82 Dorset B Unit 82 dorset B · Boca Raton, FL 33434

$75,000

2 bd · 1.5 ba · 840 sqft · Condo public records · 4 Days on market

Built 1979 $751/mo HOA · 40% 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 +25.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 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 MLS

Immaculate, well-kept with tiled kitchen and dining room. Extra cabinets in kitchen and extra shelving in closets. Tiled patio with great waterview, built-in closet, refrigerator one year old.

Key facts

• Theater
• Fitness center
• Screened balcony

Tags

• SCREENED BALCONY
• WATER AND GARDEN VIEWS
• NEWLY RENOVATED CLUBHOUSE
• FITNESS CENTER
• INDOOR AND OUTDOOR POOLS
• THEATER

Property features AI

Finance

• Other: Pets: conditional; restrictions or possible restrictions
• Financial info: Association fee: $751 monthly
• HOA & community: Monthly association fee; Association fee includes pool(s)

Exterior

• Parking: One parking space
• Security: Security guard; Smoke detectors
• Utilities: Has cooling; Has heating
• Home design: 2-story building; Entry on level 2; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/porch; Fence; Tennis court(s); Exterior lighting; Complex is fenced

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Second-floor entry; Bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 9.0% 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: Whispering Pines Elementary School (math 62% / reading 69%, grade B+, #500 of 2,144 statewide, top 24%, 1,015 students, 25% FRL); Eagles Landing Middle School (math 66% / reading 67%, grade A-, #84 of 571 statewide, top 16%, 1,508 students, 27% FRL); Olympic Heights Community High (math 52% / reading 64%, grade C, #120 of 667 statewide, top 18%, 2,602 students, 30% FRL) — zoned schools average 27% FRL vs 52% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 63% at this address vs 50% district-wide (+14 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 (+1.8%/yr); 421 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $519 of loan paydown is wiped out by about $2k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $20k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.53% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.76%
• DSCR: 1.43
• GRM: 3.3

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-2,995
• Equity at exit: $11,183

10-year hold

• IRR: 3.3%
• Equity multiple: 1.22×
• Total profit: $4,547
• Equity at exit: $6,485

Cash invested: $21,000 (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 33434

• Rents YoY: 1.8%
• Active inventory: 421
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$393
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$31
• HOA: −$751
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $171

Break-even live

Break-even rent $1,679

Max offer price $75,000

Occupancy floor 86%

Sensitivity live

Price	-10% $213	-5% $192	+0% $171	+5% $150	+10% $128
Rent	-10% $21	-5% $96	+0% $171	+5% $246	+10% $320
Rate	-1.0pp $209	-0.5pp $190	base $171	+0.5pp $151	+1.0pp $132

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Dorset B Boca Raton, FL	2.0	1.5	840	$1,575	$1.88	21d	1	0.02mi
170 Dorset E Boca Raton, FL	2.0	1.5	835	$1,525	$1.83	26d	1	0.02mi
186 Dorset E Boca Raton, FL	2.0	1.5	835	$1,550	$1.86	26d	1	0.02mi
57 Dorset B Boca Raton, FL	2.0	1.5	840	$1,600	$1.90	26d	1	0.06mi
4078 Exeter Unit E Boca Raton, FL	2.0	1.5	861	$1,475	$1.71	4d	1	0.15mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	9d	1	0.15mi
33 Fanshaw Dr Unit 33 Boca Raton, FL	2.0	1.5	835	$1,975	$2.37	26d	1	0.15mi
32 Fanshaw Dr Unit 32 Boca Raton, FL	2.0	1.5	819	$1,975	$2.41	12d	1	0.15mi
67 Fanshaw Dr Unit 670 Boca Raton, FL	2.0	1.5	835	$1,750	$2.10	16d	1	0.15mi
119 Dorset Dr Unit 119 Boca Raton, FL	1.0	1.0	600	$1,400	$2.33	26d	1	0.16mi
321 Dorset Dr Boca Raton, FL	1.0	1.5	720	$1,590	$2.21	26d	1	0.16mi
82 Fanshaw Dr Unit 82 Boca Raton, FL	1.0	1.5	702	$1,250	$1.78	26d	1	0.16mi
1015 Cornwall Dr Unit 1015 Boca Raton, FL	2.0	1.5	885	$1,795	$2.03	26d	1	0.16mi
1067 Cornwall D Boca Raton, FL	1.0	1.5	751	$1,600	$2.13	26d	1	0.17mi
3043 Exeter Boca Raton, FL	2.0	1.5	861	$1,949	$2.26	26d	1	0.17mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	26d	1	0.17mi
1047 Exeter C Boca Raton, FL	2.0	1.5	880	$1,850	$2.10	22d	1	0.21mi
4042 Exeter C Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	26d	1	0.21mi
4039 Exeter C Boca Raton, FL	2.0	1.5	880	$1,500	$1.70	26d	1	0.21mi
3085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,699	$1.93	26d	1	0.24mi
4085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,650	$1.88	26d	1	0.24mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	3d	1	0.24mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	26d	1	0.24mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	4d	1	0.24mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	26d	1	0.24mi
3082 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,550	$1.76	20d	1	0.25mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	26d	1	0.26mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,300	$2.61	26d	1	0.26mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,100	$2.39	17d	1	0.26mi
4070 Exeter D Boca Raton, FL	2.0	1.5	861	$1,600	$1.86	26d	1	0.26mi
2027 Exeter B Boca Raton, FL	2.0	1.5	861	$1,650	$1.92	26d	1	0.26mi
4079 Cornwall Dr Unit 4079 Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	26d	1	0.27mi
359 Brighton I Unit I Boca Raton, FL	1.0	1.5	735	$1,550	$2.11	26d	1	0.28mi
129 Brighton D Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	26d	1	0.28mi
84 Brighton B Boca Raton, FL	2.0	1.5	840	$1,600	$1.90	26d	1	0.28mi
365 Brighton I Unit 365 Boca Raton, FL	2.0	1.5	840	$1,899	$2.26	26d	1	0.28mi
365 Brighton I Boca Raton, FL	2.0	1.5	840	$1,999	$2.38	26d	1	0.28mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	26d	1	0.28mi
536 Fanshaw M Boca Raton, FL	2.0	2.0	819	$1,850	$2.26	26d	1	0.29mi
108 Fanshaw C Boca Raton, FL	2.0	1.5	924	$1,700	$1.84	26d	1	0.29mi

HOA detail condo

• Monthly dues: $751 · $9,012/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $75,000 Active 4 DOM
2. 2026-06-17
   pricedays on marketlisting id $75,000 Active 1 DOM
3. 2026-06-09
   days on market $83,000 Active 118 DOM
4. 2026-06-07
   days on market $83,000 Active 116 DOM
5. 2026-06-04
   days on market $83,000 Active 113 DOM
6. 2026-06-03
   days on market $83,000 Active 112 DOM
7. 2026-06-01
   days on market $83,000 Active 110 DOM
8. 2026-05-31
   days on market $83,000 Active 109 DOM
9. 2026-03-03
   price $83,000
10. 2026-02-12
    price $89,000
11. 2026-02-02
    listed $95,000 Active
12. 2025-11-04
    historical
13. 2025-09-30
    status Active
14. 2025-09-17
    historical Active Under Contract
15. 2025-09-09
    historical $1,400
16. 2025-08-30
    listed $1,400
17. 2025-08-22
    historical $1,400
18. 2025-08-01
    price $1,400
19. 2025-07-31
    price $85,000
20. 2025-06-19
    listed $1,500
21. 2025-06-03
    status Active
22. 2025-05-30
    historical Active Under Contract
23. 2025-04-25
    listed $93,000 Active
24. 2017-02-08
    soldstatus $54,000
25. 2017-02-07
    soldstatus $54,000 Closed 192-char remark

    Show marketing remark (192 chars)

    Immaculate, well-kept with tiled kitchen and dining room. Extra cabinets in kitchen and extra shelving in closets. Tiled patio with great waterview, built-in closet, refrigerator one year old.

26. 2017-01-05
    status Pending 192-char remark

    Show marketing remark (192 chars)

    Immaculate, well-kept with tiled kitchen and dining room. Extra cabinets in kitchen and extra shelving in closets. Tiled patio with great waterview, built-in closet, refrigerator one year old.

27. 2016-12-15
    listed $59,900 Active 192-char remark

    Show marketing remark (192 chars)

    Immaculate, well-kept with tiled kitchen and dining room. Extra cabinets in kitchen and extra shelving in closets. Tiled patio with great waterview, built-in closet, refrigerator one year old.

28. 2004-05-04
    soldstatus $50,000

ⓘ 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: $1,807 · $151/mo
• Projected year-2 tax: $1,807 · $151/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 6 d/yr ≥107°F today · 22 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: $22,738
• − Mortgage interest: −$4,201
• − Property taxes: −$1,807
• − Insurance: −$375
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − HOA: −$9,012
• − Depreciation: −$2,182
• Taxable income: $1,523
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $1,684/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

+66.0% since first listed

20 events — show timeline

• 2026-03-03 Price Changed $83,000 MARMLS
• 2026-02-12 Price Changed $89,000 MARMLS
• 2026-02-02 Listed $95,000 MARMLS
• 2025-11-04 Listing Removed — Beaches MLS
• 2025-09-30 Relisted — Beaches MLS
• 2025-09-17 Contingent — Beaches MLS
• 2025-09-09 Rental Removed $1,400 RMLSFL
• 2025-08-30 Listed for Rent $1,400 RMLSFL
• 2025-08-22 Rental Removed $1,400 RMLSFL
• 2025-08-01 Price Changed $1,400 RMLSFL
• 2025-07-31 Price Changed $85,000 Beaches MLS
• 2025-06-19 Listed for Rent $1,500 RMLSFL
• 2025-06-03 Relisted — Beaches MLS
• 2025-05-30 Contingent — Beaches MLS
• 2025-04-25 Listed $93,000 Beaches MLS
• 2017-02-08 Sold (Public Records) $54,000 Public Records
• 2017-02-07 Sold (MLS) $54,000 Beaches MLS
• 2017-01-05 Pending — Beaches MLS
• 2016-12-15 Listed $59,900 Beaches MLS
• 2004-05-04 Sold (Public Records) $50,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,807 · -0.5% YoY. Source: county tax records.