7370 Orangewood Ln #204 · Boca Raton, FL 33433

$425,000

2 bd · 2.0 ba · 1,548 sqft · Condo public records · 276 Days on market

Built 1985 $580/mo HOA · 15% of rent

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Why this score? — see what drove the D- 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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

COUNTRY CLUB LIVING AT ITS FINEST 2 BEDROOM 2 BATHROOM CONDO WITH SMASHING VIEW OF GOLF COURSE , POND WITH FOUNTAINS, WALKING DISTANCE TO ALL AMENITIES, HOUSES OF WORSHIP, SHOPPING ASSIGNED PARKING AND GOLF CART SPACE MONTHLY FEES INCLUDE STATE OF THE ART FITNESS CENTER, PLAYGROUND, TENNIS, PADEL, PICKLEBALL, GOlf COURSE WITH NO TEE TIMES, 2 RESTAURANTS, CENTRALLY LOCATED, 10 MINUTES TO BEACH TENANT OCCUPIED UNTIL MAY 15, 2026

Key facts

• Pond with fountains
• Centrally located
• View of golf course

Tags

• VIEW OF GOLF COURSE
• POND WITH FOUNTAINS
• CENTRALLY LOCATED

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions, limits on number and size
• HOA & community: Monthly HOA fee; Association amenities include clubhouse, fitness center, spa/hot tub, tennis courts, golf course access, elevator(s), lobby, game room, billiard room, basketball court, playground, dog park, cafe/restaurant, bike storage, parking, trash service, internet included, and sidewalks; HOA fee paid monthly; HOA covers cable TV, grounds maintenance, security, trash, common areas, elevator, golf, and hot water

Exterior

• Parking: 2-car garage; 2 covered spaces; 2 open parking spaces; Assigned parking; Golf cart garage; Guest parking; Under-building parking
• Security: Gated community with guard; Security system; Security patrol
• Utilities: Three phase electric; Cable available; Underground utilities
• Home design: Condominium; 3-story building; Faces east; Resale property; Accessible hallways
• Construction: Concrete construction; Other roof type
• Exterior features: Sidewalks; Waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Wet bar; Walk-in closet(s); Furnished; Blinds and drapes; Sliding windows
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $399k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $394k (7.3% below list).
• Recommended offer: $374k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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 flat; 430 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).
• At $3,939/mo this rent would consume 56% of the median local household income ($84k/yr) (locally 2900% 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 $3k of loan paydown is wiped out by about $13k 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 276 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y 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 $95k; list at $425k implies a 347% 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 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $374,000 (12.0% 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. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.93% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.26×
• Total profit: $-88,238
• Equity at exit: $63,369

10-year hold

• IRR: -25.5%
• Equity multiple: -0.07×
• Total profit: $-127,889
• Equity at exit: $36,746

Cash invested: $119,000 (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 33433

• Rents YoY: 0.3%
• Active inventory: 430
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,939 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$273 /mo · $3,271/yr
• Insurance: −$177
• HOA: −$580
• Vacancy / Maint / Mgmt: −$827
• Net cashflow: $-146

Break-even live

Break-even rent $4,125

Max offer price $399,155

Occupancy floor 99%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7369 Orangewood Ln #301 Boca Raton, FL	3.0	2.5	1913	$7,500	$3.92	24d	1	0.06mi
7481 Campo Florido Boca Raton, FL	3.0	3.0	1946	$11,000	$5.65	17d	1	0.09mi
3705 Bridgewood Dr Boca Raton, FL	2.0	2.0	1400	$3,500	$2.50	24d	1	0.51mi
10235 Entrada Pl Boca Raton, FL	1.0–3.0	1.0–2.0	952	$2,349	$2.47	2d	26	0.56mi
3604 Bridgewood Dr Boca Raton, FL	2.0	2.5	1400	$2,450	$1.75	24d	1	0.58mi
21583 Villa Nova Dr Boca Raton, FL	3.0	2.0	1620	$4,650	$2.87	24d	1	0.62mi
21583 Villa Nova Dr Boca Raton, FL	3.0	2.0	1620	$4,500	$2.78	5d	1	0.62mi
3205 Bridgewood Dr #3205 Boca Raton, FL	2.0	2.5	1400	$3,200	$2.29	24d	1	0.69mi
2404 Bridgewood Dr Boca Raton, FL	2.0	2.5	1400	$4,700	$3.36	24d	1	0.69mi
7482 Courtyard Run E Unit E Boca Raton, FL	3.0	2.5	1449	$2,800	$1.93	3d	1	0.71mi
6750 Boca Pines Trl Unit A Boca Raton, FL	3.0	2.5	2036	$3,900	$1.92	24d	1	0.71mi
7735 Kenway Pl E Boca Raton, FL	2.0	2.0	1627	$3,900	$2.40	24d	1	0.72mi
7755 Kenway Pl E Boca Raton, FL	3.0	2.0	1625	$3,675	$2.26	19d	1	0.73mi
1002 Bridgewood Pl #1002 Boca Raton, FL	3.0	2.5	1550	$3,500	$2.26	24d	1	0.74mi
6813 Viento Way Boca Raton, FL	3.0	2.0	1956	$7,950	$4.06	24d	1	0.74mi
7526 Courtyard Run E Boca Raton, FL	3.0	2.5	1449	$3,100	$2.14	24d	1	0.74mi
6706 Boca Pines Trl Boca Raton, FL	3.0	2.5	2019	$3,950	$1.96	24d	1	0.77mi
6706 Boca Pines Trl Unit B Boca Raton, FL	3.0	2.5	2019	$3,950	$1.96	22d	1	0.77mi
1405 Bridgewood Dr Unit 1405 Boca Raton, FL	2.0	2.5	1400	$3,100	$2.21	24d	1	0.77mi
1405 Bridgewood Dr Unit 1405 Boca Raton, FL	2.0	2.5	1400	$3,000	$2.14	22d	1	0.77mi
7575 Courtyard Run W Boca Raton, FL	2.0	2.5	1290	$2,650	$2.05	17d	1	0.77mi
7744 Courtyard Run W Boca Raton, FL	3.0	2.5	1449	$3,100	$2.14	24d	1	0.80mi
7944 Eastlake Dr Unit D Boca Raton, FL	2.0	2.0	1216	$2,100	$1.73	24d	1	0.84mi
21102 Via Eden Boca Raton, FL	3.0	2.5	1702	$3,250	$1.91	17d	1	0.84mi
21018 Via Eden Boca Raton, FL	3.0	2.5	1552	$3,350	$2.16	24d	1	0.85mi
21270 Via Eden Boca Raton, FL	3.0	2.5	1812	$3,400	$1.88	8d	1	0.86mi
6874 Palmetto Cir S Boca Raton, FL	2.0	2.0	1260	$2,775	$2.20	22d	1	0.86mi
21115 Via Eden Boca Raton, FL	3.0	2.5	1553	$3,500	$2.25	24d	1	0.87mi
8272 Via Serena Boca Raton, FL	3.0	2.5	1553	$3,300	$2.12	15d	1	0.88mi
8289 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,300	$1.96	12d	1	0.90mi
8289 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,300	$1.96	24d	1	0.90mi
7911 Eastlake Dr Unit H Boca Raton, FL	2.0	2.0	1216	$2,200	$1.81	24d	1	0.91mi
8320 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,500	$2.07	21d	1	0.92mi
8320 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,400	$2.02	5d	1	0.92mi
8171 Hampton Wood Dr Boca Raton, FL	3.0	2.0	2028	$5,275	$2.60	24d	1	0.96mi
8045 Eastlake Dr Unit 1-G Boca Raton, FL	2.0	2.0	1216	$2,750	$2.26	24d	1	0.98mi
8170 Hampton Wood Dr Boca Raton, FL	3.0	2.0	2244	$4,200	$1.87	24d	1	0.98mi
8534 Via D Oro Boca Raton, FL	3.0	2.0	1866	$5,500	$2.95	19d	1	1.05mi
8534 Via D Oro Boca Raton, FL	3.0	2.0	1866	$5,500	$2.95	4d	1	1.05mi
22182 Bella Lago Dr Boca Raton, FL	2.0–4.0	2.0–3.5	1614	$3,464	$2.15	2d	18	1.06mi

HOA detail condo

• Monthly dues: $580 · $6,960/yr
• Likely covers: gymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $425,000 Active 276 DOM
2. 2026-06-17
   days on market $425,000 Active 275 DOM
3. 2026-06-16
   days on market $425,000 Active 274 DOM
4. 2026-06-15
   days on market $425,000 Active 273 DOM
5. 2026-06-13
   days on market $425,000 Active 271 DOM
6. 2026-06-09
   days on market $425,000 Active 267 DOM
7. 2026-06-07
   days on market $425,000 Active 265 DOM
8. 2026-06-04
   days on market $425,000 Active 262 DOM
9. 2026-06-03
   days on market $425,000 Active 261 DOM
10. 2026-06-01
    days on market $425,000 Active 259 DOM
11. 2026-05-31
    days on market $425,000 Active 258 DOM
12. 2026-04-09
    status Active
13. 2026-04-01
    historical
14. 2025-11-08
    historical $10,000
15. 2025-09-06
    listed $425,000 Active
16. 2025-06-27
    historical
17. 2025-05-02
    price $425,000
18. 2024-11-09
    listed $10,000
19. 2024-11-09
    historical $10,000
20. 2024-11-09
    listed $10,000
21. 2024-09-09
    historical $10,000
22. 2024-05-05
    price $10,000
23. 2024-03-27
    listed $12,000
24. 2024-03-26
    listed $525,000 Active
25. 2019-07-01
    soldstatus $95,000
26. 2017-07-26
    soldstatus $40,000
27. 2017-03-09
    historical
28. 2016-09-09
    listed $1 Active
29. 2016-01-08
    status Pending
30. 2015-12-31
    historical
31. 2015-12-19
    status Active
32. 2015-11-27
    historical Contingent
33. 2015-08-02
    price $20,000
34. 2015-06-06
    listed $25,000 Active
35. 2015-05-20
    historical
36. 2015-03-31
    price $35,000
37. 2015-01-16
    listed $50,000 Active
38. 1996-12-12
    soldstatus $100,000
39. 1985-09-01
    soldstatus $155,000

ⓘ 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: $3,271 · $273/mo
• Projected year-2 tax: $3,528 · $294/mo
• Expected delta: +$256/yr (+$21/mo · 7.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥107°F today · 17 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: $47,273
• − Mortgage interest: −$23,807
• − Property taxes: −$3,271
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,782
• − Management: −$3,782
• − HOA: −$6,960
• − Depreciation: −$12,364
• Taxable loss: −$8,817
• Est. tax savings @ 24.0%: +$2,116
• After-tax cash flow: $361/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): 47,005
• Household income: $84,091
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 2900.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 15% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2% Dominican 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Russian 3%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 15% Other Indo-European 10% 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: ▼ -227.85%
• Current HPI: 306.738
• Rent YoY: ▲ 0.33%
• 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

-93.5% since first listed

28 events — show timeline

• 2026-04-09 Relisted — Beaches MLS
• 2026-04-01 Listing Removed — Beaches MLS
• 2025-11-08 Rental Removed $10,000 RMLSFL
• 2025-09-06 Listed $425,000 Beaches MLS
• 2025-06-27 Listing Removed — Beaches MLS
• 2025-05-02 Price Changed $425,000 Beaches MLS
• 2024-11-09 Listed for Rent $10,000 RMLSFL
• 2024-11-09 Rental Removed $10,000 GFLMLS
• 2024-11-09 Listed for Rent $10,000 GFLMLS
• 2024-09-09 Rental Removed $10,000 GFLMLS
• 2024-05-05 Price Changed $10,000 GFLMLS
• 2024-03-27 Listed for Rent $12,000 GFLMLS
• 2024-03-26 Listed $525,000 Beaches MLS
• 2019-07-01 Sold (Public Records) $95,000 Public Records
• 2017-07-26 Sold (Public Records) $40,000 Public Records
• 2017-03-09 Listing Removed — Beaches MLS
• 2016-09-09 Listed $1 Beaches MLS
• 2016-01-08 Pending — Beaches MLS
• 2015-12-31 Listing Removed — Beaches MLS
• 2015-12-19 Relisted — Beaches MLS
• 2015-11-27 Contingent — Beaches MLS
• 2015-08-02 Price Changed $20,000 Beaches MLS
• 2015-06-06 Listed $25,000 Beaches MLS
• 2015-05-20 Listing Removed — Beaches MLS
• 2015-03-31 Price Changed $35,000 Beaches MLS
• 2015-01-16 Listed $50,000 Beaches MLS
• 1996-12-12 Sold (Public Records) $100,000 Public Records
• 1985-09-01 Sold (Public Records) $155,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,271 · -11.1% YoY. Source: county tax records.