13 Dorset A · Boca Raton, FL 33434

$82,500

1 bd · 1.5 ba · 720 sqft · Condo public records · 95 Days on market

Built 1979 $757/mo HOA · 44% of rent

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Why this score? — see what drove the C- 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 +15.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BRING ALL OFFERS! First floor 1 Bedroom /1.1 Bath Condo located in Dorset A in Century Village- Boca Raton. Updated Kitchen and Baths, Carpet has been removed in Primary Bedroom for buyer to personalize and make their own. Relax in the spacious lanai off primary bedroom. Conveniently located near Century Village Resort Style Amenities featuring Active 55+ Community w/ Clubhouse, Pool, Fitness, Tennis, Gameroom, Shows, Crafts, Clubs & Events. Shuttle bus service to nearby shoppes, dining, movies, more! Priced to Sell! Schedule a Tour Today!

Key facts

• Tennis
• Clubhouse
• Updated kitchen

Tags

• UPDATED KITCHEN
• SPACIOUS LANAI
• CLUBHOUSE
• POOL
• FITNESS
• TENNIS

Property features AI

Finance

• Other: Senior community
• Financial info: Pets not allowed; Association fee frequency: monthly
• HOA & community: Association managed by Crest Management; Monthly HOA fee (listed) with community amenities; Community amenities include pool, clubhouse, billiard room, shuffleboard court, tennis courts, putting green, courtesy bus, elevators, parking, and gated entry; Association fee includes cable TV, grounds maintenance, security, sewer, trash, water, common areas, and elevator

Exterior

• Parking: Assigned parking plus guest parking (total 1 parking space); No carport
• Security: Security guard; Gated community
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water available
• Home design: Condominium; One level (ground floor entry); Entry on main level; Faces south; Dorset A building (Convenient 1BR/1.1BA on ground floor)
• Construction: CBS construction; Shingle roof; Three-story building; Built as part of Dorset A (public records list living area)
• Exterior features: Screened patio and screened porch; Patio; Porch; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Concrete; Ceramic tile; Tile
• Bathrooms: One full bathroom and one half bathroom (two total, both on main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: No significant built-in interior features listed; Blinds on windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $82k.

Deal economics

• At list price, monthly cash flow is $32 ($384/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: Rents rising (+1.8%/yr); 418 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $570 of loan paydown is wiped out by about $2k 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 95 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $64k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 44% 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 $75,075 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 2.08% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 4.0

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: -16.0%
• Equity multiple: 0.44×
• Total profit: $-12,871
• Equity at exit: $12,301

10-year hold

• IRR: -11.8%
• Equity multiple: 0.36×
• Total profit: $-14,732
• Equity at exit: $7,133

Cash invested: $23,100 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$433
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$34
• HOA: −$757
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $32

Break-even live

Break-even rent $1,676

Max offer price $82,500

Occupancy floor 93%

Sensitivity live

Price	-10% $79	-5% $55	+0% $32	+5% $9	+10% $-15
Rent	-10% $-104	-5% $-36	+0% $32	+5% $100	+10% $168
Rate	-1.0pp $74	-0.5pp $53	base $32	+0.5pp $11	+1.0pp $-11

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Dorset Dr Unit 119 Boca Raton, FL	1.0	1.0	600	$1,400	$2.33	25d	1	0.05mi
321 Dorset Dr Boca Raton, FL	1.0	1.5	720	$1,590	$2.21	25d	1	0.06mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	25d	1	0.13mi
359 Brighton I Unit I Boca Raton, FL	1.0	1.5	735	$1,550	$2.11	25d	1	0.16mi
129 Brighton D Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	25d	1	0.16mi
22 Brighton Dr Unit 22 Boca Raton, FL	1.0	1.0	600	$1,300	$2.17	8d	1	0.18mi
156 Brighton Dr Unit 156 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	25d	1	0.18mi
251 Brighton Dr Unit 251 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	8d	1	0.18mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	25d	1	0.20mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	25d	1	0.20mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	2d	1	0.20mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	3d	1	0.20mi
314 Brighton H Unit H Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	14d	1	0.21mi
251 Brighton F Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.21mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	25d	1	0.24mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	25d	1	0.24mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	8d	1	0.27mi
82 Fanshaw Dr Unit 82 Boca Raton, FL	1.0	1.5	702	$1,250	$1.78	25d	1	0.28mi
96 Fanshaw C Boca Raton, FL	1.0	1.5	702	$1,500	$2.14	0d	1	0.40mi
454 Fanshaw K Unit K Boca Raton, FL	1.0	1.5	715	$1,500	$2.10	15d	1	0.40mi
147 Fanshaw D Boca Raton, FL	1.0	1.0	601	$1,350	$2.25	25d	1	0.42mi
119 Fanshaw C Unit 119 Boca Raton, FL	1.0	1.0	585	$1,299	$2.22	25d	1	0.42mi
4014 Newcastle A Unit A Boca Raton, FL	1.0	1.5	738	$1,495	$2.03	25d	1	0.58mi
4067 Yarmouth D Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	4d	1	0.58mi
1072 Yarmouth E #1072 Boca Raton, FL	1.0	1.5	738	$1,950	$2.64	25d	1	0.60mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,450	$2.42	22d	1	0.61mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,350	$2.25	8d	1	0.61mi
250 Suffolk F #250 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	3d	1	0.67mi
171 Suffolk F #171 Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	11d	1	0.67mi
209 Suffolk F Unit F Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	25d	1	0.67mi
68 Suffolk F Unit 68 Boca Raton, FL	1.0	1.5	720	$2,750	$3.82	25d	1	0.67mi
534 Mansfield M #534 Boca Raton, FL	1.0	1.5	715	$1,300	$1.82	25d	1	0.69mi
86 Mansfield C Unit C Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	12d	1	0.69mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	25d	1	0.75mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	2d	1	0.75mi
91 Preston Way Unit 91 Boca Raton, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.75mi
202 Mansfield E Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	0d	1	0.77mi
457 Mansfield I Unit 457 Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	3d	1	0.77mi
517 Mansfield M Unit 517 Boca Raton, FL	1.0	1.5	715	$1,550	$2.17	25d	1	0.79mi
474 Mansfield L Unit L Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	11d	1	0.83mi

HOA detail condo

• Monthly dues: $757 · $9,084/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $82,500 Active 95 DOM
2. 2026-06-17
   days on market $82,500 Active 94 DOM
3. 2026-06-16
   days on market $82,500 Active 93 DOM
4. 2026-06-15
   days on market $82,500 Active 92 DOM
5. 2026-06-13
   days on market $82,500 Active 90 DOM
6. 2026-06-09
   days on market $82,500 Active 86 DOM
7. 2026-06-08
   days on market $82,500 Active 85 DOM
8. 2026-06-07
   days on market $82,500 Active 84 DOM
9. 2026-06-04
   days on market $82,500 Active 81 DOM
10. 2026-06-03
    days on market $82,500 Active 80 DOM
11. 2026-06-02
    days on market $82,500 Active 79 DOM
12. 2026-06-01
    days on market $82,500 Active 78 DOM
13. 2026-05-31
    days on market $82,500 Active 77 DOM
14. 2026-03-15
    listed $82,500 Active
15. 2009-12-30
    historical
16. 2009-09-24
    listed $42,500
17. 2004-12-17
    soldstatus $64,500
18. 1992-11-05
    soldstatus $34,500
19. 1990-07-02
    soldstatus $41,000
20. 1986-01-01
    soldstatus $33,500

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $1,202 · $100/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 2/10 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: $20,601
• − Mortgage interest: −$4,621
• − Property taxes: −$1,202
• − Insurance: −$412
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − HOA: −$9,084
• − Depreciation: −$2,400
• Taxable loss: −$415
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $484/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

+146.3% since first listed

7 events — show timeline

• 2026-03-15 Listed $82,500 Beaches MLS
• 2009-12-30 Listing Removed — Beaches MLS
• 2009-09-24 Listed $42,500 Beaches MLS
• 2004-12-17 Sold (Public Records) $64,500 Public Records
• 1992-11-05 Sold (Public Records) $34,500 Public Records
• 1990-07-02 Sold (Public Records) $41,000 Public Records
• 1986-01-01 Sold (Public Records) $33,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,202 · -4.8% YoY. Source: county tax records.