366 Fanshaw I #366 · Boca Raton, FL 33434

$130,000

2 bd · 1.5 ba · 835 sqft · Condo · 840 Days on market

Built 1980 $431/mo HOA · 22% 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 +21.5/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

2 BEDROOMS ONE AND HALF BATH LOCATED IN FANSHAW. SPECTACULAR CLUBHOUSE W/ THEATER OFFERING LIVE SHOWS & MOVIES, LECTURES -- FITNESS CENTER -- OLYMPIC INDOOR POOL AND OUTDOOR POOLS -- TENNIS -- GUARD-GATED -- COURTESY BUSES TO MALLS, SHOPPING, RESTAURANTS, OFFICE BUILDINGS -- GOLF COURSE IS ACROSS THE STREET FROM GATE ENTRANCE. This unit is tenant occupied. Currently pays $940 a month. Fanshaw allows one year rentals.

Key facts

• $431 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, laundry, building maintenance, pool(s), recreation facilities, sewer, security, trash and water; Association amenities include billiard room, clubhouse, fitness center, library, pool, sauna, tennis courts, trails and transportation service; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One-space parking
• Security: Security guard; Smoke detector(s)
• Utilities: Water included in association fee; Sewer included in association fee; Trash included in association fee
• Home design: Attached property; 3 total stories; Entry on the 3rd floor; Facing east
• Construction: Brick and block construction; Resale property
• Exterior features: Balcony; Screened balcony; Association pool; Has view; Complex is fenced

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Third-floor entry; Ceiling-mounted smoke detector(s)
• Laundry & utility: Community laundry included (per association amenities)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: schools A+, employment A+, health & safety A+; 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.
• Market conditions: Rents rising (+1.8%/yr); 418 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $899 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.

Negotiation context

• It's been on market 840 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $130k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 840 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.48% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 5.6

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: -8.1%
• Equity multiple: 0.71×
• Total profit: $-10,635
• Equity at exit: $19,383

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,222
• Equity at exit: $11,240

Cash invested: $36,400 (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: 418
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$431
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $195

Break-even live

Break-even rent $1,683

Max offer price $130,000

Occupancy floor 85%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Fanshaw D Boca Raton, FL	1.0	1.0	601	$1,350	$2.25	24d	1	0.03mi
493 Fanshaw L #493 Boca Raton, FL	2.0	1.5	819	$2,300	$2.81	2d	1	0.03mi
560 Fanshaw N #560 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	24d	1	0.03mi
119 Fanshaw C Unit 119 Boca Raton, FL	1.0	1.0	585	$1,299	$2.22	24d	1	0.03mi
137 Fanshaw D Boca Raton, FL	2.0	1.5	819	$1,800	$2.20	10d	1	0.03mi
43 Fanshaw B Boca Raton, FL	2.0	1.5	819	$1,625	$1.98	24d	1	0.03mi
320 Fanshaw H #320 Boca Raton, FL	2.0	1.5	835	$1,500	$1.80	7d	1	0.03mi
195 Fanshaw E #195 Boca Raton, FL	1.0	1.5	792	$1,300	$1.64	7d	1	0.03mi
17 Fanshaw a Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	22d	1	0.03mi
257 Fanshaw G Boca Raton, FL	2.0	2.0	819	$1,750	$2.14	24d	1	0.03mi
531 Fanshaw M Unit 531 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	1d	1	0.04mi
531 Fanshaw M Unit 531 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	24d	1	0.04mi
536 Fanshaw M Boca Raton, FL	2.0	2.0	819	$1,850	$2.26	24d	1	0.05mi
389 Fanshaw J #389 Boca Raton, FL	2.0	1.5	819	$1,800	$2.20	2d	1	0.05mi
96 Fanshaw C Boca Raton, FL	1.0	1.5	702	$1,650	$2.35	14d	1	0.05mi
108 Fanshaw C Boca Raton, FL	2.0	1.5	924	$1,700	$1.84	24d	1	0.05mi
454 Fanshaw K Unit K Boca Raton, FL	1.0	1.5	715	$1,500	$2.10	14d	1	0.05mi
251 Fanshaw F Boca Raton, FL	2.0	1.5	819	$1,450	$1.77	16d	1	0.05mi
449 Fanshaw K #449 Boca Raton, FL	2.0	1.5	819	$1,850	$2.26	19d	1	0.05mi
613 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,700	$2.08	2d	1	0.07mi
613 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	3d	1	0.07mi
257 Fanshaw Way Unit 257 Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	24d	1	0.09mi
257 Fanshaw Way Unit 257 Boca Raton, FL	2.0	1.5	819	$1,700	$2.08	3d	1	0.09mi
2050 Hythe C Boca Raton, FL	2.0	2.0	880	$3,200	$3.64	24d	1	0.13mi
445 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,575	$1.92	24d	1	0.13mi
445 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,550	$1.89	7d	1	0.13mi
3032 Hythe A Unit 3032 Boca Raton, FL	2.0	2.0	896	$1,575	$1.76	24d	1	0.15mi
2044 Hythe C Boca Raton, FL	2.0	2.0	896	$1,825	$2.04	24d	1	0.17mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	7d	1	0.19mi
3043 Exeter Boca Raton, FL	2.0	1.5	861	$1,949	$2.26	24d	1	0.20mi
4078 Exeter Unit E Boca Raton, FL	2.0	1.5	861	$1,475	$1.71	2d	1	0.20mi
33 Fanshaw Dr Unit 33 Boca Raton, FL	2.0	1.5	835	$1,975	$2.37	24d	1	0.21mi
32 Fanshaw Dr Unit 32 Boca Raton, FL	2.0	1.5	819	$1,975	$2.41	10d	1	0.22mi
67 Fanshaw Dr Unit 670 Boca Raton, FL	2.0	1.5	835	$1,750	$2.10	14d	1	0.24mi
4039 Exeter C Boca Raton, FL	2.0	1.5	880	$1,500	$1.70	24d	1	0.25mi
4042 Exeter C Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	24d	1	0.26mi
1047 Exeter C Boca Raton, FL	2.0	1.5	880	$1,850	$2.10	20d	1	0.26mi
82 Fanshaw Dr Unit 82 Boca Raton, FL	1.0	1.5	702	$1,250	$1.78	24d	1	0.27mi
4047 Lincoln C Unit C Boca Raton, FL	2.0	2.0	916	$2,100	$2.29	5d	1	0.29mi
4070 Exeter D Boca Raton, FL	2.0	1.5	861	$1,600	$1.86	24d	1	0.29mi

HOA detail condo

• Monthly dues: $431 · $5,172/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $130,000 Active 840 DOM
2. 2026-06-17
   days on market $130,000 Active 839 DOM
3. 2026-06-16
   days on market $130,000 Active 838 DOM
4. 2026-06-15
   days on market $130,000 Active 837 DOM
5. 2026-06-13
   days on market $130,000 Active 835 DOM
6. 2026-06-09
   days on market $130,000 Active 831 DOM
7. 2026-06-07
   days on market $130,000 Active 829 DOM
8. 2026-06-04
   days on market $130,000 Active 826 DOM
9. 2026-06-03
   days on market $130,000 Active 825 DOM
10. 2026-06-01
    days on market $130,000 Active 823 DOM
11. 2026-05-31
    days on market $130,000 Active 822 DOM
12. 2025-12-23
    price $130,000
13. 2025-01-03
    status Active
14. 2024-12-31
    historical
15. 2024-11-20
    price $145,000
16. 2024-07-08
    price $155,000
17. 2024-02-26
    listed $170,000 Active
18. 2019-02-04
    historical 426-char remark

    Show marketing remark (426 chars)

    2 BEDROOMS ONE AND HALF BATH LOCATED IN FANSHAW. SPECTACULAR CLUBHOUSE W/ THEATER OFFERING LIVE SHOWS & MOVIES, LECTURES -- FITNESS CENTER -- OLYMPIC INDOOR POOL AND OUTDOOR POOLS -- TENNIS -- GUARD-GATED -- COURTESY BUSES TO MALLS, SHOPPING, RESTAURANTS, OFFICE BUILDINGS -- GOLF COURSE IS ACROSS THE STREET FROM GATE ENTRANCE. This unit is tenant occupied. Currently pays $940 a month. Fanshaw allows one year rentals.

19. 2019-02-01
    soldstatus $66,000 Closed 426-char remark

    Show marketing remark (426 chars)

    2 BEDROOMS ONE AND HALF BATH LOCATED IN FANSHAW. SPECTACULAR CLUBHOUSE W/ THEATER OFFERING LIVE SHOWS & MOVIES, LECTURES -- FITNESS CENTER -- OLYMPIC INDOOR POOL AND OUTDOOR POOLS -- TENNIS -- GUARD-GATED -- COURTESY BUSES TO MALLS, SHOPPING, RESTAURANTS, OFFICE BUILDINGS -- GOLF COURSE IS ACROSS THE STREET FROM GATE ENTRANCE. This unit is tenant occupied. Currently pays $940 a month. Fanshaw allows one year rentals.

20. 2018-12-12
    historical Contingent 426-char remark

    Show marketing remark (426 chars)

    2 BEDROOMS ONE AND HALF BATH LOCATED IN FANSHAW. SPECTACULAR CLUBHOUSE W/ THEATER OFFERING LIVE SHOWS & MOVIES, LECTURES -- FITNESS CENTER -- OLYMPIC INDOOR POOL AND OUTDOOR POOLS -- TENNIS -- GUARD-GATED -- COURTESY BUSES TO MALLS, SHOPPING, RESTAURANTS, OFFICE BUILDINGS -- GOLF COURSE IS ACROSS THE STREET FROM GATE ENTRANCE. This unit is tenant occupied. Currently pays $940 a month. Fanshaw allows one year rentals.

21. 2018-10-16
    price $68,000 426-char remark

    Show marketing remark (426 chars)

    2 BEDROOMS ONE AND HALF BATH LOCATED IN FANSHAW. SPECTACULAR CLUBHOUSE W/ THEATER OFFERING LIVE SHOWS & MOVIES, LECTURES -- FITNESS CENTER -- OLYMPIC INDOOR POOL AND OUTDOOR POOLS -- TENNIS -- GUARD-GATED -- COURTESY BUSES TO MALLS, SHOPPING, RESTAURANTS, OFFICE BUILDINGS -- GOLF COURSE IS ACROSS THE STREET FROM GATE ENTRANCE. This unit is tenant occupied. Currently pays $940 a month. Fanshaw allows one year rentals.

22. 2018-08-17
    listed $69,000 Active 426-char remark

    Show marketing remark (426 chars)

    2 BEDROOMS ONE AND HALF BATH LOCATED IN FANSHAW. SPECTACULAR CLUBHOUSE W/ THEATER OFFERING LIVE SHOWS & MOVIES, LECTURES -- FITNESS CENTER -- OLYMPIC INDOOR POOL AND OUTDOOR POOLS -- TENNIS -- GUARD-GATED -- COURTESY BUSES TO MALLS, SHOPPING, RESTAURANTS, OFFICE BUILDINGS -- GOLF COURSE IS ACROSS THE STREET FROM GATE ENTRANCE. This unit is tenant occupied. Currently pays $940 a month. Fanshaw allows one year rentals.

23. 2017-07-06
    historical
24. 2017-05-02
    status Active
25. 2017-04-25
    historical
26. 2017-03-31
    listed $59,000 Active
27. 2010-12-30
    soldstatus $17,000
28. 2010-11-19
    historical
29. 2010-06-01
    listed $38,900
30. 2004-08-16
    soldstatus $71,000
31. 2004-07-08
    historical
32. 2004-05-17
    listed $75,000
33. 2003-11-07
    soldstatus $49,000
34. 2003-10-08
    historical
35. 2003-08-22
    listed $53,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 26 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: $23,156
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − HOA: −$5,172
• − Depreciation: −$3,782
• Taxable income: $615
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $2,193/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

+141.2% since first listed

24 events — show timeline

• 2025-12-23 Price Changed $130,000 MARMLS
• 2025-01-03 Relisted — MARMLS
• 2024-12-31 Listing Removed — MARMLS
• 2024-11-20 Price Changed $145,000 MARMLS
• 2024-07-08 Price Changed $155,000 MARMLS
• 2024-02-26 Listed $170,000 MARMLS
• 2019-02-04 Listing Removed — Beaches MLS
• 2019-02-01 Sold (MLS) $66,000 Beaches MLS
• 2018-12-12 Contingent — Beaches MLS
• 2018-10-16 Price Changed $68,000 Beaches MLS
• 2018-08-17 Listed $69,000 Beaches MLS
• 2017-07-06 Listing Removed — Beaches MLS
• 2017-05-02 Relisted — Beaches MLS
• 2017-04-25 Listing Removed — Beaches MLS
• 2017-03-31 Listed $59,000 Beaches MLS
• 2010-12-30 Sold (MLS) $17,000 Beaches MLS
• 2010-11-19 Listing Removed — Beaches MLS
• 2010-06-01 Listed $38,900 Beaches MLS
• 2004-08-16 Sold (MLS) $71,000 Beaches MLS
• 2004-07-08 Listing Removed — Beaches MLS
• 2004-05-17 Listed $75,000 Beaches MLS
• 2003-11-07 Sold (MLS) $49,000 Beaches MLS
• 2003-10-08 Listing Removed — Beaches MLS
• 2003-08-22 Listed $53,900 Beaches MLS