8128 Summerbreeze Ln · Boca Raton, FL 33496

$310,000

2 bd · 2.0 ba · 1,262 sqft · Condo public records · 14 Days on market

Built 1988 $640/mo HOA · 24% 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 +6.5/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0

Listing remarks MLS

Great 2/2 villa inside a beautiful, landscaped 55+ gated community in Whisper Walk. The unit has 1 car garage with built-in shelves; a separate laundry-room has built-in shelves, for extra storage as well, a dryer, and a newer washer. Beautiful Kitchen with newer white wood cabinets. An enclosed patio that can be used as an office/TV space. This very desirable Chateau model also has vaulted ceilings, wood laminate, and tile floors throughout the house. The master bedroom has 2 closets with built-in shelves and updated cabinets in bathrooms. The owners take great pride in their property and know you will appreciate it too!

Key facts

• Garage
• Community pool
• Built 1988

Property features AI

Finance

• Other: Association fees include cable TV, grounds and structure maintenance, security, sewer, trash, water, common area and roof repairs
• Financial info: Pets allowed (with possible number/size limits)
• HOA & community: Community amenities include clubhouse, picnic area, pool (heated), tennis courts, handball courts; association provides maintenance and security; HOA fee paid monthly

Exterior

• Parking: Total parking for 3 vehicles; Attached 1-car garage with garage door opener; 1 covered parking space; Driveway
• Security: Gated community (no guard)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Villa; Single-story; Resale property; Faces north; Located in a gated community (no guard); Living area reported as 1,262
• Construction: Block / CBS construction; Shingle roof
• Exterior features: Screened porch; Porch; Paved road; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; Walk-in closets; Closet cabinetry; Custom mirrors; Blinds
• Laundry & utility: Inside laundry room (in unit)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $310k.

Deal economics

• At list price, monthly cash flow is $-525 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (29.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (15.1% below list).
• Recommended offer: $217k (29.9% below list) — sets the bar for cash-flow.

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); 330 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); 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $180k; list at $310k implies a 72% gain — meaningful room to come down on a strong offer.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,214 (29.9% 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. 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. 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 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: 0.85% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.26%
• DSCR: 0.68
• GRM: 9.8

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: 19.0%
• Equity multiple: 2.54×
• Total profit: $133,890
• Equity at exit: $279,273

10-year hold

• IRR: 17.4%
• Equity multiple: 5.81×
• Total profit: $417,655
• Equity at exit: $602,262

Cash invested: $86,800 (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: 330
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,632 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$210 /mo · $2,516/yr
• Insurance: −$129
• HOA: −$640
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-525

Break-even live

Break-even rent $3,297

Max offer price $217,214

Occupancy floor —

Sensitivity live

Price	-10% $-350	-5% $-437	+0% $-525	+5% $-613	+10% $-701
Rent	-10% $-733	-5% $-629	+0% $-525	+5% $-421	+10% $-317
Rate	-1.0pp $-369	-0.5pp $-446	base $-525	+0.5pp $-606	+1.0pp $-687

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 Newcastle B #1025 Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	18d	1	0.37mi
2017 Newcastle A Unit 2017 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	26d	1	0.37mi
4047 Lincoln C Unit C Boca Raton, FL	2.0	2.0	916	$2,100	$2.29	7d	1	0.41mi
4019 Lincoln A Unit A Boca Raton, FL	2.0	2.0	896	$1,600	$1.79	26d	1	0.42mi
8146 Windgate Dr Boca Raton, FL	2.0	2.0	1310	$5,000	$3.82	26d	1	0.46mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	26d	1	0.47mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,700	$1.90	9d	1	0.47mi
4030 Rexford B Boca Raton, FL	2.0	2.0	916	$1,700	$1.86	20d	1	0.47mi
2039 Rexford C Boca Raton, FL	2.0	2.0	896	$1,550	$1.73	26d	1	0.47mi
1030 Rexford B Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	26d	1	0.47mi
18475 Via Di Sorrento Boca Raton, FL	3.0	2.0	1544	$4,095	$2.65	9d	1	0.49mi
18428 Via Di Regina #18428 Boca Raton, FL	3.0	2.0	1544	$3,900	$2.53	1d	1	0.51mi
18428 Via Di Regina #18428 Boca Raton, FL	3.0	2.0	1544	$3,900	$2.53	26d	1	0.51mi
18434 Via Di Sorrento Boca Raton, FL	3.0	2.0	1480	$3,495	$2.36	9d	1	0.53mi
2044 Hythe C Boca Raton, FL	2.0	2.0	896	$1,825	$2.04	26d	1	0.54mi
8664 Jasmine Way Boca Raton, FL	2.0	2.0	1162	$1,795	$1.54	26d	1	0.56mi
3049 Wolverton E Unit 3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	9d	1	0.56mi
4049 Wolverton C Unit C Boca Raton, FL	2.0	2.0	896	$2,500	$2.79	3d	1	0.57mi
2050 Hythe C Boca Raton, FL	2.0	2.0	880	$3,200	$3.64	26d	1	0.58mi
3032 Hythe A Unit 3032 Boca Raton, FL	2.0	2.0	896	$1,575	$1.76	26d	1	0.59mi
3049 Wolverton C #3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	9d	1	0.61mi
8550 Via Romana Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	12d	1	0.61mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	24d	1	0.62mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	26d	1	0.62mi
4039 Exeter C Boca Raton, FL	2.0	1.5	880	$1,500	$1.70	26d	1	0.67mi
1047 Exeter C Boca Raton, FL	2.0	1.5	880	$1,850	$2.10	22d	1	0.67mi
3057 Yarmouth C Boca Raton, FL	2.0	2.0	916	$2,450	$2.67	1d	1	0.68mi
108 Fanshaw C Boca Raton, FL	2.0	1.5	924	$1,700	$1.84	26d	1	0.72mi
4007 Yarmouth a Boca Raton, FL	2.0	2.0	1132	$2,200	$1.94	26d	1	0.72mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	16d	1	0.75mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	26d	1	0.75mi
18890 Candlewick Dr Unit B Boca Raton, FL	2.0	2.0	1044	$2,600	$2.49	26d	1	0.76mi
18855 Candlewick Dr Boca Raton, FL	2.0	2.0	1022	$2,600	$2.54	26d	1	0.76mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,100	$2.39	17d	1	0.78mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,300	$2.61	26d	1	0.78mi
9708 Erica Ct Boca Raton, FL	2.0	2.0	1410	$4,800	$3.40	26d	1	0.81mi
3082 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,550	$1.76	20d	1	0.81mi
18595 Egret Way #18595 Boca Raton, FL	2.0	2.0	1000	$2,200	$2.20	26d	1	0.81mi
3085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,699	$1.93	26d	1	0.82mi
4085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,650	$1.88	26d	1	0.82mi

HOA detail condo

• Monthly dues: $640 · $7,680/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-21
   days on market $310,000 Active 14 DOM
2. 2026-06-18
   days on market $310,000 Active 11 DOM
3. 2026-06-17
   days on market $310,000 Active 10 DOM
4. 2026-06-16
   days on market $310,000 Active 9 DOM
5. 2026-06-15
   days on market $310,000 Active 8 DOM
6. 2026-06-13
   days on market $310,000 Active 6 DOM
7. 2026-06-09
   days on market $310,000 Active 2 DOM
8. 2026-06-07
   remarks 683-char remark
9. 2026-06-07
   listed $310,000 Active 1 DOM

ⓘ 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: $2,516 · $210/mo
• Projected year-2 tax: $2,573 · $214/mo
• Expected delta: +$57/yr (+$5/mo · 2.2%)

ⓘ 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 · 27 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: $31,584
• − Mortgage interest: −$17,365
• − Property taxes: −$2,516
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,527
• − Management: −$2,527
• − HOA: −$7,680
• − Depreciation: −$9,018
• Taxable loss: −$11,599
• Est. tax savings @ 24.0%: +$2,784
• After-tax cash flow: $-3,519/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

+213.1% since first listed

11 events — show timeline

• 2026-06-07 Listed $310,000 Beaches MLS
• 2019-12-31 Sold (Public Records) $180,000 Public Records
• 2019-12-27 Sold (MLS) $180,000 MARMLS
• 2019-12-02 Contingent — MARMLS
• 2019-11-23 Listed $190,000 MARMLS
• 2012-11-29 Sold (Public Records) $98,000 Public Records
• 2012-11-20 Sold (MLS) $98,000 Beaches MLS
• 2012-10-25 Listing Removed — Beaches MLS
• 2012-09-27 Listed $110,000 Beaches MLS
• 2002-10-18 Sold (Public Records) $120,500 Public Records
• 1999-08-24 Sold (Public Records) $99,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,516 · +3.4% YoY. Source: county tax records.