7380 Clunie Pl #13006 · Boca Raton, FL 33446

$349,900

3 bd · 3.0 ba · 2,025 sqft · Condo public records · 12 Days on market

Built 1990 $721/mo HOA · 16% of rent

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Why this score? — see what drove the C+ 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 +21.8/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

GREAT BEN HOGAN 3 BEDROOM/3 BATH IN NEWEST SECTION. WALK TO CLUB AND ATLANTIC. NEW AC AND NEW CARPET. MUST SEE!

Key facts

• Pickleball courts
• Tennis courts
• Golf course views

Tags

• OVERLOOKING A LONG LAKE
• GOLF COURSE VIEWS
• TENNIS COURTS
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Cap rate 8.2% 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: 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: Orchard View Elementary School (math 48% / reading 47%, grade D, #1,182 of 2,144 statewide, top 55%, 596 students, 76% 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 at 50% FRL track the district average.
• Market conditions: Rents flat; 577 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $4,440/mo this rent would consume 66% of the median local household income ($80k/yr) (locally 494% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.7% appreciation + 0.5% rent growth), your $98k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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 $300k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $349,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.69% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.26×
• Total profit: $25,378
• Equity at exit: $113,782

10-year hold

• IRR: 8.0%
• Equity multiple: 1.87×
• Total profit: $85,164
• Equity at exit: $146,916

Cash invested: $97,972 (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 33446

• Home prices YoY: 0.3%
• Rents YoY: 0.5%
• Active inventory: 577
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $4,440 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$263 /mo · $3,154/yr
• Insurance: −$146
• HOA: −$721
• Vacancy / Maint / Mgmt: −$933
• Net cashflow: $543

Break-even live

Break-even rent $3,753

Max offer price $349,900

Occupancy floor 83%

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15694 Loch Maree Ln #5903 Delray Beach, FL	2.0	2.0	1705	$9,000	$5.28	15d	1	0.33mi
15711 Loch Maree Ln #4702 Delray Beach, FL	2.0	2.0	1688	$10,000	$5.92	24d	1	0.39mi
15845 Vivanco St Delray Beach, FL	3.0	2.5	2149	$4,000	$1.86	24d	1	0.40mi
15426 Fiorenza Cir Delray Beach, FL	2.0	2.0	1883	$3,750	$1.99	8d	1	0.41mi
15323 Fiorenza Cir Delray Beach, FL	2.0	2.0	2057	$6,000	$2.92	24d	1	0.41mi
16032 Lomond Hills Trl #152 Delray Beach, FL	2.0	2.0	1415	$10,000	$7.07	21d	1	0.42mi
7512 Eagle Point Dr Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	4d	1	0.64mi
7512 Eagle Point Dr Unit 7512 Delray Beach, FL	3.0	2.0	1463	$4,000	$2.73	19d	1	0.64mi
7657 Lexington Club Blvd Delray Beach, FL	3.0	2.0	1645	$4,500	$2.74	24d	1	0.66mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	12d	1	0.99mi
15018 Three Ponds Trl Delray Beach, FL	3.0	2.0	1703	$4,150	$2.44	24d	1	0.99mi
14856 Barletta Way Delray Beach, FL	2.0	2.0	1406	$3,200	$2.28	24d	1	1.15mi
16089 Poppyseed Cir #2006 Delray Beach, FL	3.0	2.5	1652	$3,200	$1.94	24d	1	1.25mi
14624 Three Ponds Trl Delray Beach, FL	3.0	2.0	1411	$3,250	$2.30	18d	1	1.30mi
6197 Caladium Rd Delray Beach, FL	2.0	2.0	1427	$4,000	$2.80	24d	1	1.31mi
16129 Poppyseed Cir #1603 Delray Beach, FL	3.0	2.5	1652	$3,250	$1.97	3d	1	1.35mi
16129 Poppyseed Cir #1603 Delray Beach, FL	3.0	2.5	1652	$3,350	$2.03	21d	1	1.35mi
6077 Lake Hibiscus Dr Unit 6077 Delray Beach, FL	3.0	2.0	1570	$3,200	$2.04	19d	1	1.45mi
6550 Country Wood Way Delray Beach, FL	3.0	2.0	1408	$4,000	$2.84	24d	1	1.46mi
6550 Country Wood Way Delray Beach, FL	3.0	2.0	1408	$4,000	$2.84	5d	1	1.46mi
6108 Petunia Rd Delray Beach, FL	2.0	2.0	1532	$4,500	$2.94	24d	1	1.46mi

HOA detail condo

• Monthly dues: $721 · $8,652/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-03-11
   status Pending
2. 2026-03-08
   status Pending
3. 2026-02-24
   listed $349,900 Active
4. 2025-12-27
   historical $8,000
5. 2025-05-25
   listed $8,000
6. 2006-03-08
   soldstatus $300,000
7. 2006-02-28
   soldstatus $300,000 111-char remark

   Show marketing remark (111 chars)

   GREAT BEN HOGAN 3 BEDROOM/3 BATH IN NEWEST SECTION. WALK TO CLUB AND ATLANTIC. NEW AC AND NEW CARPET. MUST SEE!

8. 2006-02-01
   historical 111-char remark

   Show marketing remark (111 chars)

   GREAT BEN HOGAN 3 BEDROOM/3 BATH IN NEWEST SECTION. WALK TO CLUB AND ATLANTIC. NEW AC AND NEW CARPET. MUST SEE!

9. 2006-01-03
   listed $325,000 111-char remark

   Show marketing remark (111 chars)

   GREAT BEN HOGAN 3 BEDROOM/3 BATH IN NEWEST SECTION. WALK TO CLUB AND ATLANTIC. NEW AC AND NEW CARPET. MUST SEE!

10. 1997-08-01
    soldstatus $142,000

ⓘ 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: $3,154 · $263/mo
• Projected year-2 tax: $3,154 · $263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $53,286
• − Mortgage interest: −$19,600
• − Property taxes: −$3,154
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,263
• − Management: −$4,263
• − HOA: −$8,652
• − Depreciation: −$10,179
• Taxable income: $1,426
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $6,180/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: 123,167
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 28,431
• Household income: $80,187
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 494.0

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 13% Two or more races 9% Black 4%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 9% Scotch-Irish 9% Italian 2%
• Foreign-born: 20% · Canada, Jamaica, Guatemala
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 2% 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: ▲ 0.69%
• Current HPI: 242.5138
• Rent YoY: ▲ 0.51%
• 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

+146.4% since first listed

10 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2026-03-08 Pending — Beaches MLS
• 2026-02-24 Listed $349,900 Beaches MLS
• 2025-12-27 Rental Removed $8,000 RMLSFL
• 2025-05-25 Listed for Rent $8,000 RMLSFL
• 2006-03-08 Sold (Public Records) $300,000 Public Records
• 2006-02-28 Sold (MLS) $300,000 Beaches MLS
• 2006-02-01 Listing Removed — Beaches MLS
• 2006-01-03 Listed $325,000 Beaches MLS
• 1997-08-01 Sold (Public Records) $142,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $3,154 · -1.3% YoY. Source: county tax records.