800 Jeffery St #103 · Boca Raton, FL 33487

$299,000

2 bd · 2.0 ba · 1,583 sqft · Condo public records · 139 Days on market

Built 1982 $1749/mo HOA · 31% 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 +24.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATT APPRAISERS SOLD CASH GOOD CONDITION 2K CONCESSIONS BANK OWNED BE IN FOR SEASON!1ST FLOOR UNIT W/ CANAL AND POOL VIEW. DOCKAGE AVAIL SPLIT BR PLAN, UPDATED KITCHEN AND TILE ON THE DIAGONAL. $2,000 CLOSING OR HOA CREDITS UNDER CONTRACT BY 12/21/2009

Key facts

• Ground floor unit
• Flexible floor plan
• Tennis courts

Tags

• GROUND FLOOR UNIT
• OVERLOOKING THE POOL
• OVERLOOKING THE MARINA
• FLEXIBLE FLOOR PLAN
• TENNIS COURTS
• PICKLE-BALL

Property features AI

Finance

• Other: Directions: Take Federal Hwy north of Yamato and make a right at the light on Jeffery Street. Continue east towards the end of the road; the destination is on the right.
• Financial info: Pets not allowed; Community contains 316 units
• HOA & community: Community association with monthly fee (includes cable TV, insurance, pest control, security, sewer, trash, water, common areas); On-site manager; Association amenities: boating, pool, spa/hot tub, fitness center, game room, community room, billiard room, storage, bike storage, picnic area, tennis courts, pickleball courts, putting green, elevators, internet included

Exterior

• Parking: Assigned and open parking; 2 open parking spaces
• Security: Closed-circuit cameras; Fire alarm; Smoke detectors; Security system; Entry phone/intercom; Gated community (no guard); Security patrol
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Condominium; Resale property; Faces southwest; 4-story building; Building name: 800
• Construction: Block/Concrete/CBS construction; Tar and gravel roof; Building area approximately 1,583 (public records)
• Exterior features: Covered patio; Screened patio; Patio; Waterfront with marina and ocean/intracoastal access (no fixed bridges)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closets; Split bedroom layout; Blinds on windows
• Laundry & utility: Washer/dryer hookups in an inside laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+3.6%/yr); 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• At $5,602/mo this rent would consume 70% of the median local household income ($96k/yr) (locally 896% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 139 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $299k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 31% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.87% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-31,308
• Equity at exit: $44,582

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $8,155
• Equity at exit: $25,852

Cash invested: $83,720 (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 33487

• Rents YoY: 3.6%
• Active inventory: 338
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $5,602 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$362 /mo · $4,350/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,749
• Vacancy / Maint / Mgmt: −$1,177
• Net cashflow: $195

Break-even live

Break-even rent $5,355

Max offer price $299,000

Occupancy floor 92%

Sensitivity live

Price	-10% $365	-5% $280	+0% $195	+5% $111	+10% $26
Rent	-10% $-247	-5% $-26	+0% $195	+5% $417	+10% $638
Rate	-1.0pp $346	-0.5pp $271	base $195	+0.5pp $118	+1.0pp $39

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Jeffery St #409 Boca Raton, FL	2.0	2.0	1583	$3,700	$2.34	3d	1	0.03mi
799 Jeffery St Unit 0 Boca Raton, FL	2.0	2.0	1420	$4,800	$3.38	6d	1	0.11mi
1038 Jeffery St Boca Raton, FL	3.0	2.5	1398	$6,800	$4.86	25d	1	0.12mi
859 Jeffery St #506 Boca Raton, FL	2.0	2.0	1315	$6,500	$4.94	25d	1	0.13mi
899 Jeffery St #714 Boca Raton, FL	3.0	2.0	1682	$6,500	$3.86	18d	1	0.21mi
899 Jeffery St #5100 Boca Raton, FL	2.0	2.0	1315	$5,000	$3.80	25d	1	0.21mi
713 Forsyth St Boca Raton, FL	3.0	2.0	1626	$16,500	$10.15	16d	1	0.28mi
713 Forsyth St Unit 33487 Boca Raton, FL	3.0	2.0	1626	$16,500	$10.15	22d	1	0.28mi
3912 S Ocean Blvd Highland Beach, FL	1.0–3.0	1.5–3.0	1427	$5,450	$3.82	3d	4	0.35mi
1124 Highland Beach Dr #2 Highland Beach, FL	2.0	2.0	1408	$5,750	$4.08	25d	1	0.36mi
380 Kingsbridge St Boca Raton, FL	3.0	2.0	1800	$2,549	$1.42	25d	1	0.36mi
831 Dover St Boca Raton, FL	3.0	2.5	2230	$29,000	$13.00	0d	1	0.39mi
255 Glouchester St Boca Raton, FL	3.0	2.0	1470	$3,950	$2.69	25d	1	0.42mi
1105 Bel Air Dr Unit C Highland Beach, FL	2.0	2.0	1126	$7,500	$6.66	0d	1	0.43mi
1106 Bel Air Dr Unit C Highland Beach, FL	3.0	3.0	2048	$9,500	$4.64	3d	1	0.46mi
660 Coventry St Unit 6 Boca Raton, FL	3.0	2.5	1800	$3,500	$1.94	9d	1	0.46mi
1110 Bel Air Dr Unit B Highland Beach, FL	2.0	2.0	1185	$5,000	$4.22	15d	1	0.47mi
1019 Russell Dr Unit A Highland Beach, FL	2.0	2.0	1400	$8,500	$6.07	25d	1	0.48mi
1035 Boca Cove Ln Highland Beach, FL	3.0	2.5	2149	$13,500	$6.28	25d	1	0.53mi
3740 S Ocean Blvd Unit 108B Highland Beach, FL	2.0	2.5	1837	$9,500	$5.17	20d	1	0.55mi
4505 S Ocean Blvd #502 Highland Beach, FL	2.0	2.0	1100	$7,000	$6.36	23d	1	0.56mi
4505 S Ocean Blvd #303 Highland Beach, FL	2.0	2.0	1100	$3,500	$3.18	20d	1	0.56mi
4505 S Ocean Blvd #502 Highland Beach, FL	2.0	2.0	1100	$4,900	$4.45	6d	1	0.56mi
4505 S Ocean Blvd #203 Highland Beach, FL	2.0	2.0	1100	$4,500	$4.09	4d	1	0.56mi
701 Appleby St Boca Raton, FL	3.0	2.0	1552	$7,800	$5.03	20d	1	0.57mi
701 Appleby St Boca Raton, FL	3.0	2.0	1552	$7,800	$5.03	3d	1	0.57mi
740 NE 69th St Boca Raton, FL	3.0	2.0	1540	$9,400	$6.10	25d	1	0.60mi
3700 S Ocean Blvd #308 Highland Beach, FL	2.0	2.5	2231	$8,000	$3.59	25d	1	0.62mi
3700 S Ocean Blvd #202 Highland Beach, FL	2.0	2.5	2231	$11,500	$5.15	25d	1	0.62mi
4740 S Ocean Blvd Unit 315a Boca Raton, FL	2.0	2.0	1500	$3,800	$2.53	25d	1	0.63mi
6000 NW 2nd Ave #437 Boca Raton, FL	2.0	2.0	1300	$2,500	$1.92	16d	1	0.64mi
6951 NE 7th Ave Boca Raton, FL	3.0	2.0	2137	$10,000	$4.68	18d	1	0.65mi
6991 NE 7th Ave Boca Raton, FL	3.0	2.0	1854	$8,000	$4.31	18d	1	0.68mi
3602 S Ocean Blvd #104 Highland Beach, FL	3.0	3.0	1495	$8,950	$5.99	6d	1	0.69mi
5961 NW 2nd Ave Apt 108 Boca Raton, FL	2.0	2.0	1050	$2,400	$2.29	9d	1	0.71mi
5700 NW 2nd Ave Boca Raton, FL	2.0	2.0	1125	$2,162	$1.92	22d	4	0.71mi
5700 NW 2nd Ave Boca Raton, FL	2.0–3.0	2.0	1125	$2,200	$1.96	0d	4	0.71mi
6161 NW 2nd Ave Unit 520 Boca Raton, FL	2.0	2.0	1200	$2,195	$1.83	25d	1	0.71mi
6161 NW 2nd Ave Boca Raton, FL	2.0	2.0	1200	$2,200	$1.83	0d	1	0.71mi
210 NE 69th Cir Boca Raton, FL	3.0	2.5	2043	$4,200	$2.06	25d	1	0.72mi

HOA detail condo

• Monthly dues: $1,749 · $20,988/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-17
   status $299,000 Pending 139 DOM
2. 2026-06-17
   days on market $299,000 Active 139 DOM
3. 2026-06-16
   days on market $299,000 Active 138 DOM
4. 2026-06-15
   days on market $299,000 Active 137 DOM
5. 2026-06-13
   days on market $299,000 Active 135 DOM
6. 2026-06-09
   days on market $299,000 Active 131 DOM
7. 2026-06-07
   days on market $299,000 Active 129 DOM
8. 2026-06-04
   days on market $299,000 Active 126 DOM
9. 2026-06-03
   pricedays on market $299,000 Active 125 DOM
10. 2026-06-01
    days on market $349,000 Active 123 DOM
11. 2026-05-31
    days on market $349,000 Active 122 DOM
12. 2026-01-29
    listed $349,000 Active
13. 2013-09-22
    historical
14. 2009-12-31
    soldstatus $140,000 251-char remark

    Show marketing remark (251 chars)

    ATT APPRAISERS SOLD CASH GOOD CONDITION 2K CONCESSIONS BANK OWNED BE IN FOR SEASON!1ST FLOOR UNIT W/ CANAL AND POOL VIEW. DOCKAGE AVAIL SPLIT BR PLAN, UPDATED KITCHEN AND TILE ON THE DIAGONAL. $2,000 CLOSING OR HOA CREDITS UNDER CONTRACT BY 12/21/2009

15. 2009-12-21
    historical 251-char remark

    Show marketing remark (251 chars)

    ATT APPRAISERS SOLD CASH GOOD CONDITION 2K CONCESSIONS BANK OWNED BE IN FOR SEASON!1ST FLOOR UNIT W/ CANAL AND POOL VIEW. DOCKAGE AVAIL SPLIT BR PLAN, UPDATED KITCHEN AND TILE ON THE DIAGONAL. $2,000 CLOSING OR HOA CREDITS UNDER CONTRACT BY 12/21/2009

16. 2009-08-11
    listed $150,000 251-char remark

    Show marketing remark (251 chars)

    ATT APPRAISERS SOLD CASH GOOD CONDITION 2K CONCESSIONS BANK OWNED BE IN FOR SEASON!1ST FLOOR UNIT W/ CANAL AND POOL VIEW. DOCKAGE AVAIL SPLIT BR PLAN, UPDATED KITCHEN AND TILE ON THE DIAGONAL. $2,000 CLOSING OR HOA CREDITS UNDER CONTRACT BY 12/21/2009

17. 2006-11-21
    soldstatus $485,000
18. 2006-11-17
    soldstatus $485,000
19. 2006-10-18
    historical
20. 2006-03-28
    listed $399,000
21. 2000-12-21
    soldstatus $152,000
22. 2000-12-18
    soldstatus $152,000
23. 2000-10-15
    historical
24. 2000-09-02
    listed $159,000
25. 1999-01-21
    listed $159,000
26. 1989-09-14
    soldstatus $125,000
27. 1986-11-01
    soldstatus $1,574,000

ⓘ 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: $4,350 · $362/mo
• Projected year-2 tax: $4,350 · $362/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 10/10 Extreme FEMA zone AE · 99% 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: $67,229
• − Mortgage interest: −$16,749
• − Property taxes: −$4,350
• − Insurance: −$6,614
• − Repairs & maintenance: −$5,378
• − Management: −$5,378
• − HOA: −$20,988
• − Depreciation: −$8,698
• Taxable loss: −$926
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $2,566/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): 20,717
• Household income: $96,066
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 896.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 11% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 7% Scotch-Irish 5% Lithuanian 2%
• Foreign-born: 21% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -331.59%
• Current HPI: 352.5852
• Rent YoY: ▲ 3.58%
• 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

-77.8% since first listed

16 events — show timeline

• 2026-01-29 Listed $349,000 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2009-12-31 Sold (MLS) $140,000 Beaches MLS
• 2009-12-21 Listing Removed — Beaches MLS
• 2009-08-11 Listed $150,000 Beaches MLS
• 2006-11-21 Sold (Public Records) $485,000 Public Records
• 2006-11-17 Sold (MLS) $485,000 Beaches MLS
• 2006-10-18 Listing Removed — Beaches MLS
• 2006-03-28 Listed $399,000 Beaches MLS
• 2000-12-21 Sold (Public Records) $152,000 Public Records
• 2000-12-18 Sold (MLS) $152,000 Beaches MLS
• 2000-10-15 Listing Removed — Beaches MLS
• 2000-09-02 Listed $159,000 Beaches MLS
• 1999-01-21 Listed $159,000 Beaches MLS
• 1989-09-14 Sold (Public Records) $125,000 Public Records
• 1986-11-01 Sold (Public Records) $1,574,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $4,350 · -2.2% YoY. Source: county tax records.