300 NE 20th St #308 · Boca Raton, FL 33431

$229,000

2 bd · 2.0 ba · 831 sqft · Condo · 67 Days on market

Built 1965 Good condition $396/mo HOA · 15% 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 +16.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +5.2/10.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Well located Boca Verde 55+ Community - moments to everything you need - leave your car parked if you wish! This 2 bedroom, 2 bath condo has been updated and is ready for you. Ground floor for easy access, steps to laundry, community room, pool, shuffleboard and mail. Serene views from your enclosed sunroom to the quiet courtyard with lush greenery. Tile floors through main areas, laminate in bedrooms & sunroom. Both bathrooms have been updated. Newer A/C , Tankless Water Heater, Full Accordion protection, New Roof on Building, Low HOA. This great East Boca location truly offers easy access to restaurants, shopping, Publix and moments to the beach.

Key facts

• Mail
• Ground floor
• Community room

Tags

• GROUND FLOOR
• LAUNDRY
• COMMUNITY ROOM
• POOL
• SHUFFLEBOARD
• MAIL

Property features AI

Finance

• HOA & community: Boca Verde association; Monthly HOA fee; Association amenities: Laundry, Parking, Pool, Heated pool, Shuffleboard court, Bike storage, Community room, Maintenance; HOA covers maintenance of grounds, sewer, trash, water, common areas, recreation facility, and pool service; 98 units in community; Senior community; Pets not allowed

Exterior

• Parking: Assigned parking and guest parking; Asphalt parking; 1 parking space
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Condominium; One level; Faces north
• Construction: Stucco and CBS construction; Concrete and tile roof; 2 total stories (building)
• Exterior features: City street frontage; Asphalt road surface; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Tankless water heater
• Bedrooms: 2 bedrooms (main level)
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central individual heating; Heat strip; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Walk-in closets; Stacked bedroom layout; Unfurnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $215k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 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: Boca Raton Elementary School (math 47% / reading 52%, grade D, #1,088 of 2,144 statewide, top 53%, 365 students, 62% FRL); Boca Raton Community Middle School (math 59% / reading 61%, grade B, #135 of 571 statewide, top 24%, 1,225 students, 41% FRL); West Boca Raton High School (math 55% / reading 70%, grade B-, #93 of 667 statewide, top 14%, 2,271 students, 28% FRL).
• Market conditions: Rents rising fast (+6.8%/yr); 181 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 67 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.17% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.83% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.74×
• Total profit: $-16,843
• Equity at exit: $34,145

10-year hold

• IRR: 7.8%
• Equity multiple: 1.72×
• Total profit: $46,130
• Equity at exit: $19,800

Cash invested: $64,120 (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 33431

• Rents YoY: 6.8%
• Active inventory: 181
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,688 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$396
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $145

Break-even live

Break-even rent $2,505

Max offer price $229,000

Occupancy floor 90%

Sensitivity live

Price	-10% $303	-5% $224	+0% $145	+5% $66	+10% $-13
Rent	-10% $-68	-5% $39	+0% $145	+5% $251	+10% $357
Rate	-1.0pp $260	-0.5pp $203	base $145	+0.5pp $85	+1.0pp $25

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 NE 20th St #3030 Boca Raton, FL	2.0	2.0	1080	$2,500	$2.31	26d	1	0.08mi
250 NE 20th St #4190 Boca Raton, FL	2.0	2.0	1080	$4,000	$3.70	26d	1	0.08mi
200 NE 20th St Boca Raton, FL	1.0–2.0	1.0	784	$2,350	$3.00	23d	3	0.14mi
1401 N Federal Hwy Unit 4024370 Boca Raton, FL	1.0	1.5	960	$2,000	$2.08	26d	1	0.17mi
260 NW 19th St #27 Boca Raton, FL	2.0	1.0	750	$2,000	$2.67	7d	1	0.57mi
260 NW 19th St #290 Boca Raton, FL	2.0	1.0	750	$1,875	$2.50	1d	1	0.57mi
1798 NW 15th Vis Unit 5 Boca Raton, FL	2.0	1.0	1000	$2,695	$2.69	26d	1	0.58mi
289 NW 19th St Boca Raton, FL	1.0	1.0	720	$1,745	$2.42	26d	1	0.59mi
1908 NW 4th Ave Boca Raton, FL	1.0–3.0	1.0–2.0	820	$2,345	$2.86	26d	1	0.60mi
340 NW 19th St #2030 Boca Raton, FL	1.0	1.0	552	$1,900	$3.44	19d	1	0.63mi
2500 N Federal Hwy Boca Raton, FL	1.0	1.0	750	$2,040	$2.72	23d	1	0.63mi
399 NW 19th St Boca Raton, FL	2.0	2.0	1000	$2,000	$2.00	26d	1	0.64mi
198 NE 28th St Boca Raton, FL	2.0	1.0	840	$2,350	$2.80	18d	1	0.64mi
196 NE 28th St Boca Raton, FL	2.0	2.0	840	$2,650	$3.15	18d	1	0.64mi
196 NE 28th St Boca Raton, FL	2.0	2.0	950	$2,600	$2.74	9d	1	0.64mi
1800 NW 4th Ave Boca Raton, FL	2.0	1.5	880	$4,000	$4.55	26d	1	0.66mi
330 NW 20th St Boca Raton, FL	2.0	1.0	800	$2,095	$2.62	9d	1	0.67mi
1500 NW 4th Ave Apt 306 Boca Raton, FL	2.0	2.0	875	$2,150	$2.46	26d	1	0.72mi
115 NW 7th St Boca Raton, FL	3.0	2.0	1008	$4,250	$4.22	5d	1	0.74mi
2650 Greenwood Ter Boca Raton, FL	2.0	2.0	938	$2,500	$2.67	7d	1	0.74mi
2650 Greenwood Ter #2160 Boca Raton, FL	2.0	2.0	938	$2,600	$2.77	18d	1	0.75mi
470 NW 20th St #3020 Boca Raton, FL	2.0	2.0	936	$2,400	$2.56	9d	1	0.75mi
480 NW 20th St Boca Raton, FL	2.0	2.0	936	$2,200	$2.35	3d	2	0.75mi
460 NW 20th St #1100 Boca Raton, FL	2.0	2.0	936	$2,300	$2.46	26d	1	0.77mi
490 NW 20th St #1030 Boca Raton, FL	2.0	2.0	936	$2,200	$2.35	26d	1	0.79mi
490 NW 20th St Boca Raton, FL	1.0–2.0	1.0–2.0	1018	$2,500	$2.46	22d	3	0.79mi
490 NW 20th St Boca Raton, FL	1.0–2.0	1.0–2.0	1018	$2,500	$2.46	3d	2	0.79mi
1675 NW 4th Ave Boca Raton, FL	1.0	1.0	710	$2,115	$2.98	23d	10	0.79mi
450 NW 20th St Boca Raton, FL	2.0	2.0	958	$2,275	$2.37	1d	3	0.80mi
2800 Palmwood Ter #2210 Boca Raton, FL	2.0	2.0	938	$2,800	$2.99	16d	1	0.80mi
315 Palmwood Pl #2170 Boca Raton, FL	2.0	2.0	938	$2,500	$2.67	1d	1	0.80mi
401 NE Mizner Blvd Boca Raton, FL	1.0–3.0	1.0–3.0	1109	$3,414	$3.08	0d	25	0.81mi
2850 Palmwood Ter #2300 Boca Raton, FL	2.0	2.0	938	$2,500	$2.67	22d	1	0.81mi
2900 Olivewood Ter #201 Boca Raton, FL	2.0	2.0	938	$2,750	$2.93	4d	1	0.86mi
2900 Olivewood Ter Boca Raton, FL	2.0	2.0	936	$2,475	$2.64	6d	2	0.86mi
3146 N Dixie Hwy Boca Raton, FL	2.0	2.0	1034	$2,200	$2.13	6d	1	0.92mi
2121 N Ocean Blvd Unit 1105W Boca Raton, FL	2.0	2.0	1031	$3,750	$3.64	26d	1	0.92mi
2121 N Ocean Blvd Unit 201W Boca Raton, FL	2.0	2.0	1078	$2,600	$2.41	26d	1	0.92mi
2121 N Ocean Blvd Unit 407W Boca Raton, FL	2.0	2.0	1031	$6,000	$5.82	26d	1	0.92mi
2121 N Ocean Blvd Unit 1204E Boca Raton, FL	2.0	2.0	1031	$3,000	$2.91	26d	1	0.92mi

HOA detail condo

• Monthly dues: $396 · $4,752/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $229,000 Active 67 DOM
2. 2026-06-18
   days on market $229,000 Active 64 DOM
3. 2026-06-17
   days on market $229,000 Active 63 DOM
4. 2026-06-16
   days on market $229,000 Active 62 DOM
5. 2026-06-15
   days on market $229,000 Active 61 DOM
6. 2026-06-13
   days on market $229,000 Active 59 DOM
7. 2026-06-09
   days on market $229,000 Active 55 DOM
8. 2026-06-08
   days on market $229,000 Active 54 DOM
9. 2026-06-07
   days on market $229,000 Active 53 DOM
10. 2026-06-04
    days on market $229,000 Active 50 DOM
11. 2026-06-03
    days on market $229,000 Active 49 DOM
12. 2026-06-02
    days on market $229,000 Active 48 DOM
13. 2026-06-01
    days on market $229,000 Active 47 DOM
14. 2026-05-31
    days on market $229,000 Active 46 DOM
15. 2026-04-15
    listed $229,000 Active
16. 2010-04-28
    historical
17. 2010-04-09
    listed $65,000

ⓘ 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 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $32,254
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − HOA: −$4,752
• − Depreciation: −$6,662
• Taxable loss: −$1,728
• Est. tax savings @ 24.0%: +$415
• After-tax cash flow: $2,153/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 well-maintained and updated 2-bedroom condo in a desirable Boca Raton community is ready for new owners. The property features updated kitchens and bathrooms, a new roof, and a serene courtyard setting.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both update flooring in bedrooms — improves aesthetics and rental appeal
• Both install smart home devices — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both update flooring in bedrooms — improves aesthetics and rental appeal ↑
• Both install smart home devices — increases convenience and marketability ↑

ⓘ 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

• 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): 24,608
• Household income: $107,896
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 872.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 15% Black 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 9% Scotch-Irish 5% Romanian 5%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 5% 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: ▼ -425.66%
• Current HPI: 342.0339
• Rent YoY: ▲ 6.83%
• 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

+252.3% since first listed

3 events — show timeline

• 2026-04-15 Listed $229,000 Beaches MLS
• 2010-04-28 Listing Removed — Beaches MLS
• 2010-04-09 Listed $65,000 Beaches MLS