510 · $209/mo
• Projected year-2 tax: $2,510 · $209/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 · 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: $22,980
• − Mortgage interest: −$7,842
• − Property taxes: −$2,510
• − Insurance: −$700
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$5,760
• − Depreciation: −$4,073
• Taxable loss: −$1,581
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $754/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

+12.0% since first listed

32 events — show timeline

• 2026-02-20 Listed $140,000 Beaches MLS
• 2025-07-08 Listing Removed — Beaches MLS
• 2025-01-01 Price Changed $155,000 Beaches MLS
• 2024-07-08 Listed $169,900 Beaches MLS
• 2023-10-11 Listing Removed — Beaches MLS
• 2023-09-20 Relisted — Beaches MLS
• 2023-09-17 Contingent — Beaches MLS
• 2023-08-01 Listed $187,900 Beaches MLS
• 2023-07-06 Listing Removed — Beaches MLS
• 2023-05-06 Listed $185,000 Beaches MLS
• 2023-04-12 Sold (Public Records) $175,000 Public Records
• 2023-03-31 Sold (MLS) $175,000 Beaches MLS
• 2023-02-23 Contingent — Beaches MLS
• 2023-02-17 Price Changed $185,000 Beaches MLS
• 2023-02-09 Listed $189,999 Beaches MLS
• 2022-12-08 Sold (Public Records) $145,000 Public Records
• 2022-11-30 Sold (MLS) $145,000 Beaches MLS
• 2022-11-28 Pending — Beaches MLS
• 2022-10-26 Contingent — Beaches MLS
• 2022-10-18 Price Changed $148,000 Beaches MLS
• 2022-10-07 Price Changed $155,000 Beaches MLS
• 2022-09-19 Relisted — Beaches MLS
• 2022-09-18 Contingent — Beaches MLS
• 2022-09-11 Relisted — Beaches MLS
• 2022-09-03 Contingent — Beaches MLS
• 2022-08-30 Listed $160,000 Beaches MLS
• 2022-08-19 Coming Soon $160,000 Beaches MLS
• 2021-07-01 Sold (Public Records) $109,000 Public Records
• 2021-06-10 Sold (MLS) $109,000 Beaches MLS
• 2021-05-12 Contingent — Beaches MLS
• 2021-04-25 Price Changed $119,000 Beaches MLS
• 2021-03-18 Listed $125,000 Beaches MLS

Property tax history

+20.6%/yr

Latest (2025): $2,510 · -11.2% YoY. Source: county tax records.