5142 Lake Catalina Dr Unit B · Boca Raton, FL 33496

$639,000

3 bd · 2.5 ba · 2,343 sqft · Condo public records · 34 Days on market

Built 1989 $550/mo HOA · 8% 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 +17.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WHAT A STEAL. OVER 2400 SQ FT UNDER AIR WITH LAKE AND GOLF COURSE VIEW. 3 BR & 2.5 BATHS. NEW STAINLESS APPL IN KITCHEN. BRIGHT AND CHEERY APARTMENT WITH LARGE WRAPAROUND TERRACE. ONE OF THE ONLY TWO PLEXES IN CATALINA - WINDOWS ON ALL 4 SIDES

Key facts

• Enclosed balcony
• Formal dining room
• Lake views

Tags

• LAKE VIEWS
• GOLF COURSE VIEWS
• ENCLOSED BALCONY
• FORMAL DINING ROOM
• BAR SEATING
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• Financial info: Pets allowed (possible restrictions on number and size)
• HOA & community: Monthly association fee of $550; Association covers cable TV, grounds maintenance, security, trash, water, common areas and common real estate tax; Community amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball courts, basketball court, putting green, cabana, playground, sidewalks, on-site manager, and a cafe/restaurant

Exterior

• Parking: Attached garage with one covered space and garage door opener
• Security: Gated community with guard; Security patrol; Owned security system
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Underground utilities; Water and sewer available
• Home design: Condominium; Resale property; North-facing; Two-story building; Entry on main level
• Construction: CBS construction; Second/third floor concrete; Concrete, flat and tile roof
• Exterior features: Located on a golf course; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms and one half bathroom (three total, all on main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Entrance foyer; High ceilings; Walk-in closets; Split bedroom layout; Closet cabinetry; Upstairs living area
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $639k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $639k).
• Recommended offer: $620k (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: Calusa Elementary School (math 83% / reading 85%, grade A+, #55 of 2,144 statewide, top 3%, 867 students, 17% FRL); Omni Middle School (math 66% / reading 66%, grade A-, #93 of 571 statewide, top 16%, 1,128 students, 29% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% FRL) — zoned schools average 24% FRL vs 52% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 73% at this address vs 50% district-wide (+24 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); 330 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $68k of equity ($4k loan paydown + $64k 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.
• At projected returns (10.0% appreciation + 2.3% rent growth), your $179k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$110k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($620k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask is 6290% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $150k; list at $639k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $619,830 (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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 8.1

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: 26.6%
• Equity multiple: 3.11×
• Total profit: $377,790
• Equity at exit: $575,662

10-year hold

• IRR: 23.1%
• Equity multiple: 7.02×
• Total profit: $1,077,301
• Equity at exit: $1,241,436

Cash invested: $178,920 (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: 8.1×

Monthly cashflow live

• Estimated rent: $6,566 high
• Mortgage (P&I): −$3,351
• Tax from tax record: −$486 /mo · $5,826/yr
• Insurance: −$266
• HOA: −$550
• Vacancy / Maint / Mgmt: −$1,379
• Net cashflow: $535

Break-even live

Break-even rent $5,890

Max offer price $639,000

Occupancy floor 87%

Sensitivity live

Price	-10% $896	-5% $716	+0% $535	+5% $354	+10% $173
Rent	-10% $16	-5% $275	+0% $535	+5% $794	+10% $1,053
Rate	-1.0pp $857	-0.5pp $697	base $535	+0.5pp $369	+1.0pp $201

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: $159,750
• Closing costs: $19,170
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4695 Brandywine Dr Boca Raton, FL	3.0	3.0	1974	$4,750	$2.41	26d	1	0.40mi
6213 NW 21st Ct Boca Raton, FL	3.0	4.0	2746	$10,000	$3.64	26d	1	0.56mi
6503 N Military Trl Boca Raton, FL	1.0–2.0	1.0–2.0	1155	$3,211	$2.78	1d	51	0.61mi
17768 Maplewood Dr Boca Raton, FL	4.0	2.0	2123	$5,200	$2.45	23d	1	0.62mi
2404 NW 67th St Boca Raton, FL	4.0	3.5	3081	$15,000	$4.87	23d	1	0.73mi
2464 NW 66th Dr Boca Raton, FL	3.0	3.5	2568	$10,000	$3.89	26d	1	0.94mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	26d	1	0.99mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	12d	1	0.99mi
5605 Forest Oaks Ter Delray Beach, FL	3.0	3.0	2092	$10,000	$4.78	15d	1	1.05mi
5801 NW 24th Ave #1001 Boca Raton, FL	3.0	2.5	1957	$13,000	$6.64	18d	1	1.15mi
17699 Tiffany Trace Dr Boca Raton, FL	4.0	3.0	2264	$8,000	$3.53	17d	1	1.16mi
16658 La Mesa Dr Delray Beach, FL	3.0	2.0	1779	$4,000	$2.25	26d	1	1.17mi
2237 NW 53rd St Boca Raton, FL	3.0	3.5	2305	$25,000	$10.85	26d	1	1.22mi
2011 NW 53rd St Boca Raton, FL	3.0	2.5	2461	$11,000	$4.47	14d	1	1.23mi
2093 NW 52nd St Unit 2093 Boca Raton, FL	3.0	2.5	1835	$13,000	$7.08	26d	1	1.24mi
17099 Ryton Ln Boca Raton, FL	3.0	2.5	2492	$18,000	$7.22	26d	1	1.25mi
17712 Candlewood Ter Boca Raton, FL	3.0	2.0	1984	$5,000	$2.52	7d	1	1.27mi
17712 Candlewood Ter Boca Raton, FL	3.0	2.0	1984	$5,000	$2.52	26d	1	1.27mi
2431 NW 59th St #404 Boca Raton, FL	3.0	2.5	1957	$10,000	$5.11	26d	1	1.29mi
4983 Garden Dr Delray Beach, FL	3.0	2.0	2000	$15,000	$7.50	26d	1	1.31mi
5072 Alencia Ct Delray Beach, FL	3.0	2.0	1638	$4,500	$2.75	26d	1	1.31mi
5500 Broken Sound Blvd NW Boca Raton, FL	1.0–3.0	1.0–3.0	1258	$4,688	$3.73	0d	25	1.37mi
17309 Balboa Point Way Boca Raton, FL	3.0	2.0	2013	$5,500	$2.73	26d	1	1.38mi
17317 Boca Club Blvd #8 Boca Raton, FL	3.0	2.0	1639	$3,500	$2.14	18d	1	1.39mi
16415 Berry Way Delray Beach, FL	4.0	2.5	1605	$3,000	$1.87	18d	1	1.41mi
17210 Boca Club Blvd #103 Boca Raton, FL	2.0	2.5	2194	$4,000	$1.82	26d	1	1.43mi
17275 Ventana Dr Boca Raton, FL	4.0	2.5	2457	$7,200	$2.93	26d	1	1.43mi
5400 Broken Sound Blvd NW Boca Raton, FL	1.0–3.0	1.0–2.0	1330	$6,902	$5.19	0d	11	1.44mi
16850 Colchester Ct Delray Beach, FL	3.0	3.5	2715	$8,000	$2.95	20d	1	1.45mi
17287 Boca Club Blvd #8 Boca Raton, FL	3.0	2.0	1976	$5,800	$2.94	26d	1	1.46mi
850 Broken Sound Pkwy NW Boca Raton, FL	3.0	1.0–2.0	1318	$5,195	$3.94	3d	1	1.46mi
1428 NW 50th Dr Boca Raton, FL	3.0	3.0	1839	$4,300	$2.34	5d	1	1.47mi
4872 NW 16th Ter Boca Raton, FL	3.0	2.5	2008	$4,500	$2.24	19d	1	1.49mi
4930 NW 15th Ave Boca Raton, FL	4.0	3.5	2998	$4,800	$1.60	9d	1	1.50mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-05-11
   historical $10,000
2. 2026-05-04
   status Pending
3. 2026-05-02
   status Active
4. 2026-05-02
   price $639,000
5. 2026-05-02
   listed $10,000
6. 2026-03-22
   historical
7. 2026-03-05
   price $599,000
8. 2026-02-18
   listed $669,000 Active
9. 2025-05-28
   historical $10,000
10. 2025-05-14
    listed $10,000
11. 2010-04-30
    historical
12. 2010-02-17
    soldstatus $150,000
13. 2010-02-11
    soldstatus $150,000 249-char remark

    Show marketing remark (249 chars)

    WHAT A STEAL. OVER 2400 SQ FT UNDER AIR WITH LAKE AND GOLF COURSE VIEW. 3 BR & 2.5 BATHS. NEW STAINLESS APPL IN KITCHEN. BRIGHT AND CHEERY APARTMENT WITH LARGE WRAPAROUND TERRACE. ONE OF THE ONLY TWO PLEXES IN CATALINA - WINDOWS ON ALL 4 SIDES

14. 2009-12-30
    historical 249-char remark

    Show marketing remark (249 chars)

    WHAT A STEAL. OVER 2400 SQ FT UNDER AIR WITH LAKE AND GOLF COURSE VIEW. 3 BR & 2.5 BATHS. NEW STAINLESS APPL IN KITCHEN. BRIGHT AND CHEERY APARTMENT WITH LARGE WRAPAROUND TERRACE. ONE OF THE ONLY TWO PLEXES IN CATALINA - WINDOWS ON ALL 4 SIDES

15. 2009-12-22
    listed $169,000 249-char remark

    Show marketing remark (249 chars)

    WHAT A STEAL. OVER 2400 SQ FT UNDER AIR WITH LAKE AND GOLF COURSE VIEW. 3 BR & 2.5 BATHS. NEW STAINLESS APPL IN KITCHEN. BRIGHT AND CHEERY APARTMENT WITH LARGE WRAPAROUND TERRACE. ONE OF THE ONLY TWO PLEXES IN CATALINA - WINDOWS ON ALL 4 SIDES

16. 2008-10-13
    listed $199,000
17. 2008-08-14
    historical
18. 2007-09-11
    listed $265,000
19. 2005-05-26
    soldstatus $299,000
20. 2005-05-23
    soldstatus $299,000
21. 2005-05-18
    historical
22. 2004-12-30
    listed $325,000
23. 1994-12-29
    soldstatus $154,000
24. 1993-04-26
    soldstatus $154,000
25. 1988-12-29
    soldstatus $190,000

ⓘ 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: $5,826 · $486/mo
• Projected year-2 tax: $5,826 · $486/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 6 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $78,797
• − Mortgage interest: −$35,794
• − Property taxes: −$5,826
• − Insurance: −$3,195
• − Repairs & maintenance: −$6,304
• − Management: −$6,304
• − HOA: −$6,600
• − Depreciation: −$18,589
• Taxable loss: −$3,815
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $7,332/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

-94.7% since first listed

25 events — show timeline

• 2026-05-11 Rental Removed $10,000 GFLMLS
• 2026-05-04 Pending — Beaches MLS
• 2026-05-02 Relisted — Beaches MLS
• 2026-05-02 Price Changed $639,000 Beaches MLS
• 2026-05-02 Listed for Rent $10,000 GFLMLS
• 2026-03-22 Listing Removed — Beaches MLS
• 2026-03-05 Price Changed $599,000 Beaches MLS
• 2026-02-18 Listed $669,000 Beaches MLS
• 2025-05-28 Rental Removed $10,000 RMLSFL
• 2025-05-14 Listed for Rent $10,000 RMLSFL
• 2010-04-30 Listing Removed — Beaches MLS
• 2010-02-17 Sold (Public Records) $150,000 Public Records
• 2010-02-11 Sold (MLS) $150,000 Beaches MLS
• 2009-12-30 Listing Removed — Beaches MLS
• 2009-12-22 Listed $169,000 Beaches MLS
• 2008-10-13 Listed $199,000 Beaches MLS
• 2008-08-14 Listing Removed — Beaches MLS
• 2007-09-11 Listed $265,000 Beaches MLS
• 2005-05-26 Sold (Public Records) $299,000 Public Records
• 2005-05-23 Sold (MLS) $299,000 Beaches MLS
• 2005-05-18 Listing Removed — Beaches MLS
• 2004-12-30 Listed $325,000 Beaches MLS
• 1994-12-29 Sold (Public Records) $154,000 Public Records
• 1993-04-26 Sold (Public Records) $154,000 Public Records
• 1988-12-29 Sold (Public Records) $190,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $5,826 · +4.7% YoY. Source: county tax records.