166 Dorset D · Boca Raton, FL 33434

$129,900

2 bd · 1.5 ba · 840 sqft · Condo public records · 55 Days on market

Built 1979 $758/mo HOA · 40% 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).

• 1% rule +9.6/10.0
• Cash flow +7.8/30.0
• 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
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL!!!!! BEAUTIFULLY UPDATED 2BR/1.5BA 3RD-FLOOR CONDO WITH NO NEIGHBORS ABOVE! THIS UNIT FEATURES ELEGANT HARDWOOD FLOORS THROUGHOUT, A MODERN KITCHEN WITH GE STAINLESS STEEL APPLIANCES, QUARTZ COUNTERTOPS, LOTS OF CABINET STORAGE AND TASTEFULLY UPDATED BATHROOMS. CUSTOM- MADE BLINDS THROUGHOUT AND BEAUTIFULLY DESIGNED CUSTOM CLOSETS. ENJOY YOUR MORNING. COFFEE IN THE ENCLOSED PATIO WITH IMPACT WINDOWS OVERLOOKING THE SERENE GARDEN AND LAKE VIEWS. PEACEFUL SETTING WITH ADDED PRIVACY. CENTURY VILLAGE IS A 55+ COMMUNITY OFFERING RESORT-STYLE AMENITIES INCLUDING TWO OLYMPIC -SIZE POOLS, FITNESS CENTER MOVIE THEATRE, TENNIS & PICKLEBALL COURTS AND MUCH MORE! CABLE, INTERNET AN

Key facts

• Quartz countertops
• Cabinet storage
• Updated bathrooms

Tags

• HARDWOOD FLOORS
• MODERN KITCHEN
• GE STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• CABINET STORAGE
• UPDATED BATHROOMS

Property features AI

Finance

• Other: Senior community; Directions: I-95 or Turnpike west to Glades Road, right into Lyons Road, Kimberly Blvd right to gate
• Financial info: Pets not allowed; Community contains many units (community-wide)
• HOA & community: Association: Crest Management; Monthly association fee (includes cable TV and water); Association amenities include: billiard room, clubhouse, elevators, fitness center, indoor pool, pool, tennis courts, manager on site, courtesy bus, internet included, library, pickleball courts

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space total
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Cable available; Water connected
• Home design: Condominium; Resale condition; Southwest-facing; 3 stories total; Building: D
• Construction: CBS construction; Barrel roof; Building area approximately 930 (source: public records); Living area approximately 840
• Exterior features: Covered patio; Screened porch; Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Ceiling fans for cooling
• Interior features: Built-in features; Bedroom layout: stacked; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (20.0% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $104k (20.0% 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: 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); Eagles Landing Middle School (math 66% / reading 67%, grade A-, #84 of 571 statewide, top 16%, 1,508 students, 27% 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 27% FRL vs 52% district-wide (25 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 (+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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $130k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,929 (20.0% 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 55 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.46% ✓
• Cap rate: 4.93%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 5.7

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: -26.6%
• Equity multiple: 0.12×
• Total profit: $-32,168
• Equity at exit: $19,369

10-year hold

• IRR: -32.0%
• Equity multiple: -0.29×
• Total profit: $-47,072
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$681
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$54
• HOA: −$758
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-147

Break-even live

Break-even rent $2,081

Max offer price $103,929

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-110	+0% $-147	+5% $-184	+10% $-221
Rent	-10% $-297	-5% $-222	+0% $-147	+5% $-72	+10% $3
Rate	-1.0pp $-82	-0.5pp $-114	base $-147	+0.5pp $-181	+1.0pp $-215

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Dorset B Boca Raton, FL	2.0	1.5	840	$1,575	$1.88	21d	1	0.02mi
170 Dorset E Boca Raton, FL	2.0	1.5	835	$1,525	$1.83	25d	1	0.02mi
186 Dorset E Boca Raton, FL	2.0	1.5	835	$1,550	$1.86	25d	1	0.02mi
57 Dorset B Boca Raton, FL	2.0	1.5	840	$1,600	$1.90	25d	1	0.06mi
4078 Exeter Unit E Boca Raton, FL	2.0	1.5	861	$1,475	$1.71	4d	1	0.15mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	9d	1	0.15mi
33 Fanshaw Dr Unit 33 Boca Raton, FL	2.0	1.5	835	$1,975	$2.37	25d	1	0.15mi
32 Fanshaw Dr Unit 32 Boca Raton, FL	2.0	1.5	819	$1,975	$2.41	12d	1	0.15mi
67 Fanshaw Dr Unit 670 Boca Raton, FL	2.0	1.5	835	$1,750	$2.10	16d	1	0.15mi
119 Dorset Dr Unit 119 Boca Raton, FL	1.0	1.0	600	$1,400	$2.33	25d	1	0.16mi
321 Dorset Dr Boca Raton, FL	1.0	1.5	720	$1,590	$2.21	25d	1	0.16mi
82 Fanshaw Dr Unit 82 Boca Raton, FL	1.0	1.5	702	$1,250	$1.78	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
1067 Cornwall D Boca Raton, FL	1.0	1.5	751	$1,600	$2.13	25d	1	0.17mi
3043 Exeter Boca Raton, FL	2.0	1.5	861	$1,949	$2.26	25d	1	0.17mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	25d	1	0.17mi
1047 Exeter C Boca Raton, FL	2.0	1.5	880	$1,850	$2.10	22d	1	0.21mi
4042 Exeter C Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	25d	1	0.21mi
4039 Exeter C Boca Raton, FL	2.0	1.5	880	$1,500	$1.70	25d	1	0.21mi
3085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,699	$1.93	25d	1	0.24mi
4085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,650	$1.88	25d	1	0.24mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	3d	1	0.24mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	25d	1	0.24mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	3d	1	0.24mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	25d	1	0.24mi
3082 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,550	$1.76	20d	1	0.25mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	25d	1	0.26mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,300	$2.61	25d	1	0.26mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,100	$2.39	16d	1	0.26mi
4070 Exeter D Boca Raton, FL	2.0	1.5	861	$1,600	$1.86	25d	1	0.26mi
2027 Exeter B Boca Raton, FL	2.0	1.5	861	$1,650	$1.92	25d	1	0.26mi
4079 Cornwall Dr Unit 4079 Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	25d	1	0.27mi
359 Brighton I Unit I Boca Raton, FL	1.0	1.5	735	$1,550	$2.11	25d	1	0.28mi
129 Brighton D Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	25d	1	0.28mi
84 Brighton B Boca Raton, FL	2.0	1.5	840	$1,600	$1.90	25d	1	0.28mi
365 Brighton I Unit 365 Boca Raton, FL	2.0	1.5	840	$1,899	$2.26	25d	1	0.28mi
365 Brighton I Boca Raton, FL	2.0	1.5	840	$1,999	$2.38	25d	1	0.28mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	25d	1	0.28mi
536 Fanshaw M Boca Raton, FL	2.0	2.0	819	$1,850	$2.26	25d	1	0.29mi
108 Fanshaw C Boca Raton, FL	2.0	1.5	924	$1,700	$1.84	25d	1	0.29mi

HOA detail condo

• Monthly dues: $758 · $9,096/yr
• Likely covers: internetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $129,900 Active 55 DOM
2. 2026-06-18
   days on market $129,900 Active 52 DOM
3. 2026-06-17
   days on market $129,900 Active 51 DOM
4. 2026-06-16
   days on market $129,900 Active 50 DOM
5. 2026-06-15
   days on market $129,900 Active 49 DOM
6. 2026-06-13
   days on market $129,900 Active 47 DOM
7. 2026-06-09
   days on market $129,900 Active 43 DOM
8. 2026-06-08
   days on market $129,900 Active 42 DOM
9. 2026-06-07
   days on market $129,900 Active 41 DOM
10. 2026-06-04
    days on market $129,900 Active 38 DOM
11. 2026-06-03
    days on market $129,900 Active 37 DOM
12. 2026-06-02
    days on market $129,900 Active 36 DOM
13. 2026-06-01
    days on market $129,900 Active 35 DOM
14. 2026-05-31
    days on market $129,900 Active 34 DOM
15. 2026-05-13
    price $129,900
16. 2026-04-27
    listed $139,900 Active
17. 1991-12-04
    soldstatus $51,000

ⓘ 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: $1,807 · $151/mo
• Projected year-2 tax: $1,807 · $151/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6 d/yr ≥107°F today · 22 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: $22,738
• − Mortgage interest: −$7,276
• − Property taxes: −$1,807
• − Insurance: −$650
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − HOA: −$9,096
• − Depreciation: −$3,779
• Taxable loss: −$3,508
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $-922/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

+154.7% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $129,900 Beaches MLS
• 2026-04-27 Listed $139,900 Beaches MLS
• 1991-12-04 Sold (Public Records) $51,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,807 · -0.5% YoY. Source: county tax records.