555 NW 4th Ave · Boca Raton, FL 33432

$239,900

2 bd · 2.0 ba · 3,198 sqft · Condo public records · 119 Days on market

Built 1969

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Why this score? — see what drove the F 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 +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful corner unit in the 55+ Starlite Community. Renovated 2/2 with East exposure. Large wrap around balcony on the 2nd floor. Freshly painted. Elevators in the building. Open concept plan with lots of storage. Private and quiet. Community pool, common areas and laundry room. Water is included in the HOA. Schedule your showing today.

Key facts

• Fully renovated
• Pool
• Walk to mizner park

Tags

• FULLY RENOVATED
• WALK TO MIZNER PARK
• CLOSE TO PREMIER DINING
• CLOSE TO SHOPPING
• TENNIS CENTER CLOSE
• POOL

Property features AI

Exterior

• Home design: Condo
• Construction: Living area approximately 1100 (units not specified)
• Exterior features: Lot sized approximately 5 (units not specified)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 0.3% vs local median 2.8% in Boca Raton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 rising fast (+4.6%/yr); 472 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 40% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 119 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $155k; list at $240k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 66% 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 $218,309 (9.0% 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 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.49% ✓
• Cap rate: 0.35%
• Cash-on-cash: -21.23%
• DSCR: 0.06
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -52.5%
• Equity multiple: -0.60×
• Total profit: $-107,340
• Equity at exit: $35,770

10-year hold

• IRR: -63.3%
• Equity multiple: -1.39×
• Total profit: $-160,607
• Equity at exit: $20,742

Cash invested: $67,172 (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 33432

• Rents YoY: 4.6%
• Active inventory: 472
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,584 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA est. from 5 same-building comps: −$2,362
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $-1,188

Break-even live

Break-even rent $5,088

Max offer price $67,948

Occupancy floor —

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
870 NW 7th St Boca Raton, FL	3.0	2.0	2232	$8,500	$3.81	11d	1	0.58mi
200 E Palmetto Park Rd #700 Boca Raton, FL	3.0	3.5	3039	$15,000	$4.94	3d	1	0.79mi
1039 NW 8th St Boca Raton, FL	3.0	2.0	2788	$5,800	$2.08	24d	1	0.87mi
220 SE Mizner Blvd Boca Raton, FL	2.0–3.0	2.5–3.5	2526	$19,900	$7.88	24d	2	0.87mi
220 SE Mizner Blvd Boca Raton, FL	2.0–3.0	2.5–3.5	2388	$18,000	$7.54	2d	3	0.87mi
333 E Palmetto Park Rd Boca Raton, FL	1.0–3.0	1.0–2.5	1432	$4,717	$3.29	1d	24	0.94mi
455 E Palmetto Park Rd #3 Boca Raton, FL	3.0	3.5	2525	$7,500	$2.97	24d	1	1.06mi
455 E Palmetto Park Rd #4 Boca Raton, FL	2.0	2.5	2525	$7,750	$3.07	24d	1	1.06mi
485 E Royal Palm Rd #403 Boca Raton, FL	3.0	3.5	2262	$22,000	$9.73	24d	1	1.09mi
1251 Thatch Palm Dr Boca Raton, FL	3.0	2.5	2907	$19,500	$6.71	24d	1	1.23mi
198 SW 15th St Boca Raton, FL	3.0	2.5	3193	$3,200	$1.00	13d	1	1.25mi
300 SE 5th Ave Boca Raton, FL	2.0–3.0	3.5–4.5	2243	$13,000	$5.79	4d	2	1.26mi
300 SE 5th Ave Boca Raton, FL	3.0	4.5	2504	$12,500	$4.99	22d	2	1.26mi
700 E Palmetto Park Rd Boca Raton, FL	3.0	2.0	2141	$8,850	$4.13	24d	1	1.29mi
1851 Thatch Palm Dr Boca Raton, FL	3.0	2.0	2460	$12,500	$5.08	20d	1	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $239,900 Active 119 DOM
2. 2026-06-17
   days on market $239,900 Active 118 DOM
3. 2026-06-16
   days on market $239,900 Active 117 DOM
4. 2026-06-15
   days on market $239,900 Active 116 DOM
5. 2026-06-13
   days on market $239,900 Active 114 DOM
6. 2026-06-09
   days on market $239,900 Active 110 DOM
7. 2026-06-07
   days on market $239,900 Active 108 DOM
8. 2026-06-04
   days on market $239,900 Active 105 DOM
9. 2026-06-03
   days on market $239,900 Active 104 DOM
10. 2026-06-01
    days on market $239,900 Active 102 DOM
11. 2026-05-31
    days on market $239,900 Active 101 DOM
12. 2026-02-19
    listed $239,900 Active
13. 2025-08-15
    soldstatus $155,000 Closed 339-char remark

    Show marketing remark (339 chars)

    Beautiful corner unit in the 55+ Starlite Community. Renovated 2/2 with East exposure. Large wrap around balcony on the 2nd floor. Freshly painted. Elevators in the building. Open concept plan with lots of storage. Private and quiet. Community pool, common areas and laundry room. Water is included in the HOA. Schedule your showing today.

14. 2025-07-08
    status Pending 339-char remark

    Show marketing remark (339 chars)

    Beautiful corner unit in the 55+ Starlite Community. Renovated 2/2 with East exposure. Large wrap around balcony on the 2nd floor. Freshly painted. Elevators in the building. Open concept plan with lots of storage. Private and quiet. Community pool, common areas and laundry room. Water is included in the HOA. Schedule your showing today.

15. 2025-06-29
    price $179,000 339-char remark

    Show marketing remark (339 chars)

    Beautiful corner unit in the 55+ Starlite Community. Renovated 2/2 with East exposure. Large wrap around balcony on the 2nd floor. Freshly painted. Elevators in the building. Open concept plan with lots of storage. Private and quiet. Community pool, common areas and laundry room. Water is included in the HOA. Schedule your showing today.

16. 2025-06-29
    status Active 339-char remark

    Show marketing remark (339 chars)

    Beautiful corner unit in the 55+ Starlite Community. Renovated 2/2 with East exposure. Large wrap around balcony on the 2nd floor. Freshly painted. Elevators in the building. Open concept plan with lots of storage. Private and quiet. Community pool, common areas and laundry room. Water is included in the HOA. Schedule your showing today.

17. 2025-03-31
    historical 339-char remark

    Show marketing remark (339 chars)

    Beautiful corner unit in the 55+ Starlite Community. Renovated 2/2 with East exposure. Large wrap around balcony on the 2nd floor. Freshly painted. Elevators in the building. Open concept plan with lots of storage. Private and quiet. Community pool, common areas and laundry room. Water is included in the HOA. Schedule your showing today.

18. 2025-03-25
    price $206,000 339-char remark

    Show marketing remark (781 chars)

    Welcome to your new oasis at Starlite. A newly renovated and charming 1-bedroom, 1-bathroom condo in the heart of Boca Raton. Only minutes away from downtown, Mizner Park and the sandy beaches. The unit offers 731 square feet of well-designed living space, perfect for those seeking comfort and convenience. Step inside and be greeted by a bright and open layout that maximizes every square foot. The living area is a cozy retreat, ideal for relaxing or entertaining friends. The kitchen is efficiently designed, ensuring meal prep is a breeze. The bedroom provides a peaceful sanctuary for restful nights, and the bathroom is stylishly appointed with 2 separate sinks and a walk-in shower. Impact glass windows and sliding glass doors throughout with a hurricane rated front door.

19. 2025-03-25
    status Pending 781-char remark

    Show marketing remark (781 chars)

    Welcome to your new oasis at Starlite. A newly renovated and charming 1-bedroom, 1-bathroom condo in the heart of Boca Raton. Only minutes away from downtown, Mizner Park and the sandy beaches. The unit offers 731 square feet of well-designed living space, perfect for those seeking comfort and convenience. Step inside and be greeted by a bright and open layout that maximizes every square foot. The living area is a cozy retreat, ideal for relaxing or entertaining friends. The kitchen is efficiently designed, ensuring meal prep is a breeze. The bedroom provides a peaceful sanctuary for restful nights, and the bathroom is stylishly appointed with 2 separate sinks and a walk-in shower. Impact glass windows and sliding glass doors throughout with a hurricane rated front door.

20. 2025-03-25
    soldstatus $219,000 Closed 781-char remark

    Show marketing remark (781 chars)

    Welcome to your new oasis at Starlite. A newly renovated and charming 1-bedroom, 1-bathroom condo in the heart of Boca Raton. Only minutes away from downtown, Mizner Park and the sandy beaches. The unit offers 731 square feet of well-designed living space, perfect for those seeking comfort and convenience. Step inside and be greeted by a bright and open layout that maximizes every square foot. The living area is a cozy retreat, ideal for relaxing or entertaining friends. The kitchen is efficiently designed, ensuring meal prep is a breeze. The bedroom provides a peaceful sanctuary for restful nights, and the bathroom is stylishly appointed with 2 separate sinks and a walk-in shower. Impact glass windows and sliding glass doors throughout with a hurricane rated front door.

21. 2025-03-17
    historical Active Under Contract 781-char remark

    Show marketing remark (781 chars)

    Welcome to your new oasis at Starlite. A newly renovated and charming 1-bedroom, 1-bathroom condo in the heart of Boca Raton. Only minutes away from downtown, Mizner Park and the sandy beaches. The unit offers 731 square feet of well-designed living space, perfect for those seeking comfort and convenience. Step inside and be greeted by a bright and open layout that maximizes every square foot. The living area is a cozy retreat, ideal for relaxing or entertaining friends. The kitchen is efficiently designed, ensuring meal prep is a breeze. The bedroom provides a peaceful sanctuary for restful nights, and the bathroom is stylishly appointed with 2 separate sinks and a walk-in shower. Impact glass windows and sliding glass doors throughout with a hurricane rated front door.

22. 2025-03-17
    listed $219,000 Active 781-char remark

    Show marketing remark (781 chars)

    Welcome to your new oasis at Starlite. A newly renovated and charming 1-bedroom, 1-bathroom condo in the heart of Boca Raton. Only minutes away from downtown, Mizner Park and the sandy beaches. The unit offers 731 square feet of well-designed living space, perfect for those seeking comfort and convenience. Step inside and be greeted by a bright and open layout that maximizes every square foot. The living area is a cozy retreat, ideal for relaxing or entertaining friends. The kitchen is efficiently designed, ensuring meal prep is a breeze. The bedroom provides a peaceful sanctuary for restful nights, and the bathroom is stylishly appointed with 2 separate sinks and a walk-in shower. Impact glass windows and sliding glass doors throughout with a hurricane rated front door.

23. 2025-01-28
    listed $214,000 Active 339-char remark

    Show marketing remark (339 chars)

    Beautiful corner unit in the 55+ Starlite Community. Renovated 2/2 with East exposure. Large wrap around balcony on the 2nd floor. Freshly painted. Elevators in the building. Open concept plan with lots of storage. Private and quiet. Community pool, common areas and laundry room. Water is included in the HOA. Schedule your showing today.

24. 2013-09-22
    historical
25. 2000-03-08
    soldstatus $84,500
26. 1999-02-19
    listed $58,000
27. 1992-04-17
    soldstatus $95,000
28. 1990-04-10
    soldstatus $82,000

ⓘ 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 ≥106°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,011
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,441
• − Management: −$3,441
• − HOA: −$28,344
• − Depreciation: −$6,979
• Taxable loss: −$17,430
• Est. tax savings @ 24.0%: +$4,183
• After-tax cash flow: $-10,077/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

• Census place: Boca Raton, FL
• County: Palm Beach County · 1,438,312 people
• City population: 250,102
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 21,834
• Household income: $107,045
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1461.0

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% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 3%
• Common ancestry: Scotch-Irish 4% Subsaharan African 4% Romanian 4%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 13% Other Indo-European 3% 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: ▼ -565.03%
• Current HPI: 391.7799
• Rent YoY: ▲ 4.56%
• 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

+192.6% since first listed

17 events — show timeline

• 2026-02-19 Listed $239,900 ForSaleByOwner.com
• 2025-08-15 Sold (MLS) $155,000 Beaches MLS
• 2025-07-08 Pending — Beaches MLS
• 2025-06-29 Price Changed $179,000 Beaches MLS
• 2025-06-29 Relisted — Beaches MLS
• 2025-03-31 Listing Removed — Beaches MLS
• 2025-03-25 Price Changed $206,000 Beaches MLS
• 2025-03-25 Pending — Beaches MLS
• 2025-03-25 Sold (MLS) $219,000 Beaches MLS
• 2025-03-17 Contingent — Beaches MLS
• 2025-03-17 Listed $219,000 Beaches MLS
• 2025-01-28 Listed $214,000 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2000-03-08 Sold (Public Records) $84,500 Public Records
• 1999-02-19 Listed $58,000 Beaches MLS
• 1992-04-17 Sold (Public Records) $95,000 Public Records
• 1990-04-10 Sold (Public Records) $82,000 Public Records

Property tax history

+16.0%/yr

Latest (2016): $327 · +16.0% YoY. Source: county tax records.