6114 Woodbury Rd · Boca Raton, FL 33433

$800,000

5 bd · 2.0 ba · 2,213 sqft · SingleFamily public records · 23 Days on market

Built 1981 8,800 sqft lot $153/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 +12.3/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this four bedroom, two-bathroom single-story residence located in Woodbury at Boca Del Mar. This home offers over 2,200 square feet of living space, designed as a split bedroom plan on one floor, for convenient, accessible living. It features a formal living room, a formal dining room, a breakfast area and a very large family room. All 4 bedrooms has its own large walking closet. The two-car garage provides ample storage and protection for vehicles. Whether you're seeking a spacious residence with multiple bedrooms for various needs or simply appreciate the practical layout of single-story living, this property delivers functional comfort and room to grow. Excellent central Boca

Key facts

• 8,800 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Community association (Boca Del Mar) with sidewalks and street lights; Monthly HOA fee of $153.30 covering common areas and legal/accounting

Exterior

• Parking: Attached 2-car garage; Total parking for 6 vehicles; 2 covered parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer available; Cable available; Phone available; Underground utilities
• Home design: Single-family residence; One-story; Resale property; Faces north
• Construction: CBS construction; Barrel roof; Built with public-record living area of 2,213
• Exterior features: Covered patio; Patio; Private free-form pool; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Refrigerator; Electric cooktop
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Parquet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Walk-in closets; Split bedroom layout
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $800k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $775k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $623k (22.1% below list).
• Recommended offer: $623k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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: Verde K-8 (math 72% / reading 74%, grade A, #271 of 2,144 statewide, top 13%, 1,296 students, 28% 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 27% FRL vs 52% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 69% at this address vs 50% district-wide (+20 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 flat; 430 active listings in the ZIP; 17 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).
• At $6,230/mo this rent would consume 89% of the median local household income ($84k/yr) (locally 2900% 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 $6k of loan paydown is wiped out by about $24k 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 23 days — a 2% lower offer ($788k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; list at $800k implies a 540% 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 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $623,038 (22.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.78% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.31×
• Total profit: $-155,153
• Equity at exit: $119,283

10-year hold

• IRR: -20.1%
• Equity multiple: 0.06×
• Total profit: $-210,920
• Equity at exit: $69,169

Cash invested: $224,000 (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 33433

• Rents YoY: 0.3%
• Active inventory: 430
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $6,230 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$382 /mo · $4,585/yr
• Insurance: −$333
• HOA: −$153
• Vacancy / Maint / Mgmt: −$1,308
• Net cashflow: $-142

Break-even live

Break-even rent $6,410

Max offer price $774,971

Occupancy floor 97%

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5924 Pinebrook Dr Boca Raton, FL	4.0	4.0	2800	$8,000	$2.86	24d	1	0.63mi
5660 Golfway Dr Boca Raton, FL	4.0	2.0	2152	$8,000	$3.72	24d	1	0.65mi
451 W Conference Dr Boca Raton, FL	4.0	2.0	2200	$5,250	$2.39	24d	1	0.74mi
6488 Pond Apple Rd Boca Raton, FL	4.0	3.0	1946	$5,500	$2.83	24d	1	0.75mi
5569 Wind Drift Ln Boca Raton, FL	4.0	2.5	2871	$7,500	$2.61	24d	1	0.96mi
7030 Islegrove Pl Boca Raton, FL	4.0	2.5	2866	$14,000	$4.88	18d	1	1.03mi
2 Tam O Shanter Ln Boca Raton, FL	4.0	2.0	1498	$4,000	$2.67	24d	1	1.04mi
22655 Camino del Mar Boca Raton, FL	3.0–5.0	2.5–3.0	2173	$7,515	$3.46	1d	11	1.04mi
22756 Caciano Rd Boca Raton, FL	5.0	3.0	2738	$7,400	$2.70	24d	1	1.24mi
6975 Bianchini Cir Boca Raton, FL	4.0	2.5	2215	$5,100	$2.30	11d	1	1.36mi
556 NW 15th Ct Boca Raton, FL	4.0	2.0	1900	$4,950	$2.61	24d	1	1.39mi
628 SW 18th Ave Boca Raton, FL	4.0	2.0	1674	$3,820	$2.28	5d	1	1.43mi
22954 Clear Echo Dr #29 Boca Raton, FL	4.0	3.5	2298	$4,800	$2.09	4d	1	1.43mi
22954 Clear Echo Dr #29 Boca Raton, FL	4.0	3.5	2298	$4,850	$2.11	24d	1	1.43mi
22974 Hillshire Rd Boca Raton, FL	5.0	3.0	2738	$7,200	$2.63	3d	1	1.45mi
22182 Bella Lago Dr Boca Raton, FL	2.0–4.0	2.0–3.5	1614	$5,332	$3.30	1d	18	1.48mi
6675 Quiet Wave Trl Boca Raton, FL	4.0	3.5	2402	$6,000	$2.50	4d	1	1.48mi

HOA detail

• Monthly dues: $153 · $1,836/yr

Listing history 19 events

1. 2026-06-18
   days on market $800,000 Active 23 DOM
2. 2026-06-17
   days on market $800,000 Active 22 DOM
3. 2026-06-16
   days on market $800,000 Active 21 DOM
4. 2026-06-15
   days on market $800,000 Active 20 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   days on market $800,000 Active 18 DOM
7. 2026-06-09
   days on market $800,000 Active 14 DOM
8. 2026-06-08
   days on market $800,000 Active 13 DOM
9. 2026-06-07
   statusdays on market $800,000 Active 12 DOM
10. 2026-06-04
    days on market $800,000 Active Under Contract 9 DOM
11. 2026-06-03
    days on market $800,000 Active Under Contract 8 DOM
12. 2026-06-02
    days on market $800,000 Active Under Contract 7 DOM
13. 2026-06-01
    days on market $800,000 Active Under Contract 6 DOM
14. 2026-05-31
    days on market $800,000 Active Under Contract 5 DOM
15. 2026-05-26
    listed $800,000 Active
16. 1994-11-09
    soldstatus $125,000
17. 1982-10-01
    soldstatus $120,900
18. 1980-12-01
    soldstatus $29,000
19. 1980-05-01
    soldstatus $22,000

ⓘ 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: $4,585 · $382/mo
• Projected year-2 tax: $6,640 · $553/mo
• Expected delta: +$2,055/yr (+$171/mo · 44.8%)

ⓘ 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 6 d/yr ≥107°F today · 23 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: $74,765
• − Mortgage interest: −$44,812
• − Property taxes: −$4,585
• − Insurance: −$4,000
• − Repairs & maintenance: −$5,981
• − Management: −$5,981
• − HOA: −$1,836
• − Depreciation: −$23,273
• Taxable loss: −$15,704
• Est. tax savings @ 24.0%: +$3,769
• After-tax cash flow: $2,069/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): 47,005
• Household income: $84,091
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 2900.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 15% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2% Dominican 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Russian 3%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 15% Other Indo-European 10% 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: ▼ -227.85%
• Current HPI: 306.738
• Rent YoY: ▲ 0.33%
• 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

+3536.4% since first listed

5 events — show timeline

• 2026-05-26 Listed $800,000 Beaches MLS
• 1994-11-09 Sold (Public Records) $125,000 Public Records
• 1982-10-01 Sold (Public Records) $120,900 Public Records
• 1980-12-01 Sold (Public Records) $29,000 Public Records
• 1980-05-01 Sold (Public Records) $22,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $4,585 · +3.4% YoY. Source: county tax records.