8236 Summerbreeze Ln · Boca Raton, FL 33496

$298,500

2 bd · 2.0 ba · 1,310 sqft · SingleFamily · 121 Days on market

Built 1988 $640/mo HOA · 24% of rent ↓ 2% since listing

---

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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0

Listing remarks

This lovingly-maintained 2 bedroom 2 bathroom villa is move-in ready. The generously sized primary bedroom includes an en-suite bathroom with a large double-sink vanity. Sliding glass doors connect the primary suite to the enclosed patio allowing in plenty of natural light, while blackout curtains provide privacy. Highlights include a new roof (2024), a one car garage, and a dedicated laundry room. The kitchen features abundant storage and new appliances (2023). The A/C is only 5 years old and is serviced every six months. Situated in Whisper Walk, an active 55+ gated community, this home is a short walk from amenities including tennis and pickleball courts, pool, hot tub, fitness center, s

Key facts

• Fitness center
• Abundant storage
• New roof

Tags

• NEW ROOF
• ENCLOSED PATIO
• DEDICATED LAUNDRY ROOM
• ABUNDANT STORAGE
• TENNIS AND PICKLEBALL COURTS
• FITNESS CENTER

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: Homeowners association with monthly fee; Association amenities include: clubhouse, pool, spa/hot tub, fitness center, sauna, tennis courts, pickleball courts, shuffleboard court, billiard room, game room, library, jogging path, manager on site, on-site management, internet included, recreation facilities; Association fee payment: monthly

Exterior

• Parking: Attached garage (1 covered space)
• Security: Gated community without guard
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Villa; Single-story; Resale condition; Facing north
• Construction: CBS construction; Composition/shingle roof; Built-in living area recorded by owner
• Exterior features: Screened patio; Patio; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; No other flooring specified
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $-617 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (29.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (11.6% below list).
• Recommended offer: $209k (29.9% below list) — sets the bar for cash-flow.
• Cap rate 3.8% 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 (+2.3%/yr); 324 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,178 (29.9% 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 121 days. Have you received any prior offers? Is the seller open to a 30% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.86%
• DSCR: 0.61
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.46×
• Total profit: $121,869
• Equity at exit: $268,912

10-year hold

• IRR: 16.6%
• Equity multiple: 5.63×
• Total profit: $387,071
• Equity at exit: $579,920

Cash invested: $83,580 (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 33496

• Home prices YoY: 3.5%
• Rents YoY: 2.3%
• Active inventory: 324
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,640 high
• Mortgage (P&I): −$1,565
• Tax est. 1.5%: −$373 /mo · $4,478/yr
• Insurance: −$124
• HOA: −$640
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-617

Break-even live

Break-even rent $3,421

Max offer price $209,178

Occupancy floor —

Sensitivity live

Price	-10% $-411	-5% $-514	+0% $-617	+5% $-720	+10% $-824
Rent	-10% $-826	-5% $-722	+0% $-617	+5% $-513	+10% $-409
Rate	-1.0pp $-467	-0.5pp $-541	base $-617	+0.5pp $-695	+1.0pp $-773

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: $74,625
• Closing costs: $8,955
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	25d	1	0.36mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,700	$1.90	8d	1	0.36mi
2017 Newcastle A Unit 2017 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	25d	1	0.36mi
1025 Newcastle B #1025 Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	17d	1	0.36mi
4030 Rexford B Boca Raton, FL	2.0	2.0	916	$1,700	$1.86	19d	1	0.39mi
2039 Rexford C Boca Raton, FL	2.0	2.0	896	$1,550	$1.73	25d	1	0.39mi
1030 Rexford B Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	25d	1	0.39mi
3049 Wolverton E Unit 3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	8d	1	0.42mi
4049 Wolverton C Unit C Boca Raton, FL	2.0	2.0	896	$2,500	$2.79	2d	1	0.43mi
8664 Jasmine Way Boca Raton, FL	2.0	2.0	1162	$1,795	$1.54	25d	1	0.44mi
8146 Windgate Dr Boca Raton, FL	2.0	2.0	1310	$5,000	$3.82	25d	1	0.46mi
4047 Lincoln C Unit C Boca Raton, FL	2.0	2.0	916	$2,100	$2.29	6d	1	0.48mi
3049 Wolverton C #3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	8d	1	0.48mi
4019 Lincoln A Unit A Boca Raton, FL	2.0	2.0	896	$1,600	$1.79	25d	1	0.49mi
3057 Yarmouth C Boca Raton, FL	2.0	2.0	916	$2,450	$2.67	0d	1	0.53mi
18428 Via Di Regina #18428 Boca Raton, FL	3.0	2.0	1544	$3,900	$2.53	25d	1	0.53mi
18428 Via Di Regina #18428 Boca Raton, FL	3.0	2.0	1544	$3,900	$2.53	0d	1	0.53mi
18475 Via Di Sorrento Boca Raton, FL	3.0	2.0	1544	$4,095	$2.65	8d	1	0.53mi
4007 Yarmouth a Boca Raton, FL	2.0	2.0	1132	$2,200	$1.94	25d	1	0.55mi
8550 Via Romana Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	11d	1	0.57mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	22d	1	0.57mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	25d	1	0.57mi
18434 Via Di Sorrento Boca Raton, FL	3.0	2.0	1480	$3,495	$2.36	8d	1	0.58mi
18890 Candlewick Dr Unit B Boca Raton, FL	2.0	2.0	1044	$2,600	$2.49	25d	1	0.59mi
18855 Candlewick Dr Boca Raton, FL	2.0	2.0	1022	$2,600	$2.54	25d	1	0.59mi
2044 Hythe C Boca Raton, FL	2.0	2.0	896	$1,825	$2.04	25d	1	0.60mi
4039 Exeter C Boca Raton, FL	2.0	1.5	880	$1,500	$1.70	25d	1	0.63mi
2050 Hythe C Boca Raton, FL	2.0	2.0	880	$3,200	$3.64	25d	1	0.63mi
1047 Exeter C Boca Raton, FL	2.0	1.5	880	$1,850	$2.10	21d	1	0.63mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	25d	1	0.64mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	15d	1	0.64mi
3032 Hythe A Unit 3032 Boca Raton, FL	2.0	2.0	896	$1,575	$1.76	25d	1	0.64mi
18595 Egret Way #18595 Boca Raton, FL	2.0	2.0	1000	$2,200	$2.20	25d	1	0.65mi
9708 Erica Ct Boca Raton, FL	2.0	2.0	1410	$4,800	$3.40	25d	1	0.68mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,100	$2.39	16d	1	0.68mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,300	$2.61	25d	1	0.68mi
9110 Fairbanks Ln #4 Boca Raton, FL	2.0	2.0	1227	$2,400	$1.96	25d	1	0.71mi
3082 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,550	$1.76	19d	1	0.72mi
3085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,699	$1.93	25d	1	0.73mi
4085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,650	$1.88	25d	1	0.73mi

HOA detail

• Monthly dues: $640 · $7,680/yr
• Likely covers: poolgymsecurity

Listing history 13 events

1. 2026-06-18
   days on market $298,500 Active 121 DOM
2. 2026-06-17
   days on market $298,500 Active 120 DOM
3. 2026-06-16
   days on market $298,500 Active 119 DOM
4. 2026-06-15
   days on market $298,500 Active 118 DOM
5. 2026-06-13
   days on market $298,500 Active 116 DOM
6. 2026-06-09
   days on market $298,500 Active 112 DOM
7. 2026-06-07
   days on market $298,500 Active 110 DOM
8. 2026-06-04
   days on market $298,500 Active 107 DOM
9. 2026-06-03
   days on market $298,500 Active 106 DOM
10. 2026-06-01
    days on market $298,500 Active 104 DOM
11. 2026-05-31
    days on market $298,500 Active 103 DOM
12. 2026-05-11
    price $298,500
13. 2026-02-17
    listed $305,000 Active

ⓘ 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 · 27 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: $31,680
• − Mortgage interest: −$16,721
• − Property taxes: −$4,478
• − Insurance: −$1,492
• − Repairs & maintenance: −$2,534
• − Management: −$2,534
• − HOA: −$7,680
• − Depreciation: −$8,684
• Taxable loss: −$12,443
• Est. tax savings @ 24.0%: +$2,986
• After-tax cash flow: $-4,421/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): 26,579
• Household income: $114,885
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 464.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 8% Asian 5% Black 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Scotch-Irish 13% Romanian 9% Italian 3%
• Foreign-born: 24% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 9% Other Indo-European 5% Russian/Polish/Slavic 4%

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: ▲ 10.48%
• Current HPI: 313.9058
• Rent YoY: ▲ 2.31%
• 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

-2.1% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $298,500 Beaches MLS
• 2026-02-17 Listed $305,000 Beaches MLS