18551 Woodstream Dr · Boca Raton, FL 33498

$439,000

2 bd · 2.0 ba · 1,039 sqft · SingleFamily public records · 71 Days on market

Built 1986 $380/mo HOA · 10% 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 +8.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

BEAUTIFULLY UPDATED, FULLY FURNISHED, TWO BEDROOM, TWO BATH LAKEFRONT VILLA IN WEST BOCA RATON, NEAR SHOPPING, ENTERTAINMENT, A RATED SCHOOLS, CONVENIENT TO EVERYTHING! ENJOY A TRANQUIL SUNSET WITH A BEAUTIFUL LAKE VIEW IN THIS ALL AGE COMMUNITY, PETS ARE ALLOWED, EXTRA PARKING IS AVAILABLE, THE VILLA IS NEAR THE RECREATIONAL FACILITY.

Key facts

• Extra parking
• Stunning lake views
• Turnkey villa

Tags

• STUNNING LAKE VIEWS
• EXTRA PARKING
• A-RATED SCHOOL DISTRICT
• TURNKEY VILLA
• PRIME LOCATION

Property features AI

Finance

• Financial info: Pets allowed (dogs OK)
• HOA & community: Monthly association fee; Association fee includes trash; Community amenities: clubhouse, fitness center, pickleball, pool

Exterior

• Parking: Carport with 2 covered spaces
• Security: Security guard; Smoke detectors
• Utilities: Central cooling
• Home design: Single-story; Entry level: 1; Has attached property; Waterfront property with lake frontage
• Construction: Block construction; Effective year built
• Exterior features: Enclosed porch; Storm/security shutters; Porch (screened); Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave
• Bedrooms: Bedroom on main level
• Flooring: Laminate floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: First-floor entry; Bedroom on the main level; Pantry
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $368k (16.2% below list).
• Recommended offer: $364k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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: Sunrise Park Elementary School (math 80% / reading 81%, grade A+, #104 of 2,144 statewide, top 5%, 1,074 students, 23% FRL); Eagles Landing Middle School (math 66% / reading 67%, grade A-, #84 of 571 statewide, top 16%, 1,508 students, 27% FRL); Olympic Heights Community High (math 52% / reading 64%, grade C, #120 of 667 statewide, top 18%, 2,602 students, 30% 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 68% at this address vs 50% district-wide (+19 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: 95 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 30% of the median local income ($147k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($3k loan paydown + $21k appreciation (4.7% 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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.

Risks & watch-outs

• 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 $364,143 (17.1% 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. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 17% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.84% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.54×
• Total profit: $66,420
• Equity at exit: $240,253

10-year hold

• IRR: 10.4%
• Equity multiple: 2.86×
• Total profit: $228,590
• Equity at exit: $407,763

Cash invested: $122,920 (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 33498

• Home prices YoY: 1.5%
• Active inventory: 95
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,678 high
• Mortgage (P&I): −$2,302
• Tax from tax record: −$465 /mo · $5,575/yr
• Insurance: −$183
• HOA: −$380
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $-424

Break-even live

Break-even rent $4,215

Max offer price $364,143

Occupancy floor —

Sensitivity live

Price	-10% $-175	-5% $-299	+0% $-424	+5% $-548	+10% $-672
Rent	-10% $-714	-5% $-569	+0% $-424	+5% $-278	+10% $-133
Rate	-1.0pp $-203	-0.5pp $-312	base $-424	+0.5pp $-538	+1.0pp $-653

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,400	$3.00	6d	1	0.41mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,500	$3.09	6d	1	0.41mi
9850 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1364	$3,600	$2.64	26d	1	0.44mi
9841 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1435	$4,500	$3.14	26d	1	0.46mi
9785 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1172	$3,600	$3.07	20d	1	0.46mi
9785 Ridgecreek Rd Boca Raton, FL	2.0	2.0	1172	$3,450	$2.94	6d	1	0.46mi
9975 Boca Gardens Trl Unit A Boca Raton, FL	3.0	2.0	1276	$3,300	$2.59	9d	1	0.48mi
18917 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,350	$2.96	26d	1	0.50mi
10780 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,500	$2.41	9d	1	0.59mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,800	$2.62	20d	1	0.61mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,600	$2.48	19d	1	0.61mi
9713 Boca Gardens Pkwy Unit D Boca Raton, FL	3.0	3.5	1325	$3,995	$3.02	16d	1	0.69mi
19287 Liberty Rd Boca Raton, FL	3.0	3.0	1327	$3,450	$2.60	12d	1	0.83mi
19287 Liberty Rd Boca Raton, FL	3.0	2.0	1327	$3,450	$2.60	26d	1	0.83mi
19287 Liberty Rd Boca Raton, FL	3.0	3.0	1327	$3,450	$2.60	7d	1	0.83mi
10875 Lake Front Pl Unit 10875 Boca Raton, FL	2.0	2.0	1204	$2,300	$1.91	26d	1	0.83mi
9448 Saddlebrook Dr Unit 9448 Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	26d	1	0.84mi
9448 Saddlebrook Dr Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	22d	1	0.84mi
18730 Stewart Cir #5 Boca Raton, FL	2.0	2.0	1227	$2,500	$2.04	26d	1	1.07mi
9104 Affirmed Ln Boca Raton, FL	3.0	2.0	1266	$3,215	$2.54	1d	1	1.17mi
19742 Carolina Cir Boca Raton, FL	3.0	3.0	1446	$3,106	$2.15	9d	1	1.18mi
9238 Vineland Ct Unit G Boca Raton, FL	3.0	2.0	1318	$3,100	$2.35	0d	1	1.18mi
9110 Fairbanks Ln #4 Boca Raton, FL	2.0	2.0	1227	$2,400	$1.96	26d	1	1.25mi
18595 Egret Way #18595 Boca Raton, FL	2.0	2.0	1000	$2,200	$2.20	26d	1	1.36mi
18890 Candlewick Dr Unit B Boca Raton, FL	2.0	2.0	1044	$2,600	$2.49	26d	1	1.38mi
18855 Candlewick Dr Boca Raton, FL	2.0	2.0	1022	$2,600	$2.54	26d	1	1.38mi
18765 Candlewick Dr Boca Raton, FL	2.0	2.0	863	$2,300	$2.67	26d	1	1.39mi
10084 Camelback Ln Boca Raton, FL	3.0	3.0	1475	$4,500	$3.05	1d	1	1.43mi
9426 Southampton Pl Boca Raton, FL	3.0	2.0	1336	$3,800	$2.84	26d	1	1.44mi

HOA detail

• Monthly dues: $380 · $4,560/yr

Listing history 30 events

1. 2026-06-21
   days on market $439,000 Active 71 DOM
2. 2026-06-18
   days on market $439,000 Active 68 DOM
3. 2026-06-17
   days on market $439,000 Active 67 DOM
4. 2026-06-16
   days on market $439,000 Active 66 DOM
5. 2026-06-15
   days on market $439,000 Active 65 DOM
6. 2026-06-13
   days on market $439,000 Active 63 DOM
7. 2026-06-09
   days on market $439,000 Active 59 DOM
8. 2026-06-08
   days on market $439,000 Active 58 DOM
9. 2026-06-07
   days on market $439,000 Active 57 DOM
10. 2026-06-04
    days on market $439,000 Active 54 DOM
11. 2026-06-03
    days on market $439,000 Active 53 DOM
12. 2026-06-02
    days on market $439,000 Active 52 DOM
13. 2026-06-01
    days on market $439,000 Active 51 DOM
14. 2026-05-31
    days on market $439,000 Active 50 DOM
15. 2026-05-23
    status Active
16. 2026-05-02
    status Active
17. 2026-04-08
    historical Active Under Contract
18. 2026-03-23
    listed $439,000 Active
19. 2024-02-08
    soldstatus $395,000
20. 2024-01-30
    soldstatus $395 Closed 339-char remark

    Show marketing remark (339 chars)

    BEAUTIFULLY UPDATED, FULLY FURNISHED, TWO BEDROOM, TWO BATH LAKEFRONT VILLA IN WEST BOCA RATON, NEAR SHOPPING, ENTERTAINMENT, A RATED SCHOOLS, CONVENIENT TO EVERYTHING! ENJOY A TRANQUIL SUNSET WITH A BEAUTIFUL LAKE VIEW IN THIS ALL AGE COMMUNITY, PETS ARE ALLOWED, EXTRA PARKING IS AVAILABLE, THE VILLA IS NEAR THE RECREATIONAL FACILITY.

21. 2023-12-09
    historical Active Under Contract 339-char remark

    Show marketing remark (339 chars)

    BEAUTIFULLY UPDATED, FULLY FURNISHED, TWO BEDROOM, TWO BATH LAKEFRONT VILLA IN WEST BOCA RATON, NEAR SHOPPING, ENTERTAINMENT, A RATED SCHOOLS, CONVENIENT TO EVERYTHING! ENJOY A TRANQUIL SUNSET WITH A BEAUTIFUL LAKE VIEW IN THIS ALL AGE COMMUNITY, PETS ARE ALLOWED, EXTRA PARKING IS AVAILABLE, THE VILLA IS NEAR THE RECREATIONAL FACILITY.

22. 2023-11-06
    listed $420,000 Active 339-char remark

    Show marketing remark (339 chars)

    BEAUTIFULLY UPDATED, FULLY FURNISHED, TWO BEDROOM, TWO BATH LAKEFRONT VILLA IN WEST BOCA RATON, NEAR SHOPPING, ENTERTAINMENT, A RATED SCHOOLS, CONVENIENT TO EVERYTHING! ENJOY A TRANQUIL SUNSET WITH A BEAUTIFUL LAKE VIEW IN THIS ALL AGE COMMUNITY, PETS ARE ALLOWED, EXTRA PARKING IS AVAILABLE, THE VILLA IS NEAR THE RECREATIONAL FACILITY.

23. 2017-12-14
    historical
24. 2017-11-02
    listed $289,000 Active
25. 2013-02-04
    soldstatus $129,500
26. 2013-01-29
    soldstatus $129,500
27. 2012-12-17
    historical
28. 2012-12-01
    listed $144,900
29. 1988-06-08
    soldstatus $75,900
30. 1988-06-01
    soldstatus $75,900

ⓘ 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: $5,575 · $465/mo
• Projected year-2 tax: $5,575 · $465/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 3/10 Moderate
• 🌡 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: $44,141
• − Mortgage interest: −$24,591
• − Property taxes: −$5,575
• − Insurance: −$2,195
• − Repairs & maintenance: −$3,531
• − Management: −$3,531
• − HOA: −$4,560
• − Depreciation: −$12,771
• Taxable loss: −$12,614
• Est. tax savings @ 24.0%: +$3,027
• After-tax cash flow: $-2,058/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): 16,853
• Household income: $146,765
• Rent vs Own: 5.3% rent · 94.7% own
• Severe rent burden: 65.0

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 20% Two or more races 16% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 2% Cuban 6%
• Common ancestry: Romanian 17% Scotch-Irish 6% Italian 3%
• Foreign-born: 28% · Canada, Dominican Republic, China
• Languages at home: 72% English-only · Spanish 12% Other Indo-European 6% Russian/Polish/Slavic 5%

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: ▲ 4.68%
• Current HPI: 325.4026
• Rent YoY: —
• 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

+478.4% since first listed

16 events — show timeline

• 2026-05-23 Relisted — MARMLS
• 2026-05-02 Relisted — MARMLS
• 2026-04-08 Contingent — MARMLS
• 2026-03-23 Listed $439,000 MARMLS
• 2024-02-08 Sold (Public Records) $395,000 Public Records
• 2024-01-30 Sold (MLS) $395 Beaches MLS
• 2023-12-09 Contingent — Beaches MLS
• 2023-11-06 Listed $420,000 Beaches MLS
• 2017-12-14 Listing Removed — Beaches MLS
• 2017-11-02 Listed $289,000 Beaches MLS
• 2013-02-04 Sold (Public Records) $129,500 Public Records
• 2013-01-29 Sold (MLS) $129,500 Beaches MLS
• 2012-12-17 Listing Removed — Beaches MLS
• 2012-12-01 Listed $144,900 Beaches MLS
• 1988-06-08 Sold (Public Records) $75,900 Public Records
• 1988-06-01 Sold (Public Records) $75,900 Public Records

Property tax history

+13.4%/yr

Latest (2025): $5,575 · +13.7% YoY. Source: county tax records.