9963 Baywater Dr · Boca Raton, FL 33496

$499,900

3 bd · 2.0 ba · 1,132 sqft · SingleFamily public records · 98 Days on market

Built 1985 9,762 sqft lot $200/mo HOA · 6% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Make this lovely 3BD/2BA property your new home. Interior offers a pleasant & open layout. Extra Large & private fenced-in yard with screen patio. New sprinkler system. New appliances. New AC and nest thermostat. New washer dryer. Boca Landings community provides internet and cable as well as pool, playground, basketball, pickleball and tennis. A-rated schools in great location.

Key facts

• Pickle ball courts
• Generous patio
• Massive backyard

Tags

• STAINLESS STEEL APPLIANCES
• GENEROUS PATIO
• MASSIVE BACKYARD
• HEATED POOL
• TENNIS COURTS
• PICKLE BALL COURTS

Property features AI

Finance

• HOA & community: Homeowners association; Monthly HOA fee of $200; Community clubhouse; Community pool; Tennis courts

Exterior

• Parking: Attached garage; Driveway; 1 covered garage space
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces south; Resale property
• Construction: Block construction; Shingle roof
• Exterior features: Patio; Room for pool; Community pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Converted garage
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; Entrance foyer; Main-level primary bedroom; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-796 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $359k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $346k (30.8% below list).
• Recommended offer: $346k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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: 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); 330 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 36% of the median local income ($115k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $50k 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 ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($455k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $346,133 (30.8% 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 98 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.83%
• DSCR: 0.70
• GRM: 12.0

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: 19.3%
• Equity multiple: 2.57×
• Total profit: $219,245
• Equity at exit: $450,350

10-year hold

• IRR: 17.6%
• Equity multiple: 5.87×
• Total profit: $681,020
• Equity at exit: $971,196

Cash invested: $139,972 (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 33496

• Home prices YoY: 3.5%
• Rents YoY: 2.3%
• Active inventory: 330
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $3,461 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$501 /mo · $6,013/yr
• Insurance: −$208
• HOA: −$200
• Vacancy / Maint / Mgmt: −$727
• Net cashflow: $-796

Break-even live

Break-even rent $4,469

Max offer price $359,204

Occupancy floor —

Sensitivity live

Price	-10% $-513	-5% $-655	+0% $-796	+5% $-938	+10% $-1,079
Rent	-10% $-1,070	-5% $-933	+0% $-796	+5% $-660	+10% $-523
Rate	-1.0pp $-545	-0.5pp $-669	base $-796	+0.5pp $-926	+1.0pp $-1,058

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,500	$3.09	5d	1	0.07mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,400	$3.00	5d	1	0.07mi
9785 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1172	$3,600	$3.07	20d	1	0.16mi
9785 Ridgecreek Rd Boca Raton, FL	2.0	2.0	1172	$3,450	$2.94	6d	1	0.16mi
9850 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1364	$3,600	$2.64	25d	1	0.18mi
18917 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,350	$2.96	25d	1	0.19mi
9841 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1435	$4,500	$3.14	25d	1	0.21mi
9732 Saddlebrook Dr Boca Raton, FL	4.0	2.0	1388	$3,235	$2.33	12d	1	0.44mi
9975 Boca Gardens Trl Unit A Boca Raton, FL	3.0	2.0	1276	$3,300	$2.59	9d	1	0.48mi
9713 Boca Gardens Pkwy Unit D Boca Raton, FL	3.0	3.5	1325	$3,995	$3.02	16d	1	0.58mi
19287 Liberty Rd Boca Raton, FL	3.0	3.0	1327	$3,450	$2.60	6d	1	0.61mi
19287 Liberty Rd Boca Raton, FL	3.0	2.0	1327	$3,450	$2.60	25d	1	0.61mi
19287 Liberty Rd Boca Raton, FL	3.0	3.0	1327	$3,450	$2.60	12d	1	0.61mi
9448 Saddlebrook Dr Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	22d	1	0.61mi
9448 Saddlebrook Dr Unit 9448 Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	25d	1	0.61mi
18730 Stewart Cir #5 Boca Raton, FL	2.0	2.0	1227	$2,500	$2.04	25d	1	0.76mi
9104 Affirmed Ln Boca Raton, FL	3.0	2.0	1266	$3,215	$2.54	0d	1	0.92mi
9110 Fairbanks Ln #4 Boca Raton, FL	2.0	2.0	1227	$2,400	$1.96	25d	1	0.92mi
10780 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,500	$2.41	9d	1	0.93mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,800	$2.62	19d	1	0.94mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,600	$2.48	18d	1	0.94mi
19742 Carolina Cir Boca Raton, FL	3.0	3.0	1446	$3,106	$2.15	9d	1	0.97mi
9238 Vineland Ct Unit G Boca Raton, FL	3.0	2.0	1318	$3,100	$2.35	0d	1	0.99mi
18595 Egret Way #18595 Boca Raton, FL	2.0	2.0	1000	$2,200	$2.20	25d	1	1.06mi
18890 Candlewick Dr Unit B Boca Raton, FL	2.0	2.0	1044	$2,600	$2.49	25d	1	1.07mi
18855 Candlewick Dr Boca Raton, FL	2.0	2.0	1022	$2,600	$2.54	25d	1	1.07mi
18765 Candlewick Dr Boca Raton, FL	2.0	2.0	863	$2,300	$2.67	25d	1	1.08mi
9426 Southampton Pl Boca Raton, FL	3.0	2.0	1336	$3,800	$2.84	25d	1	1.15mi
10875 Lake Front Pl Unit 10875 Boca Raton, FL	2.0	2.0	1204	$2,300	$1.91	25d	1	1.16mi
4007 Yarmouth a Boca Raton, FL	2.0	2.0	1132	$2,200	$1.94	25d	1	1.20mi
9708 Erica Ct Boca Raton, FL	2.0	2.0	1410	$4,800	$3.40	25d	1	1.24mi
3057 Yarmouth C Boca Raton, FL	2.0	2.0	916	$2,450	$2.67	0d	1	1.28mi
10084 Camelback Ln Boca Raton, FL	3.0	3.0	1475	$4,500	$3.05	0d	1	1.30mi
169 Suffolk F Unit F Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	0d	1	1.33mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	25d	1	1.37mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	16d	1	1.37mi
8664 Jasmine Way Boca Raton, FL	2.0	2.0	1162	$1,795	$1.54	25d	1	1.40mi
4067 Ainslie Dr #4067 Boca Raton, FL	2.0	1.5	861	$1,815	$2.11	25d	1	1.40mi
3049 Wolverton E Unit 3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	9d	1	1.40mi
4049 Wolverton C Unit C Boca Raton, FL	2.0	2.0	896	$2,500	$2.79	3d	1	1.42mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: internetcablepool

Listing history 29 events

1. 2026-06-21
   days on market $499,900 Active 98 DOM
2. 2026-06-18
   days on market $499,900 Active 95 DOM
3. 2026-06-17
   days on market $499,900 Active 94 DOM
4. 2026-06-16
   days on market $499,900 Active 93 DOM
5. 2026-06-15
   days on market $499,900 Active 92 DOM
6. 2026-06-13
   days on market $499,900 Active 90 DOM
7. 2026-06-09
   days on market $499,900 Active 86 DOM
8. 2026-06-08
   days on market $499,900 Active 85 DOM
9. 2026-06-07
   days on market $499,900 Active 84 DOM
10. 2026-06-04
    days on market $499,900 Active 81 DOM
11. 2026-06-03
    days on market $499,900 Active 80 DOM
12. 2026-06-02
    days on market $499,900 Active 79 DOM
13. 2026-06-01
    days on market $499,900 Active 78 DOM
14. 2026-05-31
    days on market $499,900 Active 77 DOM
15. 2026-03-15
    listed $499,900 Active
16. 2022-11-07
    soldstatus $480,000
17. 2022-10-26
    soldstatus $480,000 Closed 393-char remark

    Show marketing remark (393 chars)

    Make this lovely 3BD/2BA property your new home. Interior offers a pleasant & open layout. Extra Large & private fenced-in yard with screen patio. New sprinkler system. New appliances. New AC and nest thermostat. New washer dryer. Boca Landings community provides internet and cable as well as pool, playground, basketball, pickleball and tennis. A-rated schools in great location.

18. 2022-09-25
    historical Active Under Contract 393-char remark

    Show marketing remark (393 chars)

    Make this lovely 3BD/2BA property your new home. Interior offers a pleasant & open layout. Extra Large & private fenced-in yard with screen patio. New sprinkler system. New appliances. New AC and nest thermostat. New washer dryer. Boca Landings community provides internet and cable as well as pool, playground, basketball, pickleball and tennis. A-rated schools in great location.

19. 2022-09-15
    listed $459,000 Active 393-char remark

    Show marketing remark (393 chars)

    Make this lovely 3BD/2BA property your new home. Interior offers a pleasant & open layout. Extra Large & private fenced-in yard with screen patio. New sprinkler system. New appliances. New AC and nest thermostat. New washer dryer. Boca Landings community provides internet and cable as well as pool, playground, basketball, pickleball and tennis. A-rated schools in great location.

20. 2022-04-24
    price $5,000
21. 2021-12-14
    soldstatus $364,000
22. 2021-12-07
    soldstatus $364,000 Closed 55-char remark

    Show marketing remark (55 chars)

    This Boca Raton one-story home offers a one-car garage.

23. 2021-10-11
    status Pending 55-char remark

    Show marketing remark (55 chars)

    This Boca Raton one-story home offers a one-car garage.

24. 2021-10-05
    soldstatus $374,500
25. 2021-09-20
    listed $401,000 Active 55-char remark

    Show marketing remark (55 chars)

    This Boca Raton one-story home offers a one-car garage.

26. 1999-11-10
    soldstatus $102,500
27. 1999-11-03
    soldstatus $102,500
28. 1999-09-11
    historical
29. 1999-06-06
    listed $109,500

ⓘ 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: $6,013 · $501/mo
• Projected year-2 tax: $6,013 · $501/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 24 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: $41,536
• − Mortgage interest: −$28,002
• − Property taxes: −$6,013
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,323
• − Management: −$3,323
• − HOA: −$2,400
• − Depreciation: −$14,543
• Taxable loss: −$18,567
• Est. tax savings @ 24.0%: +$4,456
• After-tax cash flow: $-5,101/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

+356.5% since first listed

15 events — show timeline

• 2026-03-15 Listed $499,900 MARMLS
• 2022-11-07 Sold (Public Records) $480,000 Public Records
• 2022-10-26 Sold (MLS) $480,000 Beaches MLS
• 2022-09-25 Contingent — Beaches MLS
• 2022-09-15 Listed $459,000 Beaches MLS
• 2022-04-24 Price Changed $5,000 RENT.
• 2021-12-14 Sold (Public Records) $364,000 Public Records
• 2021-12-07 Sold (MLS) $364,000 Beaches MLS
• 2021-10-11 Pending — Beaches MLS
• 2021-10-05 Sold (Public Records) $374,500 Public Records
• 2021-09-20 Listed $401,000 Beaches MLS
• 1999-11-10 Sold (Public Records) $102,500 Public Records
• 1999-11-03 Sold (MLS) $102,500 Beaches MLS
• 1999-09-11 Listing Removed — Beaches MLS
• 1999-06-06 Listed $109,500 Beaches MLS

Property tax history

+10.1%/yr

Latest (2025): $6,013 · -0.8% YoY. Source: county tax records.