16032 Lomond Hills Trl #122 · Boca Raton, FL 33446

$224,900

2 bd · 2.0 ba · 1,415 sqft · Condo public records · 189 Days on market

Built 1986 $633/mo HOA · 30% 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 +7.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks MLS

Freshly painted, new carpet, California shutters in kitchen and guest bedroom, move-in ready. Elevator building, walk to Club. Over 1600sq ft of living space in this fabulous 2Br and 2Bth unit. Must See! Country Club membership is required.

Key facts

• Tennis center
• Main clubhouse
• Renovated

Tags

• UNDER BLDG PARKING
• RENOVATED
• UPDATED
• POOL
• TENNIS CENTER
• MAIN CLUBHOUSE

Property features AI

Finance

• HOA & community: Community association with monthly fee; Monthly HOA fee: 633; HOA covers insurance, grounds maintenance, trash, and water; Community amenities include clubhouse, fitness center, golf course, pool, sauna, spa/hot tub, tennis courts, pickleball courts, putting green, cafe/restaurant, community room, lobby, on-site manager, trash chute, parking, sidewalks, and street lights; Number of units in community: 1076; Pets allowed (restrictions may apply)

Exterior

• Parking: Assigned parking; Under-building parking; Garage parking; 1 garage space; 1 covered space; 1 open parking space
• Security: Fire sprinkler system; Gated community with guard; Owned security system; Security patrol
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Condominium; Resale property; 7-story building; Entry-level living area; Faces east; West of US-1
• Construction: Frame and stucco construction
• Exterior features: Covered patio; Patio; Cul-de-sac lot features; Sidewalks; Paved road

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile floors
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating (central, individual); Central electric cooling (individual)
• Interior features: Built-in features; Walk-in closets; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (4.8% below list).
• Recommended offer: $179k (20.5% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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 flat; 583 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 32% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 26y ago; this cycle's ask has dropped $130k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $225k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $178,785 (20.5% 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 189 days. Have you received any prior offers? Is the seller open to a 21% 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. 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. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.69% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.67×
• Total profit: $-20,801
• Equity at exit: $73,134

10-year hold

• IRR: -3.0%
• Equity multiple: 0.67×
• Total profit: $-20,753
• Equity at exit: $94,431

Cash invested: $62,972 (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 33446

• Home prices YoY: 0.3%
• Rents YoY: 0.5%
• Active inventory: 583
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$94
• HOA: −$633
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-261

Break-even live

Break-even rent $2,471

Max offer price $178,785

Occupancy floor —

Sensitivity live

Price	-10% $-134	-5% $-197	+0% $-261	+5% $-325	+10% $-388
Rent	-10% $-430	-5% $-346	+0% $-261	+5% $-176	+10% $-92
Rate	-1.0pp $-148	-0.5pp $-204	base $-261	+0.5pp $-319	+1.0pp $-379

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16032 Lomond Hills Trl #152 Delray Beach, FL	2.0	2.0	1415	$10,000	$7.07	22d	1	0.04mi
16021 Loch Katrine Trl #7405 Delray Beach, FL	2.0	2.0	1311	$9,500	$7.25	25d	1	0.18mi
15831 Loch Maree Ln #5502 Delray Beach, FL	2.0	2.0	1340	$9,500	$7.09	14d	1	0.46mi
15694 Loch Maree Ln #5903 Delray Beach, FL	2.0	2.0	1705	$9,000	$5.28	16d	1	0.49mi
7254 Clunie Pl #15002 Delray Beach, FL	2.0	2.0	1311	$9,000	$6.86	25d	1	0.52mi
15711 Loch Maree Ln #4702 Delray Beach, FL	2.0	2.0	1688	$10,000	$5.92	25d	1	0.53mi
7509 Glendevon Ln #1002 Delray Beach, FL	2.0	2.0	1399	$9,500	$6.79	18d	1	0.56mi
7533 Glendevon Ln #907 Delray Beach, FL	2.0	2.0	1311	$8,000	$6.10	16d	1	0.56mi
7455 Glendevon Ln #206 Delray Beach, FL	2.0	2.0	1260	$9,500	$7.54	25d	1	0.56mi
629 Saxony Pl #629 Delray Beach, FL	2.0	2.0	880	$1,550	$1.76	13d	1	0.75mi
596 Saxony M Delray Beach, FL	2.0	2.0	883	$1,400	$1.59	15d	1	0.81mi
15306 W Tranquility Lake Dr Delray Beach, FL	2.0	2.0	1175	$2,850	$2.43	12d	1	0.83mi
417 Brittany Dr #417 Delray Beach, FL	2.0	2.0	880	$1,750	$1.99	22d	1	0.86mi
233 Brittany Dr Unit 233 Delray Beach, FL	2.0	2.0	988	$1,700	$1.72	25d	1	0.88mi
318 Monaco G Delray Beach, FL	2.0	2.0	907	$2,200	$2.43	25d	1	0.90mi
276 Monaco F Delray Beach, FL	2.0	2.0	883	$1,650	$1.87	25d	1	0.90mi
564 Brittany L Delray Beach, FL	2.0	2.5	880	$1,800	$2.05	25d	1	0.90mi
568 Brittany L Delray Beach, FL	2.0	2.0	883	$1,950	$2.21	25d	1	0.90mi
292 Brittany Ave #292 Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	5d	1	0.90mi
233 Brittany F Unit F Delray Beach, FL	2.0	2.0	988	$1,600	$1.62	25d	1	0.90mi
520 Brittany K Unit K Delray Beach, FL	2.0	2.0	880	$1,400	$1.59	0d	1	0.90mi
260 Brittany F Unit F Delray Beach, FL	2.0	2.0	880	$1,600	$1.82	3d	1	0.90mi
537 Brittany K Unit 537 Delray Beach, FL	2.0	2.0	880	$1,700	$1.93	25d	1	0.90mi
233 Brittany F Unit F Delray Beach, FL	2.0	2.0	988	$1,600	$1.62	9d	1	0.90mi
72 Monaco Blvd Unit 72 Delray Beach, FL	2.0	2.0	880	$1,950	$2.22	23d	1	0.90mi
468 Saxony J Delray Beach, FL	2.0	2.0	907	$1,850	$2.04	25d	1	0.92mi
15212 W Tranquility Lake Dr Unit 15212 Delray Beach, FL	2.0	2.0	1175	$3,250	$2.77	23d	1	0.94mi
569 Monaco L Delray Beach, FL	2.0	2.0	880	$1,500	$1.70	25d	1	0.97mi
189 Saxony Trl Unit 189 Delray Beach, FL	2.0	2.0	880	$1,475	$1.68	23d	1	0.98mi
516 Saxony K Delray Beach, FL	2.0	2.0	880	$1,450	$1.65	25d	1	0.98mi
564 Saxony Dr #564 Delray Beach, FL	2.0	2.0	880	$2,200	$2.50	6d	1	0.98mi
445 Saxony Way #445 Delray Beach, FL	2.0	2.0	883	$1,550	$1.76	25d	1	0.98mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	4d	1	0.99mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	25d	1	0.99mi
15145 Michelangelo Blvd #102 Delray Beach, FL	3.0	2.0	1238	$2,600	$2.10	0d	1	0.99mi
581 Monaco Blvd Unit 581 Delray Beach, FL	2.0	2.0	880	$2,000	$2.27	25d	1	0.99mi
401 Monaco Way Unit 401 Delray Beach, FL	2.0	2.0	920	$1,950	$2.12	25d	1	1.00mi
352 Saxony Trl Unit 352 Delray Beach, FL	2.0	2.0	907	$2,000	$2.21	25d	1	1.01mi
7657 Lexington Club Blvd Delray Beach, FL	3.0	2.0	1645	$4,500	$2.74	25d	1	1.01mi
321 Saxony G Delray Beach, FL	2.0	2.0	880	$2,200	$2.50	5d	1	1.02mi

HOA detail condo

• Monthly dues: $633 · $7,596/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-21
   days on market $224,900 Active 189 DOM
2. 2026-06-18
   days on market $224,900 Active 186 DOM
3. 2026-06-17
   days on market $224,900 Active 185 DOM
4. 2026-06-16
   days on market $224,900 Active 184 DOM
5. 2026-06-15
   days on market $224,900 Active 183 DOM
6. 2026-06-13
   days on market $224,900 Active 181 DOM
7. 2026-06-09
   days on market $224,900 Active 177 DOM
8. 2026-06-07
   days on market $224,900 Active 175 DOM
9. 2026-06-04
   days on market $224,900 Active 172 DOM
10. 2026-06-03
    days on market $224,900 Active 171 DOM
11. 2026-06-01
    days on market $224,900 Active 169 DOM
12. 2026-05-31
    days on market $224,900 Active 168 DOM
13. 2026-05-06
    price $224,900
14. 2026-05-01
    status Active
15. 2026-03-19
    historical
16. 2025-11-04
    price $254,900
17. 2025-11-01
    listed $354,900 Active
18. 2023-01-31
    historical
19. 2023-01-16
    listed $330,000 Active
20. 2016-10-13
    soldstatus $67,500
21. 2016-09-30
    soldstatus $67,500 Closed 242-char remark

    Show marketing remark (242 chars)

    Freshly painted, new carpet, California shutters in kitchen and guest bedroom, move-in ready. Elevator building, walk to Club. Over 1600sq ft of living space in this fabulous 2Br and 2Bth unit. Must See! Country Club membership is required.

22. 2016-07-14
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Freshly painted, new carpet, California shutters in kitchen and guest bedroom, move-in ready. Elevator building, walk to Club. Over 1600sq ft of living space in this fabulous 2Br and 2Bth unit. Must See! Country Club membership is required.

23. 2016-06-06
    listed $79,900 Active 242-char remark

    Show marketing remark (242 chars)

    Freshly painted, new carpet, California shutters in kitchen and guest bedroom, move-in ready. Elevator building, walk to Club. Over 1600sq ft of living space in this fabulous 2Br and 2Bth unit. Must See! Country Club membership is required.

24. 2013-09-22
    historical
25. 2012-12-27
    historical
26. 2012-11-01
    historical
27. 2012-07-27
    listed $50,000
28. 2012-04-02
    listed $99,000
29. 2012-02-28
    historical
30. 2011-07-14
    listed $119,000
31. 2011-07-10
    historical
32. 2010-12-29
    listed $119,000
33. 2009-12-17
    historical
34. 2009-05-30
    historical
35. 2009-03-20
    listed $169,000
36. 2008-02-18
    listed $159,000
37. 2008-02-07
    historical
38. 2007-07-24
    listed $235,000
39. 2005-01-10
    soldstatus $172,500
40. 2005-01-07
    soldstatus $172,250
41. 2004-12-11
    historical
42. 2004-10-02
    listed $189,900
43. 2004-07-12
    listed $189,900
44. 2003-01-13
    soldstatus $142,000
45. 2001-04-27
    soldstatus $75,500
46. 2001-04-25
    soldstatus $75,500
47. 2001-02-20
    historical
48. 2000-07-21
    listed $80,000

ⓘ 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: $551 · $46/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$1,316/yr (+$110/mo · 238.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $25,686
• − Mortgage interest: −$12,598
• − Property taxes: −$551
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − HOA: −$7,596
• − Depreciation: −$6,543
• Taxable loss: −$6,836
• Est. tax savings @ 24.0%: +$1,641
• After-tax cash flow: $-1,492/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): 28,431
• Household income: $80,187
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 494.0

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 13% Two or more races 9% Black 4%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 9% Scotch-Irish 9% Italian 2%
• Foreign-born: 20% · Canada, Jamaica, Guatemala
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▲ 0.69%
• Current HPI: 242.5138
• Rent YoY: ▲ 0.51%
• 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

+181.1% since first listed

36 events — show timeline

• 2026-05-06 Price Changed $224,900 Beaches MLS
• 2026-05-01 Relisted — Beaches MLS
• 2026-03-19 Listing Removed — Beaches MLS
• 2025-11-04 Price Changed $254,900 Beaches MLS
• 2025-11-01 Listed $354,900 Beaches MLS
• 2023-01-31 Listing Removed — Beaches MLS
• 2023-01-16 Listed $330,000 Beaches MLS
• 2016-10-13 Sold (Public Records) $67,500 Public Records
• 2016-09-30 Sold (MLS) $67,500 Beaches MLS
• 2016-07-14 Pending — Beaches MLS
• 2016-06-06 Listed $79,900 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2012-12-27 Listing Removed — Beaches MLS
• 2012-11-01 Listing Removed — Beaches MLS
• 2012-07-27 Listed $50,000 Beaches MLS
• 2012-04-02 Listed $99,000 Beaches MLS
• 2012-02-28 Listing Removed — Beaches MLS
• 2011-07-14 Listed $119,000 Beaches MLS
• 2011-07-10 Listing Removed — Beaches MLS
• 2010-12-29 Listed $119,000 Beaches MLS
• 2009-12-17 Listing Removed — Beaches MLS
• 2009-05-30 Listing Removed — Beaches MLS
• 2009-03-20 Listed $169,000 Beaches MLS
• 2008-02-18 Listed $159,000 Beaches MLS
• 2008-02-07 Listing Removed — Beaches MLS
• 2007-07-24 Listed $235,000 Beaches MLS
• 2005-01-10 Sold (Public Records) $172,500 Public Records
• 2005-01-07 Sold (MLS) $172,250 Beaches MLS
• 2004-12-11 Listing Removed — Beaches MLS
• 2004-10-02 Listed $189,900 Beaches MLS
• 2004-07-12 Listed $189,900 Beaches MLS
• 2003-01-13 Sold (Public Records) $142,000 Public Records
• 2001-04-27 Sold (Public Records) $75,500 Public Records
• 2001-04-25 Sold (MLS) $75,500 Beaches MLS
• 2001-02-20 Listing Removed — Beaches MLS
• 2000-07-21 Listed $80,000 Beaches MLS

Property tax history

-1.6%/yr

Latest (2025): $551 · +5.9% YoY. Source: county tax records.