1011, 290 , 16 , 146 Exeter, Dorset , Mansfield , Mansfield · Boca Raton, FL 33434

$449,400

None bd · None ba · 3,131 sqft · MultiFamily · 20 Days on market

Built 1980 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Investor opportunity! Package sale featuring 4 condominium units in desirable Century Village. Properties include: 1011 Exeter A (2BR/1.5BA), 290 Dorset G (2BR/1.5BA), 16 Mansfield A (1BR/1.5BA), and 146 Mansfield D (1BR/1.5BA). Excellent opportunity to own multiple units in a well-maintained 55+ community with strong rental potential. Century Village offers resort-style amenities including clubhouse, pools, fitness center, transportation, tennis, theater, and more. Conveniently located near shopping, dining, and major highways. Great portfolio addition with income-producing potential. Rare multi-unit investment opportunity! Current monthly rental income of $6,175 with upside potential to a

Key facts

• Conveniently located
• Community pool
• Built 1980

Tags

• RESORT-STYLE AMENITIES
• WELL-MAINTAINED COMMUNITY
• STRONG RENTAL POTENTIAL
• CONVENIENTLY LOCATED
• INCOME-PRODUCING POTENTIAL

Property features AI

Finance

• Financial info: Two total units on the property; Tenant pays electricity; Pets not allowed; Four units in the overall community
• HOA & community: Community has an association; Association amenities: Billiard room, Fitness center, Pool, Shuffleboard court, Tennis courts, Pickleball courts; Association fees paid monthly; Association fees include cable TV, insurance, grounds maintenance, pest control, security, water, common areas, legal/accounting, reserve funds, and pool service; Designated as a senior community

Exterior

• Utilities: Public water; Public sewer; Other utilities
• Home design: Quadruplex; Single-story; Resale condition; Common area accessibility features
• Construction: CBS construction; Total building area 3,573 (appraiser source); Living area 3,131; Built as part of a 4-unit community
• Exterior features: Waterfront property; Shingle roof

Interior

• Flooring: Other flooring
• Heating & cooling: Electric heating; Electric cooling; Has heating; Has cooling
• Interior features: Other flooring

What this means for you Summary

Snapshot

• This is a multifamily listed at $449k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $449k).
• Recommended offer: $443k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% 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); 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); 418 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $7,340/mo this rent would consume 114% of the median local household income ($77k/yr) (locally 812% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $126k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $442,659 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.63% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.68%
• DSCR: 2.14
• GRM: 5.1

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: 18.0%
• Equity multiple: 1.72×
• Total profit: $90,115
• Equity at exit: $67,007

10-year hold

• IRR: 25.6%
• Equity multiple: 3.11×
• Total profit: $264,971
• Equity at exit: $38,856

Cash invested: $125,832 (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: 418
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $7,340 high
• Mortgage (P&I): −$2,357
• Tax est. 1.5%: −$562 /mo · $6,741/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,541
• Net cashflow: $2,693

Break-even live

Break-even rent $3,931

Max offer price $449,400

Occupancy floor 58%

Sensitivity live

Price	-10% $3,003	-5% $2,848	+0% $2,693	+5% $2,538	+10% $2,382
Rent	-10% $2,113	-5% $2,403	+0% $2,693	+5% $2,983	+10% $3,273
Rate	-1.0pp $2,919	-0.5pp $2,807	base $2,693	+0.5pp $2,576	+1.0pp $2,458

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,774
▸ 2× units	1	1.5	$3,568
Total (4 units)			$7,340

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: $112,350
• Closing costs: $13,482
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7362 Woodmont Ct Boca Raton, FL	3.0	2.5	2611	$13,000	$4.98	24d	1	1.16mi
4285 NW 62nd Rd Boca Raton, FL	3.0	2.5	2999	$15,000	$5.00	24d	1	1.37mi

Listing history 13 events

1. 2026-06-18
   days on market $449,400 Active 20 DOM
2. 2026-06-17
   days on market $449,400 Active 19 DOM
3. 2026-06-16
   days on market $449,400 Active 18 DOM
4. 2026-06-15
   days on market $449,400 Active 17 DOM
5. 2026-06-13
   days on market $449,400 Active 15 DOM
6. 2026-06-09
   days on market $449,400 Active 11 DOM
7. 2026-06-08
   days on market $449,400 Active 10 DOM
8. 2026-06-07
   days on market $449,400 Active 9 DOM
9. 2026-06-04
   days on market $449,400 Active 6 DOM
10. 2026-06-03
    days on market $449,400 Active 5 DOM
11. 2026-06-02
    days on market $449,400 Active 4 DOM
12. 2026-06-01
    days on market $449,400 Active 3 DOM
13. 2026-05-31
    days on market $449,400 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $88,080
• − Mortgage interest: −$25,173
• − Property taxes: −$6,741
• − Insurance: −$2,247
• − Repairs & maintenance: −$7,046
• − Management: −$7,046
• − Depreciation: −$13,073
• Taxable income: $26,752
• Est. tax owed @ 24.0%: −$6,421
• After-tax cash flow: $25,894/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This multi-family property in Century Village is in good condition with minimal repairs needed. It offers excellent potential for both resale and rental with updates that can significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both New flooring in bathrooms — Fresh flooring improves aesthetics and adds value for both resale and rental.
• Both New kitchen appliances — Modern appliances enhance the kitchen's functionality and appeal for both resale and rental.
• Both New window treatments — Fresh window treatments improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in bathrooms — Fresh flooring improves aesthetics and adds value for both resale and rental. ↑
• Both New kitchen appliances — Modern appliances enhance the kitchen's functionality and appeal for both resale and rental. ↑
• Both New window treatments — Fresh window treatments improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-29 Listed $449,400 Beaches MLS