2598 NW 53rd St · Boca Raton, FL 33496

$619,900

3 bd · 2.5 ba · 1,915 sqft · SingleFamily public records · 16 Days on market

Built 1991 5,088 sqft lot $738/mo HOA · 13% 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 +12.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautifully updated 2-bedroom, 2-bath residence with a private pool located in the highly desirable Broken Sound Country Club community. This move-in-ready home features a new roof, renovated bathrooms, updated flooring, and an inviting floor plan designed for comfortable living and entertaining. Enjoy the rare benefit of two spacious living areas, providing flexibility for a family room, formal living space, home office, or entertainment area. Step outside to your private pool and enjoy South Florida living at its finest. Located within one of Boca Raton's premier country club communities, residents enjoy beautifully maintained grounds, tree-lined streets, and a convenient location near to

Key facts

• Private pool
• Renovated bathrooms
• Updated flooring

Tags

• PRIVATE POOL
• NEW ROOF
• RENOVATED BATHROOMS
• UPDATED FLOORING
• TWO SPACIOUS LIVING AREAS
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Financial info: Pets allowed (pet restrictions possible)
• HOA & community: Community clubhouse; Fitness center; Golf course access; Game room; Playground; Community pool; Cafe/restaurant; Pickleball courts; Association fee of $738 monthly (includes maintenance of grounds and common areas)

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Sewer available
• Home design: Single family residence; One story; Resale property; Faces west
• Construction: Built with CBS (concrete block and stucco); Barrel roof
• Exterior features: Open patio; Patio; Privacy fencing; In-ground private pool; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Entrance foyer; Vaulted ceilings; Walk-in closets; Roman tub; Skylights
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $620k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $601k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $553k (10.7% below list).
• Recommended offer: $553k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Calusa Elementary School (math 83% / reading 85%, grade A+, #55 of 2,144 statewide, top 3%, 867 students, 17% FRL); Omni Middle School (math 66% / reading 66%, grade A-, #93 of 571 statewide, top 16%, 1,128 students, 29% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% FRL) — zoned schools average 24% FRL vs 52% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 73% at this address vs 50% district-wide (+24 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 (+2.3%/yr); 324 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $66k of equity ($4k loan paydown + $62k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$107k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($611k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $264k; list at $620k implies a 135% gain — meaningful room to come down on a strong offer.

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 $553,286 (10.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.88×
• Total profit: $327,111
• Equity at exit: $558,455

10-year hold

• IRR: 20.8%
• Equity multiple: 6.54×
• Total profit: $961,585
• Equity at exit: $1,204,329

Cash invested: $173,572 (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 33496

• Home prices YoY: 3.5%
• Rents YoY: 2.3%
• Active inventory: 324
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $5,533 high
• Mortgage (P&I): −$3,251
• Tax from tax record: −$232 /mo · $2,785/yr
• Insurance: −$258
• HOA: −$738
• Vacancy / Maint / Mgmt: −$1,162
• Net cashflow: $-108

Break-even live

Break-even rent $5,670

Max offer price $600,785

Occupancy floor 97%

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: $154,975
• Closing costs: $18,597
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2771 NW 49th St Boca Raton, FL	4.0	3.0	2596	$6,195	$2.39	17d	1	0.18mi
2683 NW 45th St Boca Raton, FL	4.0	2.5	2371	$6,750	$2.85	5d	1	0.32mi
2431 NW 59th St #404 Boca Raton, FL	3.0	2.5	1957	$10,000	$5.11	24d	1	0.42mi
5801 NW 24th Ave #1001 Boca Raton, FL	3.0	2.5	1957	$13,000	$6.64	17d	1	0.56mi
2598 NW 36th St Boca Raton, FL	3.0	2.0	1800	$4,900	$2.72	24d	1	0.87mi
3509 NW 26th Ct Boca Raton, FL	3.0	3.0	1804	$5,100	$2.83	17d	1	0.89mi
2464 NW 66th Dr Boca Raton, FL	3.0	3.5	2568	$10,000	$3.89	24d	1	0.90mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	24d	1	0.91mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	10d	1	0.91mi
19550 Sawgrass Dr #2102 Boca Raton, FL	2.0	2.0	1460	$5,500	$3.77	24d	1	0.91mi
3509 NW 25th Way Boca Raton, FL	3.0	2.0	1427	$5,200	$3.64	24d	1	0.92mi
2237 NW 53rd St Boca Raton, FL	3.0	3.5	2305	$25,000	$10.85	24d	1	0.95mi
3374 NW 28th Ter Boca Raton, FL	3.0	2.5	2268	$5,450	$2.40	24d	1	0.96mi
2218 NW 52nd St Boca Raton, FL	2.0	2.5	1482	$13,000	$8.77	24d	1	0.98mi
3289 NW 25th Way Unit 3289 Boca Raton, FL	3.0	2.0	1622	$4,500	$2.77	17d	1	0.99mi
3289 NW 25th Way Boca Raton, FL	3.0	2.0	1622	$4,500	$2.77	24d	1	0.99mi
3113 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1268	$3,100	$2.44	7d	1	1.00mi
3113 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1268	$3,200	$2.52	20d	1	1.00mi
3153 Clint Moore Rd #108 Boca Raton, FL	2.0	2.0	1303	$2,600	$2.00	24d	1	1.01mi
3143 Clint Moore Rd #105 Boca Raton, FL	3.0	2.0	1497	$3,250	$2.17	24d	1	1.02mi
3151 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1497	$3,145	$2.10	24d	1	1.03mi
2093 NW 52nd St Unit 2093 Boca Raton, FL	3.0	2.5	1835	$13,000	$7.08	24d	1	1.07mi
2034 NW 52nd St Boca Raton, FL	2.0	2.5	1527	$12,000	$7.86	24d	1	1.12mi
7067 Rain Forest Dr Boca Raton, FL	2.0	2.0	1271	$3,000	$2.36	24d	1	1.13mi
3068 NW 25th Way Boca Raton, FL	4.0	2.5	1695	$5,200	$3.07	7d	1	1.15mi
2011 NW 53rd St Boca Raton, FL	3.0	2.5	2461	$11,000	$4.47	12d	1	1.15mi
3299 Clint Moore Rd Boca Raton, FL	2.0	2.0	1261	$2,300	$1.82	17d	1	1.16mi
3299 Clint Moore Rd Boca Raton, FL	2.0	2.0	1261	$2,348	$1.86	22d	2	1.16mi
3048 NW 25th Way Boca Raton, FL	4.0	2.0	2000	$4,300	$2.15	11d	1	1.16mi
3299 Clint Moore Rd #202 Boca Raton, FL	2.0	2.0	1261	$2,300	$1.82	5d	1	1.16mi
5555 N Military Trl Boca Raton, FL	2.0–3.0	2.0–3.0	1282	$5,069	$3.95	1d	21	1.17mi
3210 NW 23rd Ter Boca Raton, FL	3.0	2.0	1742	$6,300	$3.62	24d	1	1.19mi
2411 NW 31st St Boca Raton, FL	3.0	2.0	1777	$5,800	$3.26	24d	1	1.20mi
6503 N Military Trl Boca Raton, FL	1.0–2.0	1.0–2.0	1155	$3,211	$2.78	1d	52	1.33mi
5500 N Military Trl Boca Raton, FL	1.0–3.0	1.0–2.0	1053	$5,719	$5.43	3d	27	1.34mi
6797 Willow Wood Dr #6034 Boca Raton, FL	2.0	2.0	1260	$4,900	$3.89	24d	1	1.43mi
6805 Willow Wood Dr #5042 Boca Raton, FL	2.0	2.0	1260	$5,500	$4.37	22d	1	1.43mi
7362 Woodmont Ct Boca Raton, FL	3.0	2.5	2611	$13,000	$4.98	24d	1	1.45mi

HOA detail

• Monthly dues: $738 · $8,856/yr
• Likely covers: landscapingpool

Listing history 11 events

1. 2026-06-18
   days on market $619,900 Active 16 DOM
2. 2026-06-17
   days on market $619,900 Active 15 DOM
3. 2026-06-16
   days on market $619,900 Active 14 DOM
4. 2026-06-15
   days on market $619,900 Active 13 DOM
5. 2026-06-13
   days on market $619,900 Active 11 DOM
6. 2026-06-09
   days on market $619,900 Active 7 DOM
7. 2026-06-08
   days on market $619,900 Active 6 DOM
8. 2026-06-07
   days on market $619,900 Active 5 DOM
9. 2026-06-04
   days on market $619,900 Active 2 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $619,900 Active 1 DOM

ⓘ 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: $2,785 · $232/mo
• Projected year-2 tax: $5,145 · $429/mo
• Expected delta: +$2,361/yr (+$197/mo · 84.8%)

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,394
• − Mortgage interest: −$34,724
• − Property taxes: −$2,785
• − Insurance: −$3,100
• − Repairs & maintenance: −$5,312
• − Management: −$5,312
• − HOA: −$8,856
• − Depreciation: −$18,033
• Taxable loss: −$11,726
• Est. tax savings @ 24.0%: +$2,814
• After-tax cash flow: $1,516/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): 26,579
• Household income: $114,885
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 464.0

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 11% Two or more races 8% Asian 5% Black 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Scotch-Irish 13% Romanian 9% Italian 3%
• Foreign-born: 24% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 9% Other Indo-European 5% Russian/Polish/Slavic 4%

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: ▲ 10.48%
• Current HPI: 313.9058
• Rent YoY: ▲ 2.31%
• 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

+149.0% since first listed

10 events — show timeline

• 2026-06-01 Listed $619,900 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2004-04-07 Listing Removed — Beaches MLS
• 2003-11-05 Listed $399,900 Beaches MLS
• 2003-09-11 Sold (Public Records) $264,000 Public Records
• 2003-09-08 Sold (MLS) $264,000 Beaches MLS
• 2003-07-25 Listing Removed — Beaches MLS
• 2003-01-12 Listed $279,000 Beaches MLS
• 2002-06-07 Listed $299,000 Beaches MLS
• 1996-10-03 Sold (Public Records) $249,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $2,785 · +3.3% YoY. Source: county tax records.