266 Brighton G #266 · Boca Raton, FL 33434

$99,000

2 bd · 1.5 ba · 840 sqft · Condo · 243 Days on market

Built 1979 $469/mo HOA · 24% of rent ↓ 55% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

BEST VILLAGE LOCATION IN BRIGHTON SECTION. 1ST FLOOR, CORNER UNIT WITH PARKING VERY CLOSE. NEWLY PAINTED, NEW STAINLESS APPLIANCES, NEW LAMINATE FLOORS THROUGHOUT. STORM SHUTTERS ON THE PATIO. BEAUTIFUL GARDEN VIEW. MOVE IN CONDITION.

Key facts

• Laminate floors
• Garden view
• Stainless appliances

Tags

• CORNER UNIT
• STAINLESS APPLIANCES
• LAMINATE FLOORS
• STORM SHUTTERS
• GARDEN VIEW
• MOVE IN CONDITION

Property features AI

Finance

• Other: Senior community
• Financial info: Community contains many units (large planned community); Pets not allowed
• HOA & community: Has association; Monthly HOA fee; Amenities include billiard room, clubhouse, elevators, fitness center, game room, indoor pool, pool, laundry, parking, storage, tennis courts, shuffleboard, bocce ball, business center, courtesy bus, internet included, library, pickleball courts

Exterior

• Parking: Assigned parking; Guest parking
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Cable available; Water, sewer and cable available
• Home design: Condominium; Multi/split levels; 3-story building; Faces south; Resale
• Construction: CBS construction; Composition/shingle roof; Built per plans
• Exterior features: Screened patio; Patio; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Stacked bedroom layout; Dome kitchen
• Laundry & utility: Laundry available in building

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 rising (+1.8%/yr); 421 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 30% of the median local income ($77k/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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.96% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.45%
• DSCR: 1.73
• GRM: 4.3

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: 5.8%
• Equity multiple: 1.22×
• Total profit: $6,185
• Equity at exit: $14,761

10-year hold

• IRR: 13.8%
• Equity multiple: 2.03×
• Total profit: $28,644
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$469
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $380

Break-even live

Break-even rent $1,460

Max offer price $99,000

Occupancy floor 75%

Sensitivity live

Price	-10% $448	-5% $414	+0% $380	+5% $346	+10% $312
Rent	-10% $227	-5% $303	+0% $380	+5% $457	+10% $533
Rate	-1.0pp $430	-0.5pp $405	base $380	+0.5pp $354	+1.0pp $328

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Brighton Dr Unit 335 Boca Raton, FL	2.0	1.5	840	$1,990	$2.37	25d	1	0.02mi
251 Brighton Dr Unit 251 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	9d	1	0.02mi
277 Brighton G Boca Raton, FL	2.0	1.5	840	$1,850	$2.20	4d	1	0.02mi
314 Brighton H Unit H Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	15d	1	0.02mi
156 Brighton Dr Unit 156 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	25d	1	0.02mi
251 Brighton F Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.02mi
84 Brighton B Boca Raton, FL	2.0	1.5	840	$1,600	$1.90	25d	1	0.04mi
129 Brighton D Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	25d	1	0.04mi
365 Brighton I Boca Raton, FL	2.0	1.5	840	$1,999	$2.38	25d	1	0.04mi
359 Brighton I Unit I Boca Raton, FL	1.0	1.5	735	$1,550	$2.11	25d	1	0.04mi
365 Brighton I Unit 365 Boca Raton, FL	2.0	1.5	840	$1,899	$2.26	25d	1	0.04mi
22 Brighton Dr Unit 22 Boca Raton, FL	1.0	1.0	600	$1,300	$2.17	9d	1	0.05mi
4067 Ainslie Dr #4067 Boca Raton, FL	2.0	1.5	861	$1,815	$2.11	25d	1	0.12mi
117 Brighton Dr Unit 117 Boca Raton, FL	2.0	1.5	840	$2,500	$2.98	25d	1	0.16mi
1067 Cornwall D Boca Raton, FL	1.0	1.5	751	$1,600	$2.13	25d	1	0.16mi
1015 Cornwall Dr Unit 1015 Boca Raton, FL	2.0	1.5	885	$1,795	$2.03	25d	1	0.16mi
321 Dorset Dr Boca Raton, FL	1.0	1.5	720	$1,590	$2.21	25d	1	0.16mi
4085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,650	$1.88	25d	1	0.17mi
3085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,699	$1.93	25d	1	0.17mi
3082 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,550	$1.76	20d	1	0.17mi
119 Dorset Dr Unit 119 Boca Raton, FL	1.0	1.0	600	$1,400	$2.33	25d	1	0.20mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	25d	1	0.20mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,300	$2.61	25d	1	0.20mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,100	$2.39	16d	1	0.20mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	3d	1	0.22mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	25d	1	0.22mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	25d	1	0.22mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	3d	1	0.22mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	25d	1	0.23mi
4079 Cornwall Dr Unit 4079 Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	25d	1	0.24mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	25d	1	0.28mi
4043 Cornwall C #4043 Boca Raton, FL	2.0	1.5	861	$2,450	$2.85	25d	1	0.31mi
2043 Cornwall C #2043 Boca Raton, FL	2.0	1.5	861	$1,800	$2.09	25d	1	0.32mi
1043 Cornwall C Boca Raton, FL	2.0	1.5	861	$1,795	$2.08	16d	1	0.32mi
52 Dorset B Boca Raton, FL	2.0	1.5	840	$1,575	$1.88	21d	1	0.32mi
170 Dorset E Boca Raton, FL	2.0	1.5	835	$1,525	$1.83	25d	1	0.32mi
186 Dorset E Boca Raton, FL	2.0	1.5	835	$1,550	$1.86	25d	1	0.32mi
3037 Cornwall B Boca Raton, FL	2.0	1.5	861	$3,000	$3.48	16d	1	0.33mi
57 Dorset B Boca Raton, FL	2.0	1.5	840	$1,600	$1.90	25d	1	0.33mi
1047 Exeter C Boca Raton, FL	2.0	1.5	880	$1,850	$2.10	22d	1	0.39mi

HOA detail condo

• Monthly dues: $469 · $5,628/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-05
   status Pending
2. 2026-03-16
   price $99,000
3. 2025-09-02
   listed $110,000 Active
4. 2025-04-02
   historical
5. 2024-11-04
   price $139,900
6. 2024-07-25
   price $165,000
7. 2024-04-04
   price $195,000
8. 2024-01-27
   listed $219,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $23,290
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − HOA: −$5,628
• − Depreciation: −$2,880
• Taxable income: $3,530
• Est. tax owed @ 24.0%: −$847
• After-tax cash flow: $3,714/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

-54.8% since first listed

8 events — show timeline

• 2026-05-05 Pending — Beaches MLS
• 2026-03-16 Price Changed $99,000 Beaches MLS
• 2025-09-02 Listed $110,000 Beaches MLS
• 2025-04-02 Listing Removed — Beaches MLS
• 2024-11-04 Price Changed $139,900 Beaches MLS
• 2024-07-25 Price Changed $165,000 Beaches MLS
• 2024-04-04 Price Changed $195,000 Beaches MLS
• 2024-01-27 Listed $219,000 Beaches MLS