9695 Boca Gardens Pkwy Unit B · Boca Raton, FL 33496

$469,900

3 bd · 3.5 ba · 1,325 sqft · Townhouse public records · 45 Days on market

Built 1986 2,531 sqft lot $477/mo HOA · 13% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks

3-bedroom, 3.5-bath townhouse with lake view. This move-in ready home has a two-story layout with two bedrooms on the first floor and a fully renovated bedroom/office with bathroom on the second floor. Vaulted ceilings, skylight, renovated bathrooms, and a modern kitchen with quartz countertops and SS appliances. Screened-in private courtyard patio. White granite countertops. New wood laminate flooring upstairs. Newer roof, leaf guards, garage door and A/C (full parts and labor warranty). Boca Gardens offers a full range of amenities including multiple pools, tennis and pickleball courts, fitness center, clubhouse, and walking paths. HOA includes roof coverage, cable, exterior care, and sec

Key facts

• Quartz countertops
• Lake view
• Ss appliances

Tags

• LAKE VIEW
• TWO STORY LAYOUT
• FULLY RENOVATED BEDROOM
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• SS APPLIANCES

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Boca Gardens HOA; Monthly HOA fee of $477; HOA includes cable TV, insurance, grounds maintenance, structure maintenance, security, and trash; Community amenities: clubhouse, fitness center, pool, tennis courts, pickleball courts

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener; 2 covered parking spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Townhouse; Two stories; Resale condition; Faces east
• Construction: Built with block, concrete, frame and stucco; Composition roof; Slab foundation
• Exterior features: Full fencing; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom (4 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Vaulted ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $470k.

Deal economics

• At list price, monthly cash flow is $-660 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $353k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $369k (21.4% below list).
• Recommended offer: $353k (24.8% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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); Omni Middle School (math 66% / reading 66%, grade A-, #93 of 571 statewide, top 16%, 1,128 students, 29% 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 28% FRL vs 52% district-wide (24 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 (+2.3%/yr); 330 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); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 39% of the median local income ($115k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $50k of equity ($3k loan paydown + $47k 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.
• By year 2, paydown + projected appreciation supports a ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($456k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $165k; list at $470k implies a 185% 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $353,329 (24.8% 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 45 days. Have you received any prior offers? Is the seller open to a 25% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.8%
• Equity multiple: 2.61×
• Total profit: $211,603
• Equity at exit: $423,323

10-year hold

• IRR: 18.0%
• Equity multiple: 5.95×
• Total profit: $651,678
• Equity at exit: $912,912

Cash invested: $131,572 (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: 330
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,694 high
• Mortgage (P&I): −$2,464
• Tax from tax record: −$442 /mo · $5,298/yr
• Insurance: −$196
• HOA: −$477
• Vacancy / Maint / Mgmt: −$776
• Net cashflow: $-660

Break-even live

Break-even rent $4,530

Max offer price $353,329

Occupancy floor —

Sensitivity live

Price	-10% $-394	-5% $-527	+0% $-660	+5% $-793	+10% $-926
Rent	-10% $-952	-5% $-806	+0% $-660	+5% $-514	+10% $-368
Rate	-1.0pp $-423	-0.5pp $-540	base $-660	+0.5pp $-782	+1.0pp $-906

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: $117,475
• Closing costs: $14,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9713 Boca Gardens Pkwy Unit D Boca Raton, FL	3.0	3.5	1325	$3,995	$3.02	16d	1	0.06mi
9585 Affirmed Ln Boca Raton, FL	4.0	2.0	1756	$3,950	$2.25	7d	1	0.13mi
9732 Saddlebrook Dr Boca Raton, FL	4.0	2.0	1388	$3,235	$2.33	12d	1	0.20mi
9392 Affirmed Ln Boca Raton, FL	3.0	2.0	1635	$3,200	$1.96	16d	1	0.28mi
9448 Saddlebrook Dr Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	22d	1	0.28mi
9448 Saddlebrook Dr Unit 9448 Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	26d	1	0.28mi
9975 Boca Gardens Trl Unit A Boca Raton, FL	3.0	2.0	1276	$3,300	$2.59	9d	1	0.29mi
9841 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1435	$4,500	$3.14	26d	1	0.44mi
9238 Vineland Ct Unit G Boca Raton, FL	3.0	2.0	1318	$3,100	$2.35	0d	1	0.45mi
9850 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1364	$3,600	$2.64	26d	1	0.47mi
9190 Boca Gardens Pkwy Unit B Boca Raton, FL	3.0	2.5	1845	$3,500	$1.90	26d	1	0.47mi
9785 Ridgecreek Rd Boca Raton, FL	2.0	2.0	1172	$3,450	$2.94	6d	1	0.51mi
9785 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1172	$3,600	$3.07	20d	1	0.51mi
9104 Affirmed Ln Boca Raton, FL	3.0	2.0	1266	$3,215	$2.54	1d	1	0.54mi
9928 Moss Pond Dr Unit 9928 Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	16d	1	0.56mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	26d	1	0.56mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	13d	1	0.56mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,500	$3.09	6d	1	0.61mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,400	$3.00	6d	1	0.61mi
18298 102nd Way S Boca Raton, FL	4.0	2.0	1853	$6,500	$3.51	26d	1	0.64mi
18730 Stewart Cir #5 Boca Raton, FL	2.0	2.0	1227	$2,500	$2.04	26d	1	0.66mi
9636 Tavernier Dr Boca Raton, FL	3.0	2.0	1820	$4,200	$2.31	26d	1	0.72mi
18917 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,350	$2.96	26d	1	0.75mi
18595 Egret Way #18595 Boca Raton, FL	2.0	2.0	1000	$2,200	$2.20	26d	1	0.83mi
18855 Candlewick Dr Boca Raton, FL	2.0	2.0	1022	$2,600	$2.54	26d	1	0.89mi
18890 Candlewick Dr Unit B Boca Raton, FL	2.0	2.0	1044	$2,600	$2.49	26d	1	0.89mi
9708 Erica Ct Boca Raton, FL	2.0	2.0	1410	$4,800	$3.40	26d	1	0.89mi
9110 Fairbanks Ln #4 Boca Raton, FL	2.0	2.0	1227	$2,400	$1.96	26d	1	0.93mi
9387 Richmond Cir Boca Raton, FL	3.0	2.0	1849	$4,100	$2.22	1d	1	0.99mi
9387 Richmond Cir Boca Raton, FL	3.0	2.0	1849	$4,100	$2.22	12d	1	0.99mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	26d	1	1.00mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	16d	1	1.00mi
10780 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,500	$2.41	9d	1	1.08mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,800	$2.62	20d	1	1.09mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,600	$2.48	19d	1	1.09mi
8664 Jasmine Way Boca Raton, FL	2.0	2.0	1162	$1,795	$1.54	26d	1	1.12mi
9940 Liberty Rd Boca Raton, FL	4.0	2.0	1674	$5,500	$3.29	26d	1	1.12mi
9718 Lancaster Pl Boca Raton, FL	3.0	2.0	1773	$4,400	$2.48	26d	1	1.16mi
9680 Lancaster Pl Boca Raton, FL	3.0	2.0	1504	$4,850	$3.22	26d	1	1.16mi
19287 Liberty Rd Boca Raton, FL	3.0	3.0	1327	$3,450	$2.60	7d	1	1.18mi

HOA detail

• Monthly dues: $477 · $5,724/yr
• Likely covers: cablepoolgym

Listing history 17 events

1. 2026-06-21
   days on market $469,900 Active 45 DOM
2. 2026-06-18
   days on market $469,900 Active 42 DOM
3. 2026-06-17
   days on market $469,900 Active 41 DOM
4. 2026-06-16
   days on market $469,900 Active 40 DOM
5. 2026-06-15
   days on market $469,900 Active 39 DOM
6. 2026-06-13
   days on market $469,900 Active 37 DOM
7. 2026-06-09
   days on market $469,900 Active 33 DOM
8. 2026-06-08
   days on market $469,900 Active 32 DOM
9. 2026-06-07
   days on market $469,900 Active 31 DOM
10. 2026-06-04
    days on market $469,900 Active 28 DOM
11. 2026-06-03
    days on market $469,900 Active 27 DOM
12. 2026-06-02
    days on market $469,900 Active 26 DOM
13. 2026-06-01
    days on market $469,900 Active 25 DOM
14. 2026-05-31
    days on market $469,900 Active 24 DOM
15. 2026-05-21
    price $469,900
16. 2026-05-07
    listed $485,000 Active
17. 2013-06-18
    soldstatus $165,000

ⓘ 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: $5,298 · $442/mo
• Projected year-2 tax: $5,298 · $442/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 21 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: $44,334
• − Mortgage interest: −$26,322
• − Property taxes: −$5,298
• − Insurance: −$2,350
• − Repairs & maintenance: −$3,547
• − Management: −$3,547
• − HOA: −$5,724
• − Depreciation: −$13,670
• Taxable loss: −$16,123
• Est. tax savings @ 24.0%: +$3,870
• After-tax cash flow: $-4,049/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): 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

+184.8% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $469,900 Beaches MLS
• 2026-05-07 Listed $485,000 Beaches MLS
• 2013-06-18 Sold (Public Records) $165,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $5,298 · -8.3% YoY. Source: county tax records.