3111 Clint Moore Rd #104 · Boca Raton, FL 33496

$324,900

2 bd · 2.0 ba · 1,035 sqft · Condo public records · 42 Days on market

Built 1991

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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 +4.7/30.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Updated first floor unit with split bedrooms, luxury vinyl floors, screened in patio, laundry inside, granite countertops, stainless steel appliances and so much more. Desirable Bocar is centrally located has a manned gate, all ages welcome, resort style amenities, including pool, spa, clubhouse, tennis, gardens, green space, fitness, and manager on site and nice grounds. A-rated schools, close to shopping and houses of worship.

Key facts

• Garage
• Pool
• Built 1991

Property features AI

Finance

• HOA & community: Building fitness center

Exterior

• Parking: Garage available
• Security: Doorman in the building
• Home design: Condo; Building name: BOCAR
• Construction: Building has two floors; Total of 16 units in the building
• Exterior features: Private patio; Community pool

Interior

• Kitchen: Dishwasher
• Bedrooms: Two bedrooms
• Bathrooms: Two bathrooms
• Heating & cooling: Air conditioning
• Interior features: Four rooms in the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $-803 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (10.6% below list).
• Recommended offer: $291k (10.6% below list) — sets the bar for 1% rule.

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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($115k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $290,518 (10.6% 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 42 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 3.33%
• Cash-on-cash: -10.60%
• DSCR: 0.53
• GRM: 9.3

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: 16.7%
• Equity multiple: 2.37×
• Total profit: $124,357
• Equity at exit: $292,696

10-year hold

• IRR: 15.8%
• Equity multiple: 5.44×
• Total profit: $403,617
• Equity at exit: $631,209

Cash invested: $90,972 (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: 324
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,905 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,874/yr
• Insurance: −$135
• HOA est. from 1 same-building comp: −$853
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $-803

Break-even live

Break-even rent $3,922

Max offer price $208,673

Occupancy floor —

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3151 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1497	$3,145	$2.10	24d	1	0.03mi
3111 Clint Moore Rd #203 Boca Raton, FL	2.0	2.0	997	$2,950	$2.96	4d	1	0.03mi
3113 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1268	$3,100	$2.44	7d	1	0.03mi
3113 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1268	$3,200	$2.52	20d	1	0.03mi
3131 Clint Moore Rd #107 Boca Raton, FL	2.0	2.0	1102	$3,000	$2.72	3d	1	0.03mi
3131 Clint Moore Rd #107 Boca Raton, FL	2.0	2.0	1102	$3,000	$2.72	15d	1	0.03mi
3133 Clint Moore Rd #101 Boca Raton, FL	2.0	2.0	1102	$2,700	$2.45	7d	1	0.05mi
3133 Clint Moore Rd #101 Boca Raton, FL	2.0	2.0	1102	$2,700	$2.45	15d	1	0.05mi
3143 Clint Moore Rd #105 Boca Raton, FL	3.0	2.0	1497	$3,250	$2.17	24d	1	0.08mi
3153 Clint Moore Rd #108 Boca Raton, FL	2.0	2.0	1303	$2,600	$2.00	24d	1	0.11mi
3209 Clint Moore Rd #202 Boca Raton, FL	2.0	2.0	1102	$2,600	$2.36	24d	1	0.15mi
3299 Clint Moore Rd #202 Boca Raton, FL	2.0	2.0	1261	$2,300	$1.82	5d	1	0.29mi
3299 Clint Moore Rd Boca Raton, FL	2.0	2.0	1261	$2,348	$1.86	22d	2	0.29mi
3299 Clint Moore Rd Boca Raton, FL	2.0	2.0	1261	$2,300	$1.82	17d	1	0.29mi
19550 Sawgrass Dr #2102 Boca Raton, FL	2.0	2.0	1460	$5,500	$3.77	24d	1	1.41mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-05-31
   days on market $324,900 Coming Soon 42 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,862
• − Mortgage interest: −$18,199
• − Property taxes: −$4,874
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,789
• − Management: −$2,789
• − HOA: −$10,236
• − Depreciation: −$9,452
• Taxable loss: −$15,101
• Est. tax savings @ 24.0%: +$3,624
• After-tax cash flow: $-6,014/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

• Census place: Boca Raton, FL
• 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