400 NE 20th St · Boca Raton, FL 33431

$145,000

1 bd · 1.0 ba · 6,169 sqft · Timeshare public records · 60 Days on market

Built 1966 $439/mo HOA · 17% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOVELY CORNER CONDO. TOP FLOOR. ALL WHITE CERAMIC TILE. EAT IN KITCHEN. FLORIDA ROOM. WALK IN CLOSET. CUSTOM MIRRORS. WALK IN CLOSET. CUSTOM MIR- RORS. COVERED PARKING. FAX ALL OFFERS TO LISTING OFFICE.

Key facts

• Ceiling fans
• Newer a c unit
• Granite countertops

Tags

• CROWN MOLDING
• MODERN LIGHT FIXTURES
• CEILING FANS
• NEWER A C UNIT
• GRANITE COUNTERTOPS
• ABUNDANCE OF STORAGE SPACE

Property features AI

Finance

• HOA & community: Has homeowners association (Boca Verde); Quarterly HOA fees (fee includes maintenance of grounds, sewer, trash, water, common areas, common real estate tax, elevator); Community amenities: billiard room, clubhouse, elevator(s), fitness center, laundry, pool, library; 195 units in the community; No pets allowed; Senior community

Exterior

• Parking: Assigned parking; Covered parking; Guest parking; 1 parking space
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Electricity available; Water available; Sewer available
• Home design: Condominium; Three or more levels; Resale condition; Faces east
• Construction: CBS construction; Flat, mixed and tile roof
• Exterior features: City street frontage; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath timeshare listed at $145k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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 (+6.8%/yr); 181 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k 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 + 6.8% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y 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 $108k; 35% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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 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: 1.82% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.79%
• DSCR: 1.97
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.83% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.84×
• Total profit: $34,268
• Equity at exit: $21,620

10-year hold

• IRR: 30.9%
• Equity multiple: 4.40×
• Total profit: $138,240
• Equity at exit: $12,537

Cash invested: $40,600 (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 33431

• Rents YoY: 6.8%
• Active inventory: 181
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,640 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$89 /mo · $1,069/yr
• Insurance: −$60
• HOA: −$439
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $737

Break-even live

Break-even rent $1,707

Max offer price $145,000

Occupancy floor 67%

Sensitivity live

Price	-10% $819	-5% $778	+0% $737	+5% $696	+10% $655
Rent	-10% $528	-5% $633	+0% $737	+5% $841	+10% $946
Rate	-1.0pp $810	-0.5pp $774	base $737	+0.5pp $700	+1.0pp $661

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $439 · $5,268/yr

Listing history 31 events

1. 2026-06-21
   days on market $145,000 Active 60 DOM
2. 2026-06-18
   price $145,000 Active 57 DOM
3. 2026-06-18
   days on market $149,000 Active 57 DOM
4. 2026-06-17
   days on market $149,000 Active 56 DOM
5. 2026-06-16
   days on market $149,000 Active 55 DOM
6. 2026-06-15
   days on market $149,000 Active 54 DOM
7. 2026-06-13
   days on market $149,000 Active 52 DOM
8. 2026-06-09
   days on market $149,000 Active 48 DOM
9. 2026-06-08
   days on market $149,000 Active 47 DOM
10. 2026-06-07
    days on market $149,000 Active 46 DOM
11. 2026-06-04
    days on market $149,000 Active 43 DOM
12. 2026-06-03
    days on market $149,000 Active 42 DOM
13. 2026-06-02
    days on market $149,000 Active 41 DOM
14. 2026-06-01
    days on market $149,000 Active 40 DOM
15. 2026-05-31
    days on market $149,000 Active 39 DOM
16. 2026-05-22
    price $149,000
17. 2026-04-22
    listed $150,000 Active
18. 2024-03-26
    historical $2,300
19. 2024-02-23
    listed $2,300
20. 2014-10-27
    historical 202-char remark

    Show marketing remark (202 chars)

    LOVELY CORNER CONDO. TOP FLOOR. ALL WHITE CERAMIC TILE. EAT IN KITCHEN. FLORIDA ROOM. WALK IN CLOSET. CUSTOM MIRRORS. WALK IN CLOSET. CUSTOM MIR- RORS. COVERED PARKING. FAX ALL OFFERS TO LISTING OFFICE.

21. 2013-09-22
    historical
22. 2009-08-09
    historical
23. 2009-07-14
    listed $125,000
24. 2008-11-15
    historical
25. 2008-05-16
    listed $90,000
26. 2006-08-22
    soldstatus $107,500
27. 2006-08-22
    listed $124,900
28. 2003-02-05
    listed $72,900 202-char remark

    Show marketing remark (202 chars)

    LOVELY CORNER CONDO. TOP FLOOR. ALL WHITE CERAMIC TILE. EAT IN KITCHEN. FLORIDA ROOM. WALK IN CLOSET. CUSTOM MIRRORS. WALK IN CLOSET. CUSTOM MIR- RORS. COVERED PARKING. FAX ALL OFFERS TO LISTING OFFICE.

29. 2002-05-07
    historical
30. 2002-04-03
    listed $51,777
31. 1999-07-18
    listed $41,000

ⓘ 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: $1,069 · $89/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$135/yr (+$11/mo · 12.6%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,686
• − Mortgage interest: −$8,122
• − Property taxes: −$1,069
• − Insurance: −$725
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − HOA: −$5,268
• − Depreciation: −$4,218
• Taxable income: $7,214
• Est. tax owed @ 24.0%: −$1,731
• After-tax cash flow: $7,114/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): 24,608
• Household income: $107,896
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 872.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 15% Black 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 9% Scotch-Irish 5% Romanian 5%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 5% 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: ▼ -425.66%
• Current HPI: 342.0339
• Rent YoY: ▲ 6.83%
• 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

+263.4% since first listed

16 events — show timeline

• 2026-05-22 Price Changed $149,000 Beaches MLS
• 2026-04-22 Listed $150,000 Beaches MLS
• 2024-03-26 Rental Removed $2,300 TURBOTENANT
• 2024-02-23 Listed for Rent $2,300 TURBOTENANT
• 2014-10-27 Listing Removed — Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2009-08-09 Listing Removed — Beaches MLS
• 2009-07-14 Listed $125,000 Beaches MLS
• 2008-11-15 Listing Removed — Beaches MLS
• 2008-05-16 Listed $90,000 Beaches MLS
• 2006-08-22 Listed $124,900 Beaches MLS
• 2006-08-22 Sold (MLS) $107,500 Beaches MLS
• 2003-02-05 Listed $72,900 Beaches MLS
• 2002-05-07 Listing Removed — Beaches MLS
• 2002-04-03 Listed $51,777 Beaches MLS
• 1999-07-18 Listed $41,000 Beaches MLS