66 Brighton · Boca Raton, FL 33434

$90,000

2 bd · 1.5 ba · 840 sqft · Condo public records · 34 Days on market

Built 1979 $431/mo HOA · 22% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner Lake view unit. Furnished 2 Bedroom 1 Full Bath and a 1/2 Bath. Large eat-in Kitchen and Living Room. Great lake view from Patio.

Key facts

• $431 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Senior community
• Financial info: No pets allowed
• HOA & community: Community has an association; Monthly HOA fee; Association amenities include elevator(s), hot water, storage, gated entry, maintenance of grounds and common areas, common real estate tax, roof repairs, recreation facility, pool service, cable

Exterior

• Parking: Assigned parking (1 space); No carport
• Security: Gated community with guard; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium; Resale condition; Three-story building; Entry on level 2; Faces west; Accessible elevator installed
• Construction: Stucco and CBS construction; Shingle roof
• Exterior features: Screened patio; Patio; Waterfront property (no waterfront features specified)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closets; Stacked bedroom layout
• Laundry & utility: Unfurnished (no washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

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); 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 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 (+1.8%/yr); 418 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); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $90k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 2.18% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.77%
• DSCR: 1.92
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.44×
• Total profit: $11,209
• Equity at exit: $13,419

10-year hold

• IRR: 19.2%
• Equity multiple: 2.49×
• Total profit: $37,587
• Equity at exit: $7,782

Cash invested: $25,200 (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 33434

• Rents YoY: 1.8%
• Active inventory: 418
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,959 high
• Mortgage (P&I): −$472
• Tax from tax record: −$171 /mo · $2,055/yr
• Insurance: −$38
• HOA: −$431
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $436

Break-even live

Break-even rent $1,407

Max offer price $90,000

Occupancy floor 73%

Sensitivity live

Price	-10% $487	-5% $462	+0% $436	+5% $411	+10% $385
Rent	-10% $281	-5% $359	+0% $436	+5% $514	+10% $591
Rate	-1.0pp $482	-0.5pp $459	base $436	+0.5pp $413	+1.0pp $389

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Brighton Dr Unit 117 Boca Raton, FL	2.0	1.5	840	$2,500	$2.98	24d	1	0.13mi
22 Brighton Dr Unit 22 Boca Raton, FL	1.0	1.0	600	$1,300	$2.17	8d	1	0.16mi
156 Brighton Dr Unit 156 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	24d	1	0.18mi
251 Brighton Dr Unit 251 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	8d	1	0.18mi
251 Brighton F Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.19mi
314 Brighton H Unit H Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	14d	1	0.20mi
277 Brighton G Boca Raton, FL	2.0	1.5	840	$1,850	$2.20	4d	1	0.20mi
365 Brighton I Boca Raton, FL	2.0	1.5	840	$1,999	$2.38	24d	1	0.20mi
359 Brighton I Unit I Boca Raton, FL	1.0	1.5	735	$1,550	$2.11	24d	1	0.20mi
129 Brighton D Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	24d	1	0.20mi
84 Brighton B Boca Raton, FL	2.0	1.5	840	$1,600	$1.90	24d	1	0.20mi
365 Brighton I Unit 365 Boca Raton, FL	2.0	1.5	840	$1,899	$2.26	24d	1	0.20mi
335 Brighton Dr Unit 335 Boca Raton, FL	2.0	1.5	840	$1,990	$2.37	24d	1	0.20mi
119 Dorset Dr Unit 119 Boca Raton, FL	1.0	1.0	600	$1,400	$2.33	24d	1	0.29mi
4067 Ainslie Dr #4067 Boca Raton, FL	2.0	1.5	861	$1,815	$2.11	24d	1	0.29mi
321 Dorset Dr Boca Raton, FL	1.0	1.5	720	$1,590	$2.21	24d	1	0.31mi
1067 Cornwall D Boca Raton, FL	1.0	1.5	751	$1,600	$2.13	24d	1	0.32mi
1015 Cornwall Dr Unit 1015 Boca Raton, FL	2.0	1.5	885	$1,795	$2.03	24d	1	0.32mi
4085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,650	$1.88	24d	1	0.35mi
3085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,699	$1.93	24d	1	0.35mi
3082 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,550	$1.76	19d	1	0.36mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	24d	1	0.37mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,300	$2.61	24d	1	0.39mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,100	$2.39	15d	1	0.39mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	2d	1	0.40mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	24d	1	0.40mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	2d	1	0.40mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	24d	1	0.40mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	24d	1	0.41mi
4079 Cornwall Dr Unit 4079 Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	24d	1	0.43mi
57 Dorset B Boca Raton, FL	2.0	1.5	840	$1,600	$1.90	24d	1	0.43mi
170 Dorset E Boca Raton, FL	2.0	1.5	835	$1,525	$1.83	24d	1	0.44mi
186 Dorset E Boca Raton, FL	2.0	1.5	835	$1,550	$1.86	24d	1	0.44mi
52 Dorset B Boca Raton, FL	2.0	1.5	840	$1,575	$1.88	20d	1	0.44mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	24d	1	0.46mi
4043 Cornwall C #4043 Boca Raton, FL	2.0	1.5	861	$2,450	$2.85	24d	1	0.50mi
2043 Cornwall C #2043 Boca Raton, FL	2.0	1.5	861	$1,800	$2.09	24d	1	0.50mi
1043 Cornwall C Boca Raton, FL	2.0	1.5	861	$1,795	$2.08	15d	1	0.50mi
3037 Cornwall B Boca Raton, FL	2.0	1.5	861	$3,000	$3.48	15d	1	0.51mi
1047 Exeter C Boca Raton, FL	2.0	1.5	880	$1,850	$2.10	21d	1	0.57mi

HOA detail condo

• Monthly dues: $431 · $5,172/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-17
   price $90,000 Pending 34 DOM
2. 2026-04-23
   listed $100,000 Active
3. 2025-04-25
   historical
4. 2024-05-22
   price $139,000
5. 2024-04-25
   listed $146,900 Active
6. 2017-03-27
   soldstatus $50,000
7. 2017-03-16
   soldstatus $50,000 Closed 138-char remark

   Show marketing remark (138 chars)

   Corner Lake view unit. Furnished 2 Bedroom 1 Full Bath and a 1/2 Bath. Large eat-in Kitchen and Living Room. Great lake view from Patio.

8. 2017-02-14
   historical Contingent 138-char remark

   Show marketing remark (138 chars)

   Corner Lake view unit. Furnished 2 Bedroom 1 Full Bath and a 1/2 Bath. Large eat-in Kitchen and Living Room. Great lake view from Patio.

9. 2017-02-05
   price $60,000 138-char remark

   Show marketing remark (138 chars)

   Corner Lake view unit. Furnished 2 Bedroom 1 Full Bath and a 1/2 Bath. Large eat-in Kitchen and Living Room. Great lake view from Patio.

10. 2016-12-19
    status Active 138-char remark

    Show marketing remark (138 chars)

    Corner Lake view unit. Furnished 2 Bedroom 1 Full Bath and a 1/2 Bath. Large eat-in Kitchen and Living Room. Great lake view from Patio.

11. 2016-12-15
    historical Contingent 138-char remark

    Show marketing remark (138 chars)

    Corner Lake view unit. Furnished 2 Bedroom 1 Full Bath and a 1/2 Bath. Large eat-in Kitchen and Living Room. Great lake view from Patio.

12. 2016-12-05
    price $65,000 138-char remark

    Show marketing remark (138 chars)

    Corner Lake view unit. Furnished 2 Bedroom 1 Full Bath and a 1/2 Bath. Large eat-in Kitchen and Living Room. Great lake view from Patio.

13. 2016-11-16
    listed $69,000 Active 138-char remark

    Show marketing remark (138 chars)

    Corner Lake view unit. Furnished 2 Bedroom 1 Full Bath and a 1/2 Bath. Large eat-in Kitchen and Living Room. Great lake view from Patio.

ⓘ 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: $2,055 · $171/mo
• Projected year-2 tax: $2,055 · $171/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 · 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: $23,512
• − Mortgage interest: −$5,041
• − Property taxes: −$2,055
• − Insurance: −$450
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − HOA: −$5,172
• − Depreciation: −$2,618
• Taxable income: $4,414
• Est. tax owed @ 24.0%: −$1,059
• After-tax cash flow: $4,175/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): 21,686
• Household income: $77,269
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 812.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 13% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 9% Scotch-Irish 8% Italian 2%
• Foreign-born: 25% · Canada, Jamaica, South Korea
• Languages at home: 73% English-only · Spanish 15% Other Indo-European 4% Russian/Polish/Slavic 1%

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: ▼ -279.89%
• Current HPI: 271.1328
• Rent YoY: ▲ 1.81%
• 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

+44.9% since first listed

12 events — show timeline

• 2026-04-23 Listed $100,000 Beaches MLS
• 2025-04-25 Listing Removed — Beaches MLS
• 2024-05-22 Price Changed $139,000 Beaches MLS
• 2024-04-25 Listed $146,900 Beaches MLS
• 2017-03-27 Sold (Public Records) $50,000 Public Records
• 2017-03-16 Sold (MLS) $50,000 Beaches MLS
• 2017-02-14 Contingent — Beaches MLS
• 2017-02-05 Price Changed $60,000 Beaches MLS
• 2016-12-19 Relisted — Beaches MLS
• 2016-12-15 Contingent — Beaches MLS
• 2016-12-05 Price Changed $65,000 Beaches MLS
• 2016-11-16 Listed $69,000 Beaches MLS

Property tax history

+18.9%/yr

Latest (2025): $2,055 · +234.1% YoY. Source: county tax records.