2409 NW 66th Dr · Boca Raton, FL 33496

$555,000

3 bd · 2.5 ba · 2,247 sqft · SingleFamily public records · 31 Days on market

Built 1994 6,504 sqft lot Est $854k · 35% under $604/mo HOA · 8% of rent

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Why this score? — see what drove the A 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks

Banyans at Broken Sound is one of Boca's most prestigious private member-owned communities. It features a state-of-the-art fitness center, Olympic swimming pool and resort style pool, tennis courts, pickleball, luxurious spa. Social activities such as club holiday celebrations, fitness classes, and community two championship golf courses. lifestyle at Banyans Broken Sound is tailored for those seeking an active, upscale, and socially engaging environment, making it ideal for individuals and families who value both leisure and luxury. The home offers new master shower, newer appliances, 2 year Trane A/C system, 2 year instant hot water heater, 2 year ultra quiet wall mount garage motor, cen

Key facts

• New master shower
• Resort style pool
• Pickleball

Tags

• OLYMPIC SWIMMING POOL
• RESORT STYLE POOL
• TENNIS COURTS
• PICKLEBALL
• LUXURIOUS SPA
• NEW MASTER SHOWER

Property features AI

Finance

• Other: Pets allowed (restrictions possible)
• HOA & community: Community: Broken Sound Club; Monthly HOA fee of $604; HOA covers cable TV, internet, security, and recreation facilities; Community amenities include pool(s), heated pool, sauna, spa/hot tub, tennis courts, pickleball courts, cafe/restaurant, and community room

Exterior

• Parking: Total parking for 6 vehicles; Attached 2-car garage; 2 covered parking spaces; Paver block driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Resale property; Faces south
• Construction: CBS construction; Tile roof; Appraiser-recorded building area (3,011 total; living area 2,247)
• Exterior features: Not waterfront; Entry at level 1

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms and one half bathroom; One bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $555k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $555k).
• Recommended offer: $538k (3.0% below list) — sets the bar for market timing.

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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $59k of equity ($4k loan paydown + $56k 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.
• At projected returns (10.0% appreciation + 2.3% rent growth), your $155k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$95k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($538k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $400k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $538,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.45% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.93%
• DSCR: 1.71
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $853,860
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2492 NW 66th Dr	0.27mi	3/2.5	2,343 (+4%)	2mo	$830,000	$354	79
5890 NW 21st Ave	0.72mi	3/2.5	2,319 (+3%)	1mo	$899,000	$388	60
2187 NW 59th St	0.63mi	3/2.5	2,104 (-6%)	2mo	$800,000	$380	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 35.7%
• Equity multiple: 3.76×
• Total profit: $428,519
• Equity at exit: $499,988

10-year hold

• IRR: 30.5%
• Equity multiple: 8.39×
• Total profit: $1,148,442
• Equity at exit: $1,078,243

Cash invested: $155,400 (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: 5.7×

Monthly cashflow live

• Estimated rent: $8,051 high
• Mortgage (P&I): −$2,910
• Tax from tax record: −$551 /mo · $6,614/yr
• Insurance: −$231
• HOA: −$604
• Vacancy / Maint / Mgmt: −$1,691
• Net cashflow: $2,063

Break-even live

Break-even rent $5,439

Max offer price $555,000

Occupancy floor 69%

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: $138,750
• Closing costs: $16,650
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2464 NW 66th Dr Boca Raton, FL	3.0	3.5	2568	$10,000	$3.89	24d	1	0.17mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	24d	1	0.25mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	10d	1	0.25mi
5801 NW 24th Ave #1001 Boca Raton, FL	3.0	2.5	1957	$13,000	$6.64	16d	1	0.45mi
6213 NW 21st Ct Boca Raton, FL	3.0	4.0	2746	$10,000	$3.64	24d	1	0.45mi
2431 NW 59th St #404 Boca Raton, FL	3.0	2.5	1957	$10,000	$5.11	24d	1	0.57mi
6503 N Military Trl Boca Raton, FL	1.0–2.0	1.0–2.0	1155	$3,211	$2.78	1d	52	0.70mi
3151 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1497	$3,145	$2.10	24d	1	0.85mi
2237 NW 53rd St Boca Raton, FL	3.0	3.5	2305	$25,000	$10.85	24d	1	0.91mi
5555 N Military Trl Boca Raton, FL	2.0–3.0	2.0–3.0	1282	$5,069	$3.95	1d	21	0.91mi
3143 Clint Moore Rd #105 Boca Raton, FL	3.0	2.0	1497	$3,250	$2.17	24d	1	0.94mi
2218 NW 52nd St Boca Raton, FL	2.0	2.5	1482	$13,000	$8.77	24d	1	0.98mi
2093 NW 52nd St Unit 2093 Boca Raton, FL	3.0	2.5	1835	$13,000	$7.08	24d	1	1.00mi
2011 NW 53rd St Boca Raton, FL	3.0	2.5	2461	$11,000	$4.47	12d	1	1.05mi
2034 NW 52nd St Boca Raton, FL	2.0	2.5	1527	$12,000	$7.86	24d	1	1.06mi
5500 N Military Trl Boca Raton, FL	1.0–3.0	1.0–2.0	1053	$5,719	$5.43	3d	27	1.09mi
2771 NW 49th St Boca Raton, FL	4.0	3.0	2596	$6,195	$2.39	17d	1	1.12mi
4695 Brandywine Dr Boca Raton, FL	3.0	3.0	1974	$4,750	$2.41	24d	1	1.12mi
17099 Ryton Ln Boca Raton, FL	3.0	2.5	2492	$18,000	$7.22	24d	1	1.20mi
2683 NW 45th St Boca Raton, FL	4.0	2.5	2371	$6,750	$2.85	5d	1	1.27mi
5605 Forest Oaks Ter Delray Beach, FL	3.0	3.0	2092	$10,000	$4.78	14d	1	1.34mi
17768 Maplewood Dr Boca Raton, FL	4.0	2.0	2123	$5,200	$2.45	22d	1	1.36mi
16843 Boca Delray Dr Delray Beach, FL	2.0	2.0	1533	$4,900	$3.20	22d	1	1.39mi
16850 Colchester Ct Delray Beach, FL	3.0	3.5	2715	$8,000	$2.95	18d	1	1.43mi

HOA detail

• Monthly dues: $604 · $7,248/yr
• Likely covers: waterpoolgym

Listing history 29 events

1. 2026-06-18
   days on market $555,000 Active 31 DOM
2. 2026-06-17
   days on market $555,000 Active 30 DOM
3. 2026-06-16
   days on market $555,000 Active 29 DOM
4. 2026-06-15
   days on market $555,000 Active 28 DOM
5. 2026-06-13
   days on market $555,000 Active 26 DOM
6. 2026-06-09
   days on market $555,000 Active 22 DOM
7. 2026-06-08
   days on market $555,000 Active 21 DOM
8. 2026-06-07
   days on market $555,000 Active 20 DOM
9. 2026-06-04
   days on market $555,000 Active 17 DOM
10. 2026-06-03
    days on market $555,000 Active 16 DOM
11. 2026-06-02
    days on market $555,000 Active 15 DOM
12. 2026-06-01
    days on market $555,000 Active 14 DOM
13. 2026-05-31
    days on market $555,000 Active 13 DOM
14. 2026-05-18
    listed $555,000 Active
15. 2026-04-30
    historical
16. 2026-04-05
    price $559,850
17. 2026-03-05
    price $625,000
18. 2026-03-05
    status Active
19. 2026-01-31
    status Pending
20. 2026-01-08
    listed $579,900 Active
21. 2026-01-05
    historical
22. 2025-09-18
    historical
23. 2025-09-17
    listed $569,000 Active
24. 2022-04-28
    soldstatus $400,000
25. 2019-04-22
    historical
26. 2019-03-20
    listed $275,000 Active
27. 2018-11-09
    historical
28. 2018-10-16
    listed $275,000 Active
29. 1996-09-12
    soldstatus $273,000

ⓘ 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: $6,614 · $551/mo
• Projected year-2 tax: $6,614 · $551/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 ≥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: $96,606
• − Mortgage interest: −$31,089
• − Property taxes: −$6,614
• − Insurance: −$2,775
• − Repairs & maintenance: −$7,729
• − Management: −$7,729
• − HOA: −$7,248
• − Depreciation: −$16,145
• Taxable income: $17,279
• Est. tax owed @ 24.0%: −$4,147
• After-tax cash flow: $20,610/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

+103.3% since first listed

16 events — show timeline

• 2026-05-18 Listed $555,000 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-04-05 Price Changed $559,850 Beaches MLS
• 2026-03-05 Price Changed $625,000 Beaches MLS
• 2026-03-05 Relisted — Beaches MLS
• 2026-01-31 Pending — Beaches MLS
• 2026-01-08 Listed $579,900 Beaches MLS
• 2026-01-05 Coming Soon — Beaches MLS
• 2025-09-18 Listing Removed — Beaches MLS
• 2025-09-17 Listed $569,000 Beaches MLS
• 2022-04-28 Sold (Public Records) $400,000 Public Records
• 2019-04-22 Listing Removed — Beaches MLS
• 2019-03-20 Listed $275,000 Beaches MLS
• 2018-11-09 Listing Removed — Beaches MLS
• 2018-10-16 Listed $275,000 Beaches MLS
• 1996-09-12 Sold (Public Records) $273,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $6,614 · +3.0% YoY. Source: county tax records.