18900 Haywood Ter #6 · Boca Raton, FL 33496

$275,000

2 bd · 2.0 ba · 1,227 sqft · Townhouse public records · 119 Days on market

Built 1987 Est $296k · 7% under $425/mo HOA · 17% of rent

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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 +11.4/30.0
• ARV discount +10.7/15.0
• Appreciation +10.0/10.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

GORGEOUS LAKEFRONT VIEWS GALORE. .. .. Villa is in immaculate condition, very well taken care of. Generous sized rooms, possible 2 master suites. Lots of storage room. Kitchen has been updated, very light, airy open floor plan. Enjoy a cocktail sitting on your screen patio overlooking the water. Lovely community featuring Tennis, clubhouse, sparkling pool, lots of clubs, casino trips, live entertainment, lushly landscaped grounds, wonderful neighbors and close to shops. YOU DON'T FIND DEALS LIKE THIS HERE, HURRY YOU WILL LOVE THIS HOME. .. (sorry, must be 55+ to live here)

Key facts

• Screened rear patio
• Lake view
• Split bedroom villa

Tags

• SPLIT BEDROOM VILLA
• SCREENED REAR PATIO
• LAKE VIEW
• IMPACT WINDOWS
• POLYBUTYLENE PIPES REPLACED
• INSIDE LAUNDRY ROOM

Property features AI

Finance

• Other: Senior community; Pets allowed (with limits)
• HOA & community: Community association with on-site manager; Monthly HOA fee (amount provided in source); Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, shuffleboard court, library, and management

Exterior

• Parking: Attached 1-car garage (covered)
• Utilities: Cable available
• Home design: Villa; Single-story; West-facing
• Construction: CBS construction
• Exterior features: Screened patio; Patio; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile floors
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout; Unfurnished
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (10.6% below list).
• Recommended offer: $246k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $29k of equity ($2k loan paydown + $28k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $64k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,856 (10.6% 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 119 days. Have you received any prior offers? Is the seller open to a 11% 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 0.89% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $295,707
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8899 Windtree St	0.44mi	2/2.0	1,162 (-5%)	15mo	$279,500	$241	58

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

Projected returns pro-forma

10.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.85×
• Total profit: $142,183
• Equity at exit: $247,742

10-year hold

• IRR: 20.4%
• Equity multiple: 6.46×
• Total profit: $420,333
• Equity at exit: $534,265

Cash invested: $77,000 (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 33496

• Home prices YoY: 3.5%
• Rents YoY: 2.3%
• Active inventory: 324
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,459 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$115
• HOA: −$425
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-94

Break-even live

Break-even rent $2,578

Max offer price $258,319

Occupancy floor 99%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9110 Fairbanks Ln #4 Boca Raton, FL	2.0	2.0	1227	$2,400	$1.96	24d	1	0.05mi
18730 Stewart Cir #5 Boca Raton, FL	2.0	2.0	1227	$2,500	$2.04	24d	1	0.24mi
18890 Candlewick Dr Unit B Boca Raton, FL	2.0	2.0	1044	$2,600	$2.49	24d	1	0.30mi
18855 Candlewick Dr Boca Raton, FL	2.0	2.0	1022	$2,600	$2.54	24d	1	0.30mi
18765 Candlewick Dr Boca Raton, FL	2.0	2.0	863	$2,300	$2.67	24d	1	0.31mi
18595 Egret Way #18595 Boca Raton, FL	2.0	2.0	1000	$2,200	$2.20	24d	1	0.36mi
4007 Yarmouth a Boca Raton, FL	2.0	2.0	1132	$2,200	$1.94	24d	1	0.37mi
1072 Yarmouth E #1072 Boca Raton, FL	1.0	1.5	738	$1,950	$2.64	24d	1	0.41mi
4067 Yarmouth D Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	3d	1	0.43mi
209 Suffolk F Unit F Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	24d	1	0.46mi
68 Suffolk F Unit 68 Boca Raton, FL	1.0	1.5	720	$2,750	$3.82	24d	1	0.46mi
250 Suffolk F #250 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	3d	1	0.46mi
171 Suffolk F #171 Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	11d	1	0.46mi
9104 Affirmed Ln Boca Raton, FL	3.0	2.0	1266	$3,210	$2.54	2d	1	0.53mi
3049 Wolverton E Unit 3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	8d	1	0.56mi
4049 Wolverton C Unit C Boca Raton, FL	2.0	2.0	896	$2,500	$2.79	2d	1	0.57mi
9448 Saddlebrook Dr Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	21d	1	0.61mi
9448 Saddlebrook Dr Unit 9448 Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	24d	1	0.61mi
9708 Erica Ct Boca Raton, FL	2.0	2.0	1410	$4,800	$3.40	24d	1	0.61mi
3049 Wolverton C #3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	8d	1	0.62mi
8664 Jasmine Way Boca Raton, FL	2.0	2.0	1162	$1,795	$1.54	24d	1	0.63mi
204 Preston Way #204 Boca Raton, FL	1.0	1.0	810	$1,500	$1.85	1d	1	0.67mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	24d	1	0.67mi
74 Preston Way Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	22d	1	0.67mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	2d	1	0.67mi
74 Preston Way Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	24d	1	0.67mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	24d	1	0.69mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,700	$1.90	8d	1	0.69mi
4067 Ainslie Dr #4067 Boca Raton, FL	2.0	1.5	861	$1,815	$2.11	24d	1	0.70mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	24d	1	0.71mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	15d	1	0.71mi
162 Preston D Boca Raton, FL	1.0	1.0	810	$1,495	$1.85	24d	1	0.74mi
351 Mansfield Dr #351 Boca Raton, FL	2.0	1.5	840	$2,300	$2.74	24d	1	0.74mi
1043 Cornwall C Boca Raton, FL	2.0	1.5	861	$1,795	$2.08	15d	1	0.74mi
2043 Cornwall C #2043 Boca Raton, FL	2.0	1.5	861	$1,800	$2.09	24d	1	0.74mi
4043 Cornwall C #4043 Boca Raton, FL	2.0	1.5	861	$2,450	$2.85	24d	1	0.74mi
1030 Rexford B Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	24d	1	0.75mi
2039 Rexford C Boca Raton, FL	2.0	2.0	896	$1,550	$1.73	24d	1	0.75mi
4030 Rexford B Boca Raton, FL	2.0	2.0	916	$1,700	$1.86	19d	1	0.75mi
3037 Cornwall B Boca Raton, FL	2.0	1.5	861	$3,000	$3.48	15d	1	0.75mi

HOA detail

• Monthly dues: $425 · $5,100/yr
• Likely covers: waterlandscapingpool

Listing history 13 events

1. 2026-05-13
   status Pending
2. 2026-04-27
   historical Active Under Contract
3. 2026-04-20
   price $275,000
4. 2026-04-12
   price $289,000
5. 2026-03-04
   price $299,000
6. 2026-01-26
   price $319,000
7. 2026-01-12
   listed $339,000 Active
8. 2019-02-28
   soldstatus $185,000 Closed 579-char remark

   Show marketing remark (579 chars)

   GORGEOUS LAKEFRONT VIEWS GALORE. .. .. Villa is in immaculate condition, very well taken care of. Generous sized rooms, possible 2 master suites. Lots of storage room. Kitchen has been updated, very light, airy open floor plan. Enjoy a cocktail sitting on your screen patio overlooking the water. Lovely community featuring Tennis, clubhouse, sparkling pool, lots of clubs, casino trips, live entertainment, lushly landscaped grounds, wonderful neighbors and close to shops. YOU DON'T FIND DEALS LIKE THIS HERE, HURRY YOU WILL LOVE THIS HOME. .. (sorry, must be 55+ to live here)

9. 2019-02-26
   soldstatus $185,000
10. 2019-01-28
    historical Contingent 579-char remark

    Show marketing remark (579 chars)

    GORGEOUS LAKEFRONT VIEWS GALORE. .. .. Villa is in immaculate condition, very well taken care of. Generous sized rooms, possible 2 master suites. Lots of storage room. Kitchen has been updated, very light, airy open floor plan. Enjoy a cocktail sitting on your screen patio overlooking the water. Lovely community featuring Tennis, clubhouse, sparkling pool, lots of clubs, casino trips, live entertainment, lushly landscaped grounds, wonderful neighbors and close to shops. YOU DON'T FIND DEALS LIKE THIS HERE, HURRY YOU WILL LOVE THIS HOME. .. (sorry, must be 55+ to live here)

11. 2018-12-20
    listed $187,900 Active 579-char remark

    Show marketing remark (579 chars)

    GORGEOUS LAKEFRONT VIEWS GALORE. .. .. Villa is in immaculate condition, very well taken care of. Generous sized rooms, possible 2 master suites. Lots of storage room. Kitchen has been updated, very light, airy open floor plan. Enjoy a cocktail sitting on your screen patio overlooking the water. Lovely community featuring Tennis, clubhouse, sparkling pool, lots of clubs, casino trips, live entertainment, lushly landscaped grounds, wonderful neighbors and close to shops. YOU DON'T FIND DEALS LIKE THIS HERE, HURRY YOU WILL LOVE THIS HOME. .. (sorry, must be 55+ to live here)

12. 2002-08-21
    soldstatus $85,000
13. 1990-10-26
    soldstatus $71,000

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,623/yr (+$135/mo · 246.0%)

ⓘ 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 · 23 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: $29,503
• − Mortgage interest: −$15,404
• − Property taxes: −$660
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − HOA: −$5,100
• − Depreciation: −$8,000
• Taxable loss: −$5,757
• Est. tax savings @ 24.0%: +$1,382
• After-tax cash flow: $248/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

+287.3% since first listed

13 events — show timeline

• 2026-05-13 Pending — Beaches MLS
• 2026-04-27 Contingent — Beaches MLS
• 2026-04-20 Price Changed $275,000 Beaches MLS
• 2026-04-12 Price Changed $289,000 Beaches MLS
• 2026-03-04 Price Changed $299,000 Beaches MLS
• 2026-01-26 Price Changed $319,000 Beaches MLS
• 2026-01-12 Listed $339,000 Beaches MLS
• 2019-02-28 Sold (MLS) $185,000 Beaches MLS
• 2019-02-26 Sold (Public Records) $185,000 Public Records
• 2019-01-28 Contingent — Beaches MLS
• 2018-12-20 Listed $187,900 Beaches MLS
• 2002-08-21 Sold (Public Records) $85,000 Public Records
• 1990-10-26 Sold (Public Records) $71,000 Public Records

Property tax history

-6.3%/yr

Latest (2025): $660 · +3.8% YoY. Source: county tax records.