11184 Sangria Ct · Boca Raton, FL 33498

$379,000

2 bd · 2.0 ba · 1,727 sqft · SingleFamily public records · 51 Days on market

Built 1988 Est $418k · 9% under $261/mo HOA · 7% of rent

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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 +21.1/30.0
• ARV discount +11.7/15.0
• Appreciation +7.3/10.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WONDERFUL LIGHT & BRIGHT CORNER VILLA W/GARAGE. LAKEVIEW! TILE THRU-OUT LIVING AREA! FLORIDA ROOM & FAMILY ROOM. ROOF-2009. VERY LITTLE WALLPAPER. SHOWS BEAUTIFULLY! ACTIVE CLUBHOUSE, POOL, TENNIS, FITNESS RM. ASSOC SAYS 55 COMM. NO PETS. EZSHOW

Key facts

• Gated community
• New flooring
• Enclosed patio

Tags

• GATED COMMUNITY
• RESORT-STYLE AMENITIES
• HURRICANE IMPACT WINDOWS
• ENCLOSED PATIO
• NEW FLOORING
• FULLY RENOVATED BATHROOMS

Property features AI

Finance

• Financial info: Pets allowed conditionally (restrictions may apply)
• HOA & community: Monthly association fee; Association fee includes amenities, common areas, grounds maintenance, structure maintenance, sewer, and security; Association amenities include pool and tennis courts; Senior community

Exterior

• Parking: Covered parking; Garage door opener; 1 covered garage space; Two or more total parking spaces
• Security: Phone entry; Security guard; Complex fenced
• Utilities: Cable available
• Home design: Single-story; Has attached property; Entry at level 1
• Construction: Block construction; Effective year built
• Exterior features: Lakefront property; Association pool; Tennis courts; Security/high-impact doors; Complex fenced; Phone entry; Security guard; Has a view

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on the main level; Main-level primary bedroom
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $379k).
• Recommended offer: $368k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 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: 92 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 32% of the median local income ($147k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($3k loan paydown + $18k appreciation (4.7% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $106k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• 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 $127k; list at $379k implies a 198% 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; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $367,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $417,934
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10608 180th Pl S	0.55mi	3/2.0 (+1)	1,857 (+8%)	9mo	$450,000	$242	49

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

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.08×
• Total profit: $114,908
• Equity at exit: $207,416

10-year hold

• IRR: 17.7%
• Equity multiple: 4.03×
• Total profit: $321,164
• Equity at exit: $352,032

Cash invested: $106,120 (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 33498

• Home prices YoY: 1.5%
• Active inventory: 92
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,974 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$193 /mo · $2,315/yr
• Insurance: −$158
• HOA: −$261
• Vacancy / Maint / Mgmt: −$835
• Net cashflow: $540

Break-even live

Break-even rent $3,290

Max offer price $379,000

Occupancy floor 81%

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10875 Lake Front Pl Unit 10875 Boca Raton, FL	2.0	2.0	1204	$2,300	$1.91	24d	1	0.35mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,800	$2.62	18d	1	0.49mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,600	$2.48	18d	1	0.49mi
10780 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,500	$2.41	8d	1	0.50mi
10766 Crescendo Cir Unit X Boca Raton, FL	3.0	2.5	2223	$4,500	$2.02	24d	1	0.86mi
18965 Adagio Dr Boca Raton, FL	3.0	2.0	1795	$5,250	$2.92	24d	1	0.94mi
9975 Boca Gardens Trl Unit A Boca Raton, FL	3.0	2.0	1276	$3,300	$2.59	8d	1	1.28mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	24d	1	1.41mi
9928 Moss Pond Dr Unit 9928 Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	15d	1	1.41mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	12d	1	1.41mi
9850 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1364	$3,600	$2.64	24d	1	1.48mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,400	$3.00	4d	1	1.48mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,500	$3.09	5d	1	1.48mi
9841 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1435	$4,500	$3.14	24d	1	1.50mi

HOA detail

• Monthly dues: $261 · $3,132/yr
• Likely covers: pool

Listing history 9 events

1. 2026-06-13
   statusdays on market $379,000 Pending 51 DOM
2. 2026-06-09
   days on market $379,000 Active 48 DOM
3. 2026-06-08
   days on market $379,000 Active 47 DOM
4. 2026-06-07
   days on market $379,000 Active 46 DOM
5. 2026-06-04
   days on market $379,000 Active 43 DOM
6. 2026-06-03
   days on market $379,000 Active 42 DOM
7. 2026-06-02
   days on market $379,000 Active 41 DOM
8. 2026-06-01
   days on market $379,000 Active 40 DOM
9. 2026-05-31
   days on market $379,000 Active 39 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: $2,315 · $193/mo
• Projected year-2 tax: $3,146 · $262/mo
• Expected delta: +$831/yr (+$69/mo · 35.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 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: $47,693
• − Mortgage interest: −$21,230
• − Property taxes: −$2,315
• − Insurance: −$1,895
• − Repairs & maintenance: −$3,815
• − Management: −$3,815
• − HOA: −$3,132
• − Depreciation: −$11,025
• Taxable income: $465
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $6,374/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): 16,853
• Household income: $146,765
• Rent vs Own: 5.3% rent · 94.7% own
• Severe rent burden: 65.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 16% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 2% Cuban 6%
• Common ancestry: Romanian 17% Scotch-Irish 6% Italian 3%
• Foreign-born: 28% · Canada, Dominican Republic, China
• Languages at home: 72% English-only · Spanish 12% Other Indo-European 6% Russian/Polish/Slavic 5%

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: ▲ 4.68%
• Current HPI: 325.4026
• Rent YoY: —
• 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

+199.6% since first listed

9 events — show timeline

• 2026-05-27 Relisted — MARMLS
• 2026-04-30 Price Changed $379,000 MARMLS
• 2026-04-30 Price Changed $369,000 MARMLS
• 2026-04-02 Listed $379,000 MARMLS
• 2013-01-08 Sold (Public Records) $127,000 Public Records
• 2012-12-11 Sold (MLS) $127,000 Beaches MLS
• 2012-11-01 Listing Removed — Beaches MLS
• 2012-09-13 Listed $139,900 Beaches MLS
• 1988-09-21 Sold (Public Records) $126,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,315 · +3.4% YoY. Source: county tax records.