2054 Ainslie D · Boca Raton, FL 33434

$129,000

2 bd · 1.5 ba · 1,050 sqft · Condo public records · 132 Days on market

Built 1980 $506/mo HOA · 25% 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 +22.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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

Welcome to 2054 Ainslie, a wonderful opportunity to own a bright, inviting unit in one of the most desirable sections of Century Village. This residence is in original condition, offering the perfect blank canvas for a buyer who wants to customize and create their ideal Florida home. The unit features beautiful lake views that bring in natural light throughout the day, creating a peaceful and relaxing atmosphere. Recent new flooring adds a fresh touch and gives you a head start on updating the space to your personal style. Located in Century Village, one of Boca Raton's premier 55+ communities, this building offers exceptional convenience and amenities. Residents enjoy complimentary bus ser

Key facts

• $506 HOA
• Community pool
• Built 1980

Property features AI

Finance

• Other: Community contains 5,712 units
• Financial info: Association fee paid monthly
• HOA & community: Association with monthly fee; HOA includes cable TV, insurance, grounds maintenance, security, sewer, trash, water, elevator, recreation facility; Community amenities: billiard room, clubhouse, elevators, fitness center, jogging path, laundry, parking, pool, storage, tennis courts, trash chute, bike storage, community room, courtesy bus, pickleball courts, sidewalks, street lights; Senior community; Pets not allowed

Exterior

• Parking: Assigned parking; Guest parking
• Security: Gated community with guard; Security patrol
• Utilities: Three phase electric; Cable available
• Home design: Condominium; Multi/split levels; Resale property; Faces northwest; Located west of US-1; Building D, 4-story building
• Construction: Concrete/CBS construction
• Exterior features: Screened patio; Patio; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Stacked bedroom layout; Closet cabinetry; Furnished
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 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); 421 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).
• This rent runs 32% of the median local income ($77k/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 $892 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 132 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $51k; list at $129k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.60% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 5.2

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-9,682
• Equity at exit: $19,234

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $373
• Equity at exit: $11,154

Cash invested: $36,120 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,061 high
• Mortgage (P&I): −$676
• Tax from tax record: −$183 /mo · $2,199/yr
• Insurance: −$54
• HOA: −$506
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $209

Break-even live

Break-even rent $1,797

Max offer price $129,000

Occupancy floor 85%

Sensitivity live

Price	-10% $282	-5% $245	+0% $209	+5% $172	+10% $136
Rent	-10% $46	-5% $127	+0% $209	+5% $290	+10% $372
Rate	-1.0pp $274	-0.5pp $242	base $209	+0.5pp $175	+1.0pp $141

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4067 Ainslie Dr #4067 Boca Raton, FL	2.0	1.5	861	$1,815	$2.11	25d	1	0.02mi
251 Brighton F Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.12mi
277 Brighton G Boca Raton, FL	2.0	1.5	840	$1,850	$2.20	4d	1	0.12mi
314 Brighton H Unit H Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	15d	1	0.12mi
335 Brighton Dr Unit 335 Boca Raton, FL	2.0	1.5	840	$1,990	$2.37	25d	1	0.13mi
3082 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,550	$1.76	19d	1	0.14mi
4085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,650	$1.88	25d	1	0.14mi
3085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,699	$1.93	25d	1	0.15mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,100	$2.39	16d	1	0.15mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,300	$2.61	25d	1	0.15mi
251 Brighton Dr Unit 251 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	8d	1	0.15mi
156 Brighton Dr Unit 156 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	25d	1	0.16mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	25d	1	0.16mi
84 Brighton B Boca Raton, FL	2.0	1.5	840	$1,600	$1.90	25d	1	0.16mi
129 Brighton D Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	25d	1	0.16mi
365 Brighton I Boca Raton, FL	2.0	1.5	840	$1,999	$2.38	25d	1	0.16mi
359 Brighton I Unit I Boca Raton, FL	1.0	1.5	735	$1,550	$2.11	25d	1	0.16mi
365 Brighton I Unit 365 Boca Raton, FL	2.0	1.5	840	$1,899	$2.26	25d	1	0.16mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	2d	1	0.18mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	3d	1	0.18mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	25d	1	0.18mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	25d	1	0.18mi
4079 Cornwall Dr Unit 4079 Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	25d	1	0.18mi
1067 Cornwall D Boca Raton, FL	1.0	1.5	751	$1,600	$2.13	25d	1	0.21mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	25d	1	0.21mi
1015 Cornwall Dr Unit 1015 Boca Raton, FL	2.0	1.5	885	$1,795	$2.03	25d	1	0.21mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	25d	1	0.22mi
321 Dorset Dr Boca Raton, FL	1.0	1.5	720	$1,590	$2.21	25d	1	0.22mi
2043 Cornwall C #2043 Boca Raton, FL	2.0	1.5	861	$1,800	$2.09	25d	1	0.23mi
4043 Cornwall C #4043 Boca Raton, FL	2.0	1.5	861	$2,450	$2.85	25d	1	0.23mi
1043 Cornwall C Boca Raton, FL	2.0	1.5	861	$1,795	$2.08	16d	1	0.23mi
3037 Cornwall B Boca Raton, FL	2.0	1.5	861	$3,000	$3.48	16d	1	0.25mi
3049 Wolverton C #3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	8d	1	0.28mi
117 Brighton Dr Unit 117 Boca Raton, FL	2.0	1.5	840	$2,500	$2.98	25d	1	0.29mi
3057 Yarmouth C Boca Raton, FL	2.0	2.0	916	$2,450	$2.67	0d	1	0.30mi
4049 Wolverton C Unit C Boca Raton, FL	2.0	2.0	896	$2,500	$2.79	3d	1	0.33mi
3049 Wolverton E Unit 3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	8d	1	0.34mi
4067 Yarmouth D Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	4d	1	0.35mi
4070 Exeter D Boca Raton, FL	2.0	1.5	861	$1,600	$1.86	25d	1	0.36mi
2027 Exeter B Boca Raton, FL	2.0	1.5	861	$1,650	$1.92	25d	1	0.36mi

HOA detail condo

• Monthly dues: $506 · $6,072/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $129,000 Active 132 DOM
2. 2026-06-18
   days on market $129,000 Active 129 DOM
3. 2026-06-17
   days on market $129,000 Active 128 DOM
4. 2026-06-16
   days on market $129,000 Active 127 DOM
5. 2026-06-15
   days on market $129,000 Active 126 DOM
6. 2026-06-13
   days on market $129,000 Active 124 DOM
7. 2026-06-09
   days on market $129,000 Active 120 DOM
8. 2026-06-07
   days on market $129,000 Active 118 DOM
9. 2026-06-04
   days on market $129,000 Active 115 DOM
10. 2026-06-03
    days on market $129,000 Active 114 DOM
11. 2026-06-01
    days on market $129,000 Active 112 DOM
12. 2026-05-31
    days on market $129,000 Active 111 DOM
13. 2026-02-09
    listed $129,000 Active
14. 2026-01-01
    historical
15. 2025-03-19
    listed $135,000 Active
16. 1984-11-01
    soldstatus $51,000
17. 1982-04-01
    soldstatus $53,000
18. 1980-03-01
    soldstatus $43,100

ⓘ 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: $2,199 · $183/mo
• Projected year-2 tax: $2,199 · $183/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 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: $24,734
• − Mortgage interest: −$7,226
• − Property taxes: −$2,199
• − Insurance: −$645
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − HOA: −$6,072
• − Depreciation: −$3,753
• Taxable income: $883
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $2,295/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

+199.3% since first listed

6 events — show timeline

• 2026-02-09 Listed $129,000 Beaches MLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2025-03-19 Listed $135,000 Beaches MLS
• 1984-11-01 Sold (Public Records) $51,000 Public Records
• 1982-04-01 Sold (Public Records) $53,000 Public Records
• 1980-03-01 Sold (Public Records) $43,100 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,199 · -1.7% YoY. Source: county tax records.