18824 Candlewick Dr · Boca Raton, FL 33496

$299,000

2 bd · 2.0 ba · 1,044 sqft · Condo public records · 38 Days on market

Built 1983 $598/mo HOA · 24% 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 +5.7/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0

Listing remarks

Carefree living awaits in this beautifully remodeled corner unit! Highlights include impact windows & doors, a new electric panel, a 2022 roof, newer AC & water heater, a kitchen with plenty of storage, brand-new stainless steel appliances, quartz countertops & sleek cabinetry. Modern laminate flooring, custom blinds, & energy-efficient LED lighting complete the look. Enjoy the enclosed, air-conditioned patio for added living space, plus a large screened-in patio perfect for breezy Florida evenings. With generous closets & ample storage, this home has it all. Located in an active 55+ gated community, you'll love the resort-style amenities—tennis, picklebal

Key facts

• $598 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Community amenities include clubhouse, fitness center, pool (heated), spa/hot tub, sauna, tennis courts, pickleball and shuffleboard courts, basketball and handball courts, billiard and game rooms, library, jogging path, picnic area, street lights, manager on site, internet included, recreation facilities and maintenance
• Financial info: Not a land-lease property; Community contains 332 units; Pets not allowed
• HOA & community: Association: Greenleaf at Whisper Walk Section A / Whisper Walk Association Inc.; Quarterly association fees; Association covers cable TV, internet, insurance, water, sewer, trash, grounds maintenance, common areas, pool service and recreation facilities; On-site manager; Gated community; Maintained community with multiple recreation amenities

Exterior

• Parking: Deeded open parking with driveway; Concrete surfaces; 2 parking spaces
• Security: Security gate; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Condominium; One-story; Entry at level 1; Faces east; Resale property; Accessible central living area
• Construction: Built with CBS construction; Composition shingle roof
• Exterior features: Screened patio; Open porch; Patio; Corner lot; Paved road

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Electric cooktop; Microwave; Refrigerator; Electric water heater (owned)
• Bedrooms: 2 bedrooms on the main level; Accessible bedroom
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Built-in features; Entrance foyer; High ceilings; Walk-in closet(s); Split bedroom layout; Blinds and sliding windows; Negotiable furnishings
• Laundry & utility: Laundry closet with inside washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $-617 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (36.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (17.0% below list).
• Recommended offer: $190k (36.4% 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: 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: Whispering Pines Elementary School (math 62% / reading 69%, grade B+, #500 of 2,144 statewide, top 24%, 1,015 students, 25% FRL); Omni Middle School (math 66% / reading 66%, grade A-, #93 of 571 statewide, top 16%, 1,128 students, 29% 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 28% FRL vs 52% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 63% at this address vs 50% district-wide (+14 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 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 38 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $299k implies a 360% gain — meaningful room to come down on a strong offer.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,038 (36.4% 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 38 days. Have you received any prior offers? Is the seller open to a 36% 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. 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?
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 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: 0.83% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.84%
• DSCR: 0.61
• GRM: 10.0

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: 17.9%
• Equity multiple: 2.46×
• Total profit: $122,199
• Equity at exit: $269,363

10-year hold

• IRR: 16.6%
• Equity multiple: 5.64×
• Total profit: $388,072
• Equity at exit: $580,891

Cash invested: $83,720 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,481 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$286 /mo · $3,433/yr
• Insurance: −$125
• HOA: −$598
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-617

Break-even live

Break-even rent $3,262

Max offer price $190,038

Occupancy floor —

Sensitivity live

Price	-10% $-448	-5% $-532	+0% $-617	+5% $-701	+10% $-786
Rent	-10% $-813	-5% $-715	+0% $-617	+5% $-519	+10% $-421
Rate	-1.0pp $-466	-0.5pp $-541	base $-617	+0.5pp $-694	+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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18890 Candlewick Dr Unit B Boca Raton, FL	2.0	2.0	1044	$2,600	$2.49	25d	1	0.03mi
18855 Candlewick Dr Boca Raton, FL	2.0	2.0	1022	$2,600	$2.54	25d	1	0.03mi
18765 Candlewick Dr Boca Raton, FL	2.0	2.0	863	$2,300	$2.67	25d	1	0.03mi
18595 Egret Way #18595 Boca Raton, FL	2.0	2.0	1000	$2,200	$2.20	25d	1	0.11mi
9110 Fairbanks Ln #4 Boca Raton, FL	2.0	2.0	1227	$2,400	$1.96	25d	1	0.28mi
18730 Stewart Cir #5 Boca Raton, FL	2.0	2.0	1227	$2,500	$2.04	25d	1	0.29mi
9708 Erica Ct Boca Raton, FL	2.0	2.0	1410	$4,800	$3.40	25d	1	0.34mi
8664 Jasmine Way Boca Raton, FL	2.0	2.0	1162	$1,795	$1.54	25d	1	0.36mi
9104 Affirmed Ln Boca Raton, FL	3.0	2.0	1266	$3,215	$2.54	0d	1	0.39mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	25d	1	0.43mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	15d	1	0.43mi
169 Suffolk F Unit F Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	0d	1	0.44mi
68 Suffolk F Unit 68 Boca Raton, FL	1.0	1.5	720	$2,750	$3.82	25d	1	0.44mi
209 Suffolk F Unit F Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	25d	1	0.44mi
171 Suffolk F #171 Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	11d	1	0.44mi
250 Suffolk F #250 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	3d	1	0.44mi
4007 Yarmouth a Boca Raton, FL	2.0	2.0	1132	$2,200	$1.94	25d	1	0.47mi
1072 Yarmouth E #1072 Boca Raton, FL	1.0	1.5	738	$1,950	$2.64	25d	1	0.48mi
4067 Yarmouth D Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	4d	1	0.50mi
3057 Yarmouth C Boca Raton, FL	2.0	2.0	916	$2,450	$2.67	0d	1	0.55mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	3d	1	0.57mi
204 Preston Way #204 Boca Raton, FL	1.0	1.0	810	$1,500	$1.85	2d	1	0.57mi
74 Preston Way Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	22d	1	0.57mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	25d	1	0.57mi
74 Preston Way Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	25d	1	0.57mi
3049 Wolverton E Unit 3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	8d	1	0.59mi
4049 Wolverton C Unit C Boca Raton, FL	2.0	2.0	896	$2,500	$2.79	2d	1	0.61mi
9448 Saddlebrook Dr Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	21d	1	0.62mi
9448 Saddlebrook Dr Unit 9448 Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	25d	1	0.62mi
3049 Wolverton C #3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	8d	1	0.67mi
8146 Windgate Dr Boca Raton, FL	2.0	2.0	1310	$5,000	$3.82	25d	1	0.68mi
162 Preston D Boca Raton, FL	1.0	1.0	810	$1,495	$1.85	25d	1	0.68mi
351 Mansfield Dr #351 Boca Raton, FL	2.0	1.5	840	$2,300	$2.74	25d	1	0.68mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	25d	1	0.68mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,700	$1.90	8d	1	0.68mi
84 Mansfield Dr Unit 84 Boca Raton, FL	2.0	1.5	840	$1,583	$1.88	25d	1	0.70mi
392 Mansfield I Unit I Boca Raton, FL	2.0	1.5	840	$1,850	$2.20	25d	1	0.70mi
543 Mansfield M #543 Boca Raton, FL	2.0	1.5	835	$1,890	$2.26	25d	1	0.70mi
588 Mansfield M Unit M Boca Raton, FL	2.0	1.5	835	$1,475	$1.77	25d	1	0.70mi
9 Mansfield B #9 Boca Raton, FL	1.0	1.5	810	$1,400	$1.73	25d	1	0.70mi

HOA detail condo

• Monthly dues: $598 · $7,176/yr
• Likely covers: waterelectricsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-07
   status $299,000 Pending 38 DOM
2. 2026-06-04
   days on market $299,000 Active Under Contract 38 DOM
3. 2026-06-03
   days on market $299,000 Active Under Contract 37 DOM
4. 2026-06-02
   days on market $299,000 Active Under Contract 36 DOM
5. 2026-06-01
   days on market $299,000 Active Under Contract 35 DOM
6. 2026-05-31
   days on market $299,000 Active Under Contract 34 DOM
7. 2026-05-18
   historical Active Under Contract
8. 2026-04-27
   listed $299,000 Active
9. 2013-01-07
   soldstatus $65,000
10. 1983-08-01
    soldstatus $60,000

ⓘ 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: $3,433 · $286/mo
• Projected year-2 tax: $3,433 · $286/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 1/10 Low
• 🌡 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: $29,770
• − Mortgage interest: −$16,749
• − Property taxes: −$3,433
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − HOA: −$7,176
• − Depreciation: −$8,698
• Taxable loss: −$12,544
• Est. tax savings @ 24.0%: +$3,011
• After-tax cash flow: $-4,391/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

+398.3% since first listed

4 events — show timeline

• 2026-05-18 Contingent — Beaches MLS
• 2026-04-27 Listed $299,000 Beaches MLS
• 2013-01-07 Sold (Public Records) $65,000 Public Records
• 1983-08-01 Sold (Public Records) $60,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $3,433 · +3.3% YoY. Source: county tax records.