569 N Fanshaw N #569 · Boca Raton, FL 33434

$120,000

1 bd · 1.5 ba · 702 sqft · Condo · 429 Days on market

Built 1980 $382/mo HOA · 23% 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 +18.8/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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

Investors can put this for rent it right away. Ready to move-in. Amazing condo 1 bedroom and 1.5 baths with a long screened balcony overlooking a lake. Ceramic floors throughout the property. Updated kitchen and bathrooms. A designated storage room. There is an elevator in the building and a common laundry room on each floor. A community pool. Century Village 55 community. Amenities include: walkway throughout the complex. The Clubhouse has a full gym, theater, pools, ping pong tables, card room, bingo, tennis courts, jacuzzi, shows, classes, clubs, library, meeting rooms, party room, fitness center, billiard room, and more. Free bus service inside the community and outside to the shops and various routes. Maintenance includes: water, cable, internet, exterior insurance, community pool.

Key facts

• Full gym
• Community pool
• Updated kitchen

Tags

• CERAMIC FLOORS THROUGHOUT
• UPDATED KITCHEN
• DESIGNATED STORAGE ROOM
• ELEVATOR IN BUILDING
• COMMUNITY POOL
• FULL GYM

Property features AI

Finance

• Other: Senior community
• Financial info: Lease considered; Pets conditional with possible restrictions
• HOA & community: Monthly association fees (listed amounts); Association covers amenities, common areas, cable TV, internet, structure maintenance, pools, recreation facilities and water; Community amenities: clubhouse, fitness center, billiard room, bike storage, laundry, storage, elevator(s), pool, tennis courts, pickleball, shuffleboard, transportation service

Exterior

• Parking: Has carport (1 space); Assigned parking; Guest parking; One covered space
• Security: Complex fenced; Security guard
• Utilities: Cable available
• Home design: 3-story building; Entry on level 2; North-facing; Exterior lighting
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Lagoon waterfront; Association heated pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall/window cooling units
• Interior features: Metal, single-hung and sliding windows; Furnished; Dining area; Living/dining room; First-floor entry; Tub/shower
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 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 (+1.8%/yr); 418 active listings in the ZIP; 39 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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 429 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 7642% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $100k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 429 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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: 1.41% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 5.9

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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-13,454
• Equity at exit: $17,892

10-year hold

• IRR: -4.2%
• Equity multiple: 0.74×
• Total profit: $-8,706
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$382
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $121

Break-even live

Break-even rent $1,533

Max offer price $120,000

Occupancy floor 88%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
454 Fanshaw K Unit K Boca Raton, FL	1.0	1.5	715	$1,500	$2.10	15d	1	0.03mi
96 Fanshaw C Boca Raton, FL	1.0	1.5	702	$1,650	$2.35	15d	1	0.03mi
119 Fanshaw C Unit 119 Boca Raton, FL	1.0	1.0	585	$1,299	$2.22	24d	1	0.04mi
147 Fanshaw D Boca Raton, FL	1.0	1.0	601	$1,350	$2.25	24d	1	0.04mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	8d	1	0.14mi
82 Fanshaw Dr Unit 82 Boca Raton, FL	1.0	1.5	702	$1,250	$1.78	24d	1	0.24mi
4014 Newcastle A Unit A Boca Raton, FL	1.0	1.5	738	$1,495	$2.03	24d	1	0.34mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	24d	1	0.36mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	24d	1	0.37mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	2d	1	0.39mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	24d	1	0.39mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	2d	1	0.39mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	24d	1	0.39mi
321 Dorset Dr Boca Raton, FL	1.0	1.5	720	$1,590	$2.21	24d	1	0.41mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	24d	1	0.42mi
534 Mansfield M #534 Boca Raton, FL	1.0	1.5	715	$1,300	$1.82	24d	1	0.43mi
86 Mansfield C Unit C Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	12d	1	0.43mi
119 Dorset Dr Unit 119 Boca Raton, FL	1.0	1.0	600	$1,400	$2.33	24d	1	0.44mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,450	$2.42	22d	1	0.47mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,350	$2.25	8d	1	0.47mi
457 Mansfield I Unit 457 Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	3d	1	0.51mi
359 Brighton I Unit I Boca Raton, FL	1.0	1.5	735	$1,550	$2.11	24d	1	0.53mi
129 Brighton D Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	24d	1	0.53mi
517 Mansfield M Unit 517 Boca Raton, FL	1.0	1.5	715	$1,550	$2.17	24d	1	0.55mi
251 Brighton Dr Unit 251 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	8d	1	0.55mi
156 Brighton Dr Unit 156 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	24d	1	0.55mi
22 Brighton Dr Unit 22 Boca Raton, FL	1.0	1.0	600	$1,300	$2.17	8d	1	0.56mi
314 Brighton H Unit H Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	14d	1	0.57mi
251 Brighton F Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.57mi
474 Mansfield L Unit L Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	11d	1	0.57mi
91 Preston Way Unit 91 Boca Raton, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.63mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	2d	1	0.63mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	24d	1	0.63mi
4067 Yarmouth D Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	3d	1	0.68mi
250 Suffolk F #250 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	3d	1	0.69mi
171 Suffolk F #171 Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	11d	1	0.69mi
209 Suffolk F Unit F Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	24d	1	0.69mi
68 Suffolk F Unit 68 Boca Raton, FL	1.0	1.5	720	$2,750	$3.82	24d	1	0.69mi
1072 Yarmouth E #1072 Boca Raton, FL	1.0	1.5	738	$1,950	$2.64	24d	1	0.70mi

HOA detail condo

• Monthly dues: $382 · $4,584/yr
• Likely covers: waterinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $120,000 Active 429 DOM
2. 2026-06-17
   days on market $120,000 Active 428 DOM
3. 2026-06-16
   days on market $120,000 Active 427 DOM
4. 2026-06-15
   days on market $120,000 Active 426 DOM
5. 2026-06-13
   days on market $120,000 Active 424 DOM
6. 2026-06-09
   days on market $120,000 Active 420 DOM
7. 2026-06-07
   days on market $120,000 Active 418 DOM
8. 2026-06-04
   days on market $120,000 Active 415 DOM
9. 2026-06-03
   days on market $120,000 Active 414 DOM
10. 2026-06-01
    days on market $120,000 Active 412 DOM
11. 2026-05-31
    days on market $120,000 Active 411 DOM
12. 2025-07-30
    listed $1,550
13. 2025-07-04
    historical $1,500
14. 2025-04-14
    listed $120,000 Active
15. 2025-02-04
    price $1,500
16. 2024-11-13
    listed $1,600
17. 2024-11-12
    soldstatus $100,000 Closed 797-char remark

    Show marketing remark (797 chars)

    Investors can put this for rent it right away. Ready to move-in. Amazing condo 1 bedroom and 1.5 baths with a long screened balcony overlooking a lake. Ceramic floors throughout the property. Updated kitchen and bathrooms. A designated storage room. There is an elevator in the building and a common laundry room on each floor. A community pool. Century Village 55 community. Amenities include: walkway throughout the complex. The Clubhouse has a full gym, theater, pools, ping pong tables, card room, bingo, tennis courts, jacuzzi, shows, classes, clubs, library, meeting rooms, party room, fitness center, billiard room, and more. Free bus service inside the community and outside to the shops and various routes. Maintenance includes: water, cable, internet, exterior insurance, community pool.

18. 2024-10-07
    status Pending 797-char remark

    Show marketing remark (797 chars)

    Investors can put this for rent it right away. Ready to move-in. Amazing condo 1 bedroom and 1.5 baths with a long screened balcony overlooking a lake. Ceramic floors throughout the property. Updated kitchen and bathrooms. A designated storage room. There is an elevator in the building and a common laundry room on each floor. A community pool. Century Village 55 community. Amenities include: walkway throughout the complex. The Clubhouse has a full gym, theater, pools, ping pong tables, card room, bingo, tennis courts, jacuzzi, shows, classes, clubs, library, meeting rooms, party room, fitness center, billiard room, and more. Free bus service inside the community and outside to the shops and various routes. Maintenance includes: water, cable, internet, exterior insurance, community pool.

19. 2024-06-29
    price $120,000 797-char remark

    Show marketing remark (797 chars)

    Investors can put this for rent it right away. Ready to move-in. Amazing condo 1 bedroom and 1.5 baths with a long screened balcony overlooking a lake. Ceramic floors throughout the property. Updated kitchen and bathrooms. A designated storage room. There is an elevator in the building and a common laundry room on each floor. A community pool. Century Village 55 community. Amenities include: walkway throughout the complex. The Clubhouse has a full gym, theater, pools, ping pong tables, card room, bingo, tennis courts, jacuzzi, shows, classes, clubs, library, meeting rooms, party room, fitness center, billiard room, and more. Free bus service inside the community and outside to the shops and various routes. Maintenance includes: water, cable, internet, exterior insurance, community pool.

20. 2024-05-21
    listed $140,000 Active 797-char remark

    Show marketing remark (797 chars)

    Investors can put this for rent it right away. Ready to move-in. Amazing condo 1 bedroom and 1.5 baths with a long screened balcony overlooking a lake. Ceramic floors throughout the property. Updated kitchen and bathrooms. A designated storage room. There is an elevator in the building and a common laundry room on each floor. A community pool. Century Village 55 community. Amenities include: walkway throughout the complex. The Clubhouse has a full gym, theater, pools, ping pong tables, card room, bingo, tennis courts, jacuzzi, shows, classes, clubs, library, meeting rooms, party room, fitness center, billiard room, and more. Free bus service inside the community and outside to the shops and various routes. Maintenance includes: water, cable, internet, exterior insurance, community pool.

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

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: $20,242
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − HOA: −$4,584
• − Depreciation: −$3,491
• Taxable loss: −$193
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,502/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

-98.9% since first listed

9 events — show timeline

• 2025-07-30 Listed for Rent $1,550 MARMLS
• 2025-07-04 Rental Removed $1,500 MARMLS
• 2025-04-14 Listed $120,000 MARMLS
• 2025-02-04 Price Changed $1,500 MARMLS
• 2024-11-13 Listed for Rent $1,600 MARMLS
• 2024-11-12 Sold (MLS) $100,000 MARMLS
• 2024-10-07 Pending — MARMLS
• 2024-06-29 Price Changed $120,000 MARMLS
• 2024-05-21 Listed $140,000 MARMLS