650 SW 2nd SW #2480 · Boca Raton, FL 33432

$163,000

2 bd · 1.5 ba · 803 sqft · Condo public records · 97 Days on market

Built 1971 $578/mo HOA · 21% of rent ↓ 6% since listing

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Why this score? — see what drove the B- 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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful 2 bedroom, 1.5 bath recently upgraded condo in the heart of Boca Raton! This delightful condo features a newly renovated bathrooms, a master bedroom with 1/2 ensuite bathroom, a new kitchen with white cabinets, and tile floors throughout. It is only minutes from I-95 in downtown East Boca, conveniently located near several key landmarks such as the Brightline station, Publix, the Boca Library, and only 1.5 miles away from the beach!

Key facts

• $578 HOA
• Parking
• Built 1971

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Condo association with laundry and parking amenities; Monthly HOA fee: $578 (includes insurance, water, common areas)

Exterior

• Parking: 1 assigned parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Condominium; Resale unit; 2 total stories; Faces south
• Construction: Stucco and CBS construction; Spanish tile roof; Built using concrete block system
• Exterior features: Not waterfront; Assigned parking; Open parking space: 1

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: No additional interior features listed; Smoke detectors
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $163k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $163k).
• Recommended offer: $148k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Boca Raton Elementary School (math 47% / reading 52%, grade D, #1,088 of 2,144 statewide, top 53%, 365 students, 62% FRL); Boca Raton Community Middle School (math 59% / reading 61%, grade B, #135 of 571 statewide, top 24%, 1,225 students, 41% FRL); West Boca Raton High School (math 55% / reading 70%, grade B-, #93 of 667 statewide, top 14%, 2,271 students, 28% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 475 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 31% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,330 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.71% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $9,568
• Equity at exit: $24,304

10-year hold

• IRR: 16.7%
• Equity multiple: 2.51×
• Total profit: $68,925
• Equity at exit: $14,093

Cash invested: $45,640 (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 33432

• Rents YoY: 4.6%
• Active inventory: 475
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,794 high
• Mortgage (P&I): −$855
• Tax from tax record: −$218 /mo · $2,619/yr
• Insurance: −$68
• HOA: −$578
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $489

Break-even live

Break-even rent $2,176

Max offer price $163,000

Occupancy floor 78%

Sensitivity live

Price	-10% $581	-5% $535	+0% $489	+5% $442	+10% $396
Rent	-10% $268	-5% $378	+0% $489	+5% $599	+10% $709
Rate	-1.0pp $571	-0.5pp $530	base $489	+0.5pp $446	+1.0pp $403

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 SW 2nd Ave Unit 252 Boca Raton, FL	2.0	1.5	803	$2,000	$2.49	15d	1	0.03mi
600 SW 2nd Ave Unit 240 Boca Raton, FL	2.0	2.0	864	$2,700	$3.12	16d	1	0.04mi
550 SW 2nd Ave #1210 Boca Raton, FL	2.0	2.0	864	$2,150	$2.49	26d	1	0.06mi
33 SE 8th St Boca Raton, FL	2.0	1.0–2.0	816	$3,371	$4.13	1d	19	0.12mi
299 SW 7th St #103 Boca Raton, FL	2.0	2.0	888	$1,850	$2.08	26d	1	0.14mi
299 SW 7th St #1040 Boca Raton, FL	2.0	2.0	888	$2,100	$2.36	26d	1	0.14mi
298 SW 6th St #204 Boca Raton, FL	1.0	1.5	735	$1,875	$2.55	1d	1	0.14mi
371 SW 8th St Unit 2-H-W Boca Raton, FL	2.0	1.0	863	$1,850	$2.14	26d	1	0.25mi
101 E Camino Real Boca Raton, FL	3.0	1.0–2.5	1077	$5,871	$5.45	1d	7	0.26mi
233 S Federal Hwy Boca Raton, FL	2.0–3.0	2.0	1181	$3,900	$3.30	1d	4	0.27mi
233 S Federal Hwy Boca Raton, FL	2.0–3.0	2.0	1222	$4,000	$3.27	24d	2	0.27mi
230 SW 1st St Boca Raton, FL	2.0	2.0	1000	$2,850	$2.85	16d	1	0.31mi
131 S Federal Hwy Boca Raton, FL	1.0–2.0	1.0–2.0	875	$3,219	$3.68	0d	14	0.32mi
101 SW 12th St Boca Raton, FL	1.0	1.0	575	$1,848	$3.21	1d	10	0.33mi
272 SW 1st St Unit B Boca Raton, FL	2.0	1.0	900	$2,300	$2.56	26d	1	0.33mi
50 SE 12th St #2260 Boca Raton, FL	2.0	2.0	870	$4,000	$4.60	26d	1	0.34mi
50 SE 12th St #1520 Boca Raton, FL	1.0	1.0	675	$1,750	$2.59	21d	1	0.34mi
50 SE 12th St #145 Boca Raton, FL	2.0	1.0	800	$1,949	$2.44	26d	1	0.34mi
431 W Camino Real Boca Raton, FL	1.0	1.0	600	$1,925	$3.21	1d	3	0.34mi
101 Plaza Real S Boca Raton, FL	1.0–3.0	1.0–2.0	1188	$4,250	$3.58	5d	6	0.38mi
422 SW 9th St Unit 6 Boca Raton, FL	1.0	2.0	914	$2,095	$2.29	26d	1	0.38mi
50 SW 3rd Ave #311 Boca Raton, FL	2.0	2.0	918	$2,500	$2.72	26d	1	0.38mi
50 SW 3rd Ave #2010 Boca Raton, FL	2.0	2.0	918	$1,950	$2.12	24d	1	0.38mi
50 SW 3rd Ave #1060 Boca Raton, FL	2.0	2.0	918	$2,250	$2.45	24d	1	0.38mi
50 SW 3rd Ave #311 Boca Raton, FL	2.0	2.0	918	$2,500	$2.72	13d	1	0.38mi
50 SW 3rd Ave #311 Boca Raton, FL	2.0	2.0	918	$2,500	$2.72	1d	1	0.38mi
50 SW 3rd Ave #1060 Boca Raton, FL	2.0	2.0	918	$2,250	$2.45	26d	1	0.38mi
30 SE 13th St Unit A2 Boca Raton, FL	1.0	1.0	704	$1,600	$2.27	26d	1	0.42mi
9 Plaza Real S Boca Raton, FL	2.0	1.0–2.0	795	$4,270	$5.37	1d	13	0.43mi
55 SE 14th St #1120 Boca Raton, FL	2.0	2.0	1053	$2,375	$2.26	16d	1	0.44mi
55 SE 14th St #1120 Boca Raton, FL	2.0	2.0	1053	$2,400	$2.28	26d	1	0.44mi
320 W Palmetto Park Rd Boca Raton, FL	3.0	1.0–3.0	1213	$3,378	$2.78	1d	27	0.44mi
1361 S Federal Hwy Boca Raton, FL	1.0	1.0	750	$2,324	$3.10	9d	1	0.45mi
99 SE Mizner Blvd Boca Raton, FL	1.0–2.0	1.0–2.0	1100	$5,900	$5.36	15d	5	0.47mi
99 SE Mizner Blvd Boca Raton, FL	1.0–2.0	1.0–2.0	1100	$5,900	$5.36	17d	4	0.47mi
99 SE Mizner Blvd Boca Raton, FL	1.0–2.0	1.0–2.0	1100	$5,900	$5.36	20d	5	0.47mi
100 SW 14th St Boca Raton, FL	1.0–3.0	1.0–2.0	917	$2,629	$2.87	4d	1	0.49mi
200 E Royal Palm Rd #4080 Boca Raton, FL	1.0	1.5	733	$2,499	$3.41	26d	1	0.53mi
200 E Royal Palm Rd Boca Raton, FL	2.0	2.0	1008	$3,200	$3.17	26d	1	0.53mi
155 E Boca Raton Rd Boca Raton, FL	1.0–3.0	1.0–2.5	1411	$9,745	$6.90	3d	8	0.60mi

HOA detail condo

• Monthly dues: $578 · $6,936/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $163,000 Active 97 DOM
2. 2026-06-18
   days on market $163,000 Active 94 DOM
3. 2026-06-17
   days on market $163,000 Active 93 DOM
4. 2026-06-16
   days on market $163,000 Active 92 DOM
5. 2026-06-15
   days on market $163,000 Active 91 DOM
6. 2026-06-13
   days on market $163,000 Active 89 DOM
7. 2026-06-09
   days on market $163,000 Active 85 DOM
8. 2026-06-08
   days on market $163,000 Active 84 DOM
9. 2026-06-07
   days on market $163,000 Active 83 DOM
10. 2026-06-04
    remarks 462-char remark
11. 2026-06-04
    days on market $163,000 Active 80 DOM
12. 2026-06-03
    days on market $163,000 Active 79 DOM
13. 2026-06-02
    days on market $163,000 Active 78 DOM
14. 2026-06-01
    days on market $163,000 Active 77 DOM
15. 2026-05-31
    days on market $163,000 Active 76 DOM
16. 2026-03-19
    price $163,000
17. 2026-03-16
    listed $173,000 Active

ⓘ 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: $2,619 · $218/mo
• Projected year-2 tax: $2,619 · $218/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 10/10 Extreme 7 d/yr ≥106°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,533
• − Mortgage interest: −$9,131
• − Property taxes: −$2,619
• − Insurance: −$815
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − HOA: −$6,936
• − Depreciation: −$4,742
• Taxable income: $3,925
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $4,921/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): 21,834
• Household income: $107,045
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1461.0

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% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 3%
• Common ancestry: Scotch-Irish 4% Subsaharan African 4% Romanian 4%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 13% Other Indo-European 3% French/Haitian/Cajun 2%

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: ▼ -565.03%
• Current HPI: 391.7799
• Rent YoY: ▲ 4.56%
• 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

-5.8% since first listed

2 events — show timeline

• 2026-03-19 Price Changed $163,000 Beaches MLS
• 2026-03-16 Listed $173,000 Beaches MLS

Property tax history

+7.6%/yr

Latest (2025): $2,619 · +6.4% YoY. Source: county tax records.