250 NE 20th St #5250 · Boca Raton, FL 33431

$229,000

2 bd · 2.0 ba · 1,080 sqft · Condo public records · 215 Days on market

Built 1972 $890/mo HOA · 30% 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 +9.1/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ Community, located in preferred Boca Raton zip code. Corner unit provides a lot of light. Owners just installed hurricane windows, A/C is 2021, water heater 2018, newly tiled floors, roll down shutters on balcony, white kitchen cabinets with granite counters. Club house equipped with generator, hurricane windows, showers, kitchen. .. Walking distance to Fifth avenue Plaza (Publix, CVS, restaurants and more) and to park, 7 mn driving distance to Ocean.

Key facts

• Fully renovated
• Built-in closets
• Impact windows

Tags

• FULLY RENOVATED
• IMPACT WINDOWS
• UNOBSTRUCTED PANORAMIC VIEWS
• NEW STAINLESS-STEEL APPLIANCES
• BUILT-IN CLOSETS
• NEWLY RENOVATED BUILDING

Property features AI

Finance

• Other: Pets: conditional; restrictions may apply
• HOA & community: Monthly association fee; Association fee includes common areas, cable TV, insurance, laundry, legal/accounting, grounds maintenance, structure maintenance, parking, pest control, pool(s), recreation facilities, roof, and water; Association amenities: bike storage, clubhouse, laundry, barbecue, picnic area, pool, shuffleboard court, sauna, spa/hot tub, storage, vehicle wash area, elevators; Senior community

Exterior

• Parking: Open parking; Guest parking; One assigned space
• Security: Key card entry; Phone entry; Smoke detectors
• Utilities: Cable available
• Home design: Attached property; 5 stories total; Unit located on 5th floor; Resale unit
• Construction: Built (resale)
• Exterior features: Balcony (open); Association pool

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator; Disposal; Electric water heater
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Interior features: Blinds; Impact glass windows; Furnished; Other interior features; Exterior lighting (building)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $229k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (13.6% below list).
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $198k (13.6% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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); 182 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% of the median local income ($108k/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 $2k of loan paydown is wiped out by about $7k 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 215 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $36k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $197,916 (13.6% 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 215 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.29% ✓
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 6.4

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: -14.8%
• Equity multiple: 0.44×
• Total profit: $-35,850
• Equity at exit: $34,145

10-year hold

• IRR: 1.7%
• Equity multiple: 1.15×
• Total profit: $9,471
• Equity at exit: $19,800

Cash invested: $64,120 (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: 182
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,961 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$328 /mo · $3,942/yr
• Insurance: −$95
• HOA: −$890
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-176

Break-even live

Break-even rent $3,183

Max offer price $197,916

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-111	+0% $-176	+5% $-241	+10% $-306
Rent	-10% $-410	-5% $-293	+0% $-176	+5% $-59	+10% $58
Rate	-1.0pp $-61	-0.5pp $-118	base $-176	+0.5pp $-235	+1.0pp $-296

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 NE 20th St #3030 Boca Raton, FL	2.0	2.0	1080	$2,500	$2.31	26d	1	0.02mi
250 NE 20th St #4190 Boca Raton, FL	2.0	2.0	1080	$4,000	$3.70	26d	1	0.02mi
235 NE 20th St Boca Raton, FL	2.0	2.0	1204	$4,250	$3.53	20d	1	0.04mi
200 NE 20th St Boca Raton, FL	1.0–2.0	1.0	784	$2,350	$3.00	24d	3	0.07mi
1401 N Federal Hwy Unit 4024370 Boca Raton, FL	1.0	1.5	960	$2,000	$2.08	26d	1	0.25mi
2325 NE 4th Ave Boca Raton, FL	3.0	2.0	1241	$4,000	$3.22	26d	1	0.29mi
541 NE 18th St Boca Raton, FL	2.0	2.0	1221	$4,300	$3.52	26d	1	0.39mi
2499 NE 2nd Ave Unit B Boca Raton, FL	2.0	1.0	1454	$2,500	$1.72	4d	1	0.42mi
260 NW 19th St #27 Boca Raton, FL	2.0	1.0	750	$2,000	$2.67	7d	1	0.51mi
260 NW 19th St #290 Boca Raton, FL	2.0	1.0	750	$1,875	$2.50	1d	1	0.51mi
289 NW 19th St Boca Raton, FL	1.0	1.0	720	$1,745	$2.42	26d	1	0.52mi
1798 NW 15th Vis Unit 5 Boca Raton, FL	2.0	1.0	1000	$2,695	$2.69	26d	1	0.52mi
1908 NW 4th Ave Boca Raton, FL	1.0–3.0	1.0–2.0	820	$2,345	$2.86	26d	1	0.53mi
1908 NW 4th Ave Boca Raton, FL	3.0	2.0	1150	$2,995	$2.60	1d	1	0.53mi
198 NE 28th St Boca Raton, FL	2.0	1.0	840	$2,350	$2.80	19d	1	0.57mi
196 NE 28th St Boca Raton, FL	2.0	2.0	840	$2,650	$3.15	19d	1	0.57mi
196 NE 28th St Boca Raton, FL	2.0	2.0	950	$2,575	$2.71	0d	1	0.57mi
2751 NE 26th Ter Boca Raton, FL	3.0	2.0	1454	$4,495	$3.09	26d	1	0.57mi
399 NW 19th St Boca Raton, FL	2.0	2.0	1000	$2,000	$2.00	26d	1	0.57mi
330 NW 20th St Boca Raton, FL	2.0	1.0	800	$2,095	$2.62	10d	1	0.59mi
101 NE 28th St Boca Raton, FL	3.0	2.5	1400	$2,995	$2.14	10d	1	0.60mi
1800 NW 4th Ave Boca Raton, FL	2.0	1.5	880	$4,000	$4.55	26d	1	0.60mi
2500 N Federal Hwy Boca Raton, FL	2.0	2.0	1200	$2,550	$2.12	26d	1	0.61mi
2500 N Federal Hwy Boca Raton, FL	1.0	1.0	750	$2,040	$2.72	24d	1	0.61mi
1720 NW 4th Ave Boca Raton, FL	2.0	2.5	1335	$2,795	$2.09	26d	1	0.62mi
1314 NW 2nd Cir Boca Raton, FL	3.0	2.0	1382	$3,500	$2.53	19d	1	0.63mi
2824 N Dixie Hwy Unit 2824 Boca Raton, FL	2.0	2.0	1184	$2,450	$2.07	17d	1	0.64mi
1845 NW 4th Ave #17 Boca Raton, FL	3.0	3.0	1428	$3,500	$2.45	26d	1	0.64mi
2650 Greenwood Ter Boca Raton, FL	2.0	2.0	938	$2,500	$2.67	7d	1	0.65mi
2650 Greenwood Ter #2160 Boca Raton, FL	2.0	2.0	938	$2,600	$2.77	19d	1	0.66mi
1500 NW 4th Ave Apt 306 Boca Raton, FL	2.0	2.0	875	$2,150	$2.46	26d	1	0.67mi
1999 NW 4th Ave Unit C Boca Raton, FL	2.0	2.0	1250	$2,600	$2.08	26d	1	0.68mi
480 NW 20th St Boca Raton, FL	2.0	2.0	936	$2,200	$2.35	4d	2	0.68mi
470 NW 20th St #3020 Boca Raton, FL	2.0	2.0	936	$2,400	$2.56	10d	1	0.68mi
460 NW 20th St #1100 Boca Raton, FL	2.0	2.0	936	$2,300	$2.46	26d	1	0.70mi
2800 Palmwood Ter #2210 Boca Raton, FL	2.0	2.0	938	$2,800	$2.99	17d	1	0.71mi
490 NW 20th St Boca Raton, FL	1.0–2.0	1.0–2.0	1018	$2,500	$2.46	23d	3	0.71mi
490 NW 20th St Boca Raton, FL	1.0–2.0	1.0–2.0	1018	$2,500	$2.46	4d	2	0.71mi
315 Palmwood Pl #2170 Boca Raton, FL	2.0	2.0	938	$2,500	$2.67	1d	1	0.71mi
490 NW 20th St #1030 Boca Raton, FL	2.0	2.0	936	$2,200	$2.35	26d	1	0.71mi

HOA detail condo

• Monthly dues: $890 · $10,680/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-22
   days on market $229,000 Active 215 DOM
2. 2026-06-21
   days on market $229,000 Active 214 DOM
3. 2026-06-18
   days on market $229,000 Active 211 DOM
4. 2026-06-17
   days on market $229,000 Active 210 DOM
5. 2026-06-16
   days on market $229,000 Active 209 DOM
6. 2026-06-15
   price $229,000 Active 208 DOM
7. 2026-06-15
   days on market $245,000 Active 208 DOM
8. 2026-06-13
   days on market $245,000 Active 206 DOM
9. 2026-06-09
   days on market $245,000 Active 202 DOM
10. 2026-06-07
    days on market $245,000 Active 200 DOM
11. 2026-06-04
    days on market $245,000 Active 197 DOM
12. 2026-06-03
    days on market $245,000 Active 196 DOM
13. 2026-06-01
    days on market $245,000 Active 194 DOM
14. 2026-05-31
    days on market $245,000 Active 193 DOM
15. 2026-03-05
    price $245,000
16. 2025-11-19
    listed $265,000 Active
17. 2023-01-20
    soldstatus $248,000
18. 2022-12-29
    soldstatus $248,000 Closed 459-char remark

    Show marketing remark (459 chars)

    55+ Community, located in preferred Boca Raton zip code. Corner unit provides a lot of light. Owners just installed hurricane windows, A/C is 2021, water heater 2018, newly tiled floors, roll down shutters on balcony, white kitchen cabinets with granite counters. Club house equipped with generator, hurricane windows, showers, kitchen. .. Walking distance to Fifth avenue Plaza (Publix, CVS, restaurants and more) and to park, 7 mn driving distance to Ocean.

19. 2022-12-10
    status Pending 459-char remark

    Show marketing remark (459 chars)

    55+ Community, located in preferred Boca Raton zip code. Corner unit provides a lot of light. Owners just installed hurricane windows, A/C is 2021, water heater 2018, newly tiled floors, roll down shutters on balcony, white kitchen cabinets with granite counters. Club house equipped with generator, hurricane windows, showers, kitchen. .. Walking distance to Fifth avenue Plaza (Publix, CVS, restaurants and more) and to park, 7 mn driving distance to Ocean.

20. 2022-10-29
    listed $265,000 Active 459-char remark

    Show marketing remark (459 chars)

    55+ Community, located in preferred Boca Raton zip code. Corner unit provides a lot of light. Owners just installed hurricane windows, A/C is 2021, water heater 2018, newly tiled floors, roll down shutters on balcony, white kitchen cabinets with granite counters. Club house equipped with generator, hurricane windows, showers, kitchen. .. Walking distance to Fifth avenue Plaza (Publix, CVS, restaurants and more) and to park, 7 mn driving distance to Ocean.

21. 1994-12-28
    soldstatus $53,000
22. 1989-04-17
    soldstatus $52,000

ⓘ 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: $3,942 · $328/mo
• Projected year-2 tax: $3,942 · $328/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 · 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: $35,526
• − Mortgage interest: −$12,828
• − Property taxes: −$3,942
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,842
• − Management: −$2,842
• − HOA: −$10,680
• − Depreciation: −$6,662
• Taxable loss: −$5,414
• Est. tax savings @ 24.0%: +$1,299
• After-tax cash flow: $-812/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

+371.2% since first listed

8 events — show timeline

• 2026-03-05 Price Changed $245,000 MARMLS
• 2025-11-19 Listed $265,000 MARMLS
• 2023-01-20 Sold (Public Records) $248,000 Public Records
• 2022-12-29 Sold (MLS) $248,000 Beaches MLS
• 2022-12-10 Pending — Beaches MLS
• 2022-10-29 Listed $265,000 Beaches MLS
• 1994-12-28 Sold (Public Records) $53,000 Public Records
• 1989-04-17 Sold (Public Records) $52,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,942 · +1.9% YoY. Source: county tax records.