4808 Brandywine Dr · Boca Raton, FL 33487

$775,000

3 bd · 2.0 ba · 1,855 sqft · SingleFamily public records · 11 Days on market

Built 1978 8,801 sqft lot $117/mo HOA · 2% 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).

• Cash flow +11.9/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare Opportunity To Create Your Dream Home In The Desirable Pheasant Walk Community. This Original 3-Bedroom, 2-Bath Residence Offers Great Bones, A Functional Stacked Bedroom Floorplan, And Endless Potential For Renovation And Personalization. A Welcoming Entry Foyer Opens To A Spacious Living Area, While The Large Primary Suite Features A Walk-In Closet. Step Outside To A Screened-In Patio And Expansive Backyard With Plenty Of Room For A Pool, Play Area, Or Outdoor Entertaining Space. Perfect For Families Looking To Put Their Own Stamp On A Home, This Property Is Ideally Located to Top-Rated Schools, Shopping, Dining, And Everyday Conveniences.

Key facts

• 8,801 sq ft lot
• 2 garage spots
• Built 1978

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Homeowners association (Pheasant Walk HOA); Annual HOA fee; HOA amenities include jogging path, park, picnic area, playground and sidewalks; HOA fee covers grounds maintenance, security, common areas and common real estate tax

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces; Two additional open parking spaces (total parking for 4)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected
• Home design: Single-family residence; One story; Faces west; Resale property
• Construction: Concrete block with stucco construction; Tile roof; Built using public records information
• Exterior features: Screened patio; Patio; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No special interior features listed
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $775k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $739k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $576k (25.7% below list).
• Recommended offer: $576k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.8% 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: 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 (+3.6%/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); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $5,760/mo this rent would consume 72% of the median local household income ($96k/yr) (locally 896% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $108k; list at $775k implies a 618% 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $576,023 (25.7% 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. Built in 1978 — 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. 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: 0.74% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-135,518
• Equity at exit: $115,555

10-year hold

• IRR: -8.9%
• Equity multiple: 0.44×
• Total profit: $-121,897
• Equity at exit: $67,008

Cash invested: $217,000 (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 33487

• Rents YoY: 3.6%
• Active inventory: 330
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $5,760 high
• Mortgage (P&I): −$4,064
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$323
• HOA: −$117
• Vacancy / Maint / Mgmt: −$1,210
• Net cashflow: $-205

Break-even live

Break-even rent $6,019

Max offer price $738,852

Occupancy floor 99%

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4695 Brandywine Dr Boca Raton, FL	3.0	3.0	1974	$4,750	$2.41	24d	1	0.15mi
17768 Maplewood Dr Boca Raton, FL	4.0	2.0	2123	$5,200	$2.45	22d	1	0.39mi
6503 N Military Trl Boca Raton, FL	1.0–2.0	1.0–2.0	1155	$3,211	$2.78	2d	52	0.53mi
17699 Tiffany Trace Dr Boca Raton, FL	4.0	3.0	2264	$8,000	$3.53	15d	1	0.93mi
17372 Boca Club Blvd #408 Boca Raton, FL	3.0	2.0	1271	$5,000	$3.93	24d	1	0.93mi
5555 N Military Trl Boca Raton, FL	2.0–3.0	2.0–3.0	1282	$5,069	$3.95	2d	21	0.94mi
5500 N Military Trl Boca Raton, FL	1.0–3.0	1.0–2.0	1053	$5,719	$5.43	3d	27	0.97mi
17712 Candlewood Ter Boca Raton, FL	3.0	2.0	1984	$5,000	$2.52	24d	1	1.04mi
17712 Candlewood Ter Boca Raton, FL	3.0	2.0	1984	$5,000	$2.52	5d	1	1.04mi
6750 Congress Ave Boca Raton, FL	1.0–2.0	1.0–2.0	1050	$3,464	$3.30	1d	11	1.05mi
17324 Boca Club Blvd #903 Boca Raton, FL	3.0	2.0	1347	$4,800	$3.56	24d	1	1.08mi
5500 Broken Sound Blvd NW Boca Raton, FL	1.0–3.0	1.0–3.0	1258	$4,763	$3.78	3d	22	1.11mi
2011 NW 53rd St Boca Raton, FL	3.0	2.5	2461	$11,000	$4.47	13d	1	1.13mi
2464 NW 66th Dr Boca Raton, FL	3.0	3.5	2568	$10,000	$3.89	24d	1	1.13mi
17274 Boca Club Blvd #2308 Boca Raton, FL	2.0	2.0	1271	$3,500	$2.75	15d	1	1.14mi
2093 NW 52nd St Unit 2093 Boca Raton, FL	3.0	2.5	1835	$13,000	$7.08	24d	1	1.16mi
2034 NW 52nd St Boca Raton, FL	2.0	2.5	1527	$12,000	$7.86	24d	1	1.17mi
2237 NW 53rd St Boca Raton, FL	3.0	3.5	2305	$25,000	$10.85	24d	1	1.17mi
850 Broken Sound Pkwy NW Boca Raton, FL	3.0	1.0–2.0	1318	$5,195	$3.94	2d	1	1.19mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	11d	1	1.19mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	24d	1	1.19mi
17256 Boca Club Blvd #1401 Boca Raton, FL	2.0	2.0	1271	$5,800	$4.56	24d	1	1.20mi
5400 Broken Sound Blvd NW Boca Raton, FL	1.0–3.0	1.0–2.0	1330	$6,902	$5.19	2d	13	1.20mi
2218 NW 52nd St Boca Raton, FL	2.0	2.5	1482	$13,000	$8.77	24d	1	1.21mi
17309 Balboa Point Way Boca Raton, FL	3.0	2.0	2013	$5,500	$2.73	24d	1	1.21mi
5801 NW 24th Ave #1001 Boca Raton, FL	3.0	2.5	1957	$13,000	$6.64	17d	1	1.24mi
17317 Boca Club Blvd #8 Boca Raton, FL	3.0	2.0	1639	$3,500	$2.14	17d	1	1.26mi
5025 NW 16th Way Boca Raton, FL	2.0	2.5	1354	$3,300	$2.44	4d	1	1.26mi
1428 NW 50th Dr Boca Raton, FL	3.0	3.0	1839	$4,300	$2.34	4d	1	1.26mi
17275 Ventana Dr Boca Raton, FL	4.0	2.5	2457	$7,200	$2.93	24d	1	1.27mi
5605 Forest Oaks Ter Delray Beach, FL	3.0	3.0	2092	$10,000	$4.78	14d	1	1.29mi
4872 NW 16th Ter Boca Raton, FL	3.0	2.5	2008	$4,500	$2.24	18d	1	1.30mi
17210 Boca Club Blvd #103 Boca Raton, FL	2.0	2.5	2194	$4,000	$1.82	24d	1	1.32mi
17287 Boca Club Blvd #8 Boca Raton, FL	3.0	2.0	1976	$5,800	$2.94	24d	1	1.33mi
16843 Boca Delray Dr Delray Beach, FL	2.0	2.0	1533	$4,900	$3.20	22d	1	1.34mi
5205 Congress Ave Boca Raton, FL	1.0–3.0	1.0–2.0	1078	$4,820	$4.47	2d	19	1.35mi
16658 La Mesa Dr Delray Beach, FL	3.0	2.0	1779	$4,000	$2.25	24d	1	1.36mi
2431 NW 59th St #404 Boca Raton, FL	3.0	2.5	1957	$10,000	$5.11	24d	1	1.38mi
4983 Garden Dr Delray Beach, FL	3.0	2.0	2000	$15,000	$7.50	24d	1	1.45mi
5072 Alencia Ct Delray Beach, FL	3.0	2.0	1638	$4,500	$2.75	24d	1	1.47mi

HOA detail

• Monthly dues: $117 · $1,404/yr
• Likely covers: pool

Listing history 8 events

1. 2026-06-18
   days on market $775,000 Active 11 DOM
2. 2026-06-17
   days on market $775,000 Active 10 DOM
3. 2026-06-16
   days on market $775,000 Active 9 DOM
4. 2026-06-15
   days on market $775,000 Active 8 DOM
5. 2026-06-13
   days on market $775,000 Active 6 DOM
6. 2026-06-09
   days on market $775,000 Active 2 DOM
7. 2026-06-07
   remarks 654-char remark
8. 2026-06-07
   listed $775,000 Active 1 DOM

ⓘ 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: $3,013 · $251/mo
• Projected year-2 tax: $6,432 · $536/mo
• Expected delta: +$3,419/yr (+$285/mo · 113.5%)

ⓘ 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: $69,123
• − Mortgage interest: −$43,412
• − Property taxes: −$3,013
• − Insurance: −$3,875
• − Repairs & maintenance: −$5,530
• − Management: −$5,530
• − HOA: −$1,404
• − Depreciation: −$22,545
• Taxable loss: −$16,187
• Est. tax savings @ 24.0%: +$3,885
• After-tax cash flow: $1,429/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): 20,717
• Household income: $96,066
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 896.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 11% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Common ancestry: Romanian 7% Scotch-Irish 5% Lithuanian 2%
• Foreign-born: 21% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -331.59%
• Current HPI: 352.5852
• Rent YoY: ▲ 3.58%
• 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

+617.6% since first listed

2 events — show timeline

• 2026-06-07 Listed $775,000 Beaches MLS
• 1982-01-01 Sold (Public Records) $108,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,013 · +3.4% YoY. Source: county tax records.