434 Fanshaw K · Boca Raton, FL 33434

$140,000

2 bd · 1.5 ba · 819 sqft · Condo public records · 80 Days on market

Built 1980 $716/mo HOA · 37% 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).

• 1% rule +8.8/10.0
• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 1st floor corner unit with lots of windows and tons of light. This unis shows very well and is very clean. Tile thought out, new laminate wood floors in both bedroom, custom closets with new closet doors, fresh paint through out, new blinds, 2 full baths with a walk in shower, new fixtures, parking just steps away from the front door. Resort style amenities include a beautiful clubhouse, with Pools, fitness center, live shows, free courtesy bus, Maintenance fee includes, basic cable, Wi-Fi, water and insurance. great for investors

Key facts

• Manned guard gate
• Tile flooring
• Built-in shelving

Tags

• CORNER GROUND-FLOOR UNIT
• TILE FLOORING
• SPACIOUS WALK-IN CLOSET
• BUILT-IN SHELVING
• RESORT-STYLE AMENITIES
• MANNED GUARD GATE

Property features AI

Finance

• Other: Senior community; Resale property
• HOA & community: Association with amenities including clubhouse, elevators, fitness center, indoor pool, outdoor pool, shuffleboard court, trash chute, community room and courtesy bus; Monthly HOA fee

Exterior

• Parking: 1 open parking space
• Utilities: Cable available
• Home design: Condominium; 3-story building; West-facing
• Construction: CBS construction
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Built-in features; Walk-in closet(s); Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (16.3% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $117k (16.3% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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 $968 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 80 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $76k; list at $140k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% 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 $117,197 (16.3% 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 80 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 1.38% ✓
• Cap rate: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 6.0

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: -24.9%
• Equity multiple: 0.16×
• Total profit: $-32,740
• Equity at exit: $20,874

10-year hold

• IRR: -27.1%
• Equity multiple: -0.18×
• Total profit: $-46,410
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$734
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$58
• HOA: −$716
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-129

Break-even live

Break-even rent $2,092

Max offer price $117,197

Occupancy floor —

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: $35,000
• Closing costs: $4,200
• 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	1d	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	21d	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	2d	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: $716 · $8,592/yr
• Likely covers: waterinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-07
   status Pending
2. 2026-02-16
   listed $140,000 Active
3. 2020-02-26
   soldstatus $76,000 Closed 542-char remark

   Show marketing remark (542 chars)

   Great 1st floor corner unit with lots of windows and tons of light. This unis shows very well and is very clean. Tile thought out, new laminate wood floors in both bedroom, custom closets with new closet doors, fresh paint through out, new blinds, 2 full baths with a walk in shower, new fixtures, parking just steps away from the front door. Resort style amenities include a beautiful clubhouse, with Pools, fitness center, live shows, free courtesy bus, Maintenance fee includes, basic cable, Wi-Fi, water and insurance. great for investors

4. 2020-02-26
   soldstatus $76,000

   Show marketing remark (542 chars)

   Great 1st floor corner unit with lots of windows and tons of light. This unis shows very well and is very clean. Tile thought out, new laminate wood floors in both bedroom, custom closets with new closet doors, fresh paint through out, new blinds, 2 full baths with a walk in shower, new fixtures, parking just steps away from the front door. Resort style amenities include a beautiful clubhouse, with Pools, fitness center, live shows, free courtesy bus, Maintenance fee includes, basic cable, Wi-Fi, water and insurance. great for investors

5. 2020-01-28
   historical Contingent 542-char remark

   Show marketing remark (542 chars)

   Great 1st floor corner unit with lots of windows and tons of light. This unis shows very well and is very clean. Tile thought out, new laminate wood floors in both bedroom, custom closets with new closet doors, fresh paint through out, new blinds, 2 full baths with a walk in shower, new fixtures, parking just steps away from the front door. Resort style amenities include a beautiful clubhouse, with Pools, fitness center, live shows, free courtesy bus, Maintenance fee includes, basic cable, Wi-Fi, water and insurance. great for investors

6. 2019-12-10
   price $82,000 542-char remark

   Show marketing remark (542 chars)

   Great 1st floor corner unit with lots of windows and tons of light. This unis shows very well and is very clean. Tile thought out, new laminate wood floors in both bedroom, custom closets with new closet doors, fresh paint through out, new blinds, 2 full baths with a walk in shower, new fixtures, parking just steps away from the front door. Resort style amenities include a beautiful clubhouse, with Pools, fitness center, live shows, free courtesy bus, Maintenance fee includes, basic cable, Wi-Fi, water and insurance. great for investors

7. 2019-09-30
   listed $90,000 Active 542-char remark

   Show marketing remark (542 chars)

   Great 1st floor corner unit with lots of windows and tons of light. This unis shows very well and is very clean. Tile thought out, new laminate wood floors in both bedroom, custom closets with new closet doors, fresh paint through out, new blinds, 2 full baths with a walk in shower, new fixtures, parking just steps away from the front door. Resort style amenities include a beautiful clubhouse, with Pools, fitness center, live shows, free courtesy bus, Maintenance fee includes, basic cable, Wi-Fi, water and insurance. great for investors

8. 2017-09-05
   soldstatus $64,900
9. 2017-08-30
   soldstatus $64,900 Closed 307-char remark

   Show marketing remark (307 chars)

   1st floor,outside corner,tile in living area,lots of windows,light and bright,park close to your apt,newer furniture,refrigerator and range about 2 years,hot water heater about 2 years,patio has a closet,no one behind you so it's private,come see and then check out the clubhouse to see all it has to offer.

10. 2017-08-03
    status Pending 307-char remark

    Show marketing remark (307 chars)

    1st floor,outside corner,tile in living area,lots of windows,light and bright,park close to your apt,newer furniture,refrigerator and range about 2 years,hot water heater about 2 years,patio has a closet,no one behind you so it's private,come see and then check out the clubhouse to see all it has to offer.

11. 2017-07-15
    listed $66,900 Active 307-char remark

    Show marketing remark (307 chars)

    1st floor,outside corner,tile in living area,lots of windows,light and bright,park close to your apt,newer furniture,refrigerator and range about 2 years,hot water heater about 2 years,patio has a closet,no one behind you so it's private,come see and then check out the clubhouse to see all it has to offer.

12. 2015-10-22
    soldstatus $54,000
13. 2014-07-03
    soldstatus $37,500

ⓘ 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: $1,729 · $144/mo
• Projected year-2 tax: $1,729 · $144/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 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: $23,142
• − Mortgage interest: −$7,842
• − Property taxes: −$1,729
• − Insurance: −$700
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − HOA: −$8,592
• − Depreciation: −$4,073
• Taxable loss: −$3,497
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $-710/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

+273.3% since first listed

13 events — show timeline

• 2026-05-07 Pending — Beaches MLS
• 2026-02-16 Listed $140,000 Beaches MLS
• 2020-02-26 Sold (Public Records) $76,000 Public Records
• 2020-02-26 Sold (MLS) $76,000 Beaches MLS
• 2020-01-28 Contingent — Beaches MLS
• 2019-12-10 Price Changed $82,000 Beaches MLS
• 2019-09-30 Listed $90,000 Beaches MLS
• 2017-09-05 Sold (Public Records) $64,900 Public Records
• 2017-08-30 Sold (MLS) $64,900 Beaches MLS
• 2017-08-03 Pending — Beaches MLS
• 2017-07-15 Listed $66,900 Beaches MLS
• 2015-10-22 Sold (Public Records) $54,000 Public Records
• 2014-07-03 Sold (Public Records) $37,500 Public Records

Property tax history

+17.4%/yr

Latest (2025): $1,729 · -4.0% YoY. Source: county tax records.