6694 NW 26th Way · Boca Raton, FL 33496

$439,000

3 bd · 2.0 ba · 1,629 sqft · SingleFamily public records · 44 Days on market

Built 1990 6,085 sqft lot $603/mo HOA · 17% of rent

---

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
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

LIVE THE LIFE WHERE COMMUNITY MEETS ELEGANCE!! BROKEN SOUND COUNTRY CLUB HAS ALL AMENITIES IN A GATED COMMUNITY 23 TENNIS COURTS, FITNESS CENTER, DINING ROOM, CARDS. ALL EQUITIES AVAILABLE WITH THIS HOME CHOICE OF MEMBERSHIP: GOLF COURSE - 60K SOCIAL/TENNIS - FITNESS - 50K OR W GOLF COUSES - 70K $64.00 PER MONTH ASSESSMENT FOR NEW POOL, SPA, MEN'S LOCKER ROOM...BEAUTIFUL UPDATED ONE STORY HOME IN BOCA RATON'S BEST GOLF COMMUNITY. CLOSE TO ''A'' RATED SCHOOLS, SHOPPING AND THE BEACH...YOUR CHANCE TO PRICE AND OWN YOUR OWN HOME!!

Key facts

• Championship golf
• Private backyard
• Heart of boca raton

Tags

• PRIVATE BACKYARD
• WORLD-CLASS AMENITIES
• CHAMPIONSHIP GOLF
• ACTIVE SOCIAL LIFESTYLE
• HEART OF BOCA RATON

Property features AI

Finance

• Other: Pets allowed (with number limits)
• HOA & community: Community managed by Campbell Management; Monthly HOA includes cable TV, internet and common areas; Community amenities: clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball and bocce courts, golf course and putting green, basketball court, playground, billiard/game room, cafe/restaurant, sidewalks and street lights, security

Exterior

• Parking: Attached 2-car garage; Driveway parking; 2 covered parking spaces
• Security: Gated community with guard and security patrol; Security gate; Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable and phone available
• Home design: Single-family residence; One-story with entry-level living area; West-facing
• Construction: Built with concrete, stucco and CBS construction; Spanish tile roof
• Exterior features: Covered and open patios; Patio; Fenced backyard with gate; Zero lot line

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Garbage disposal; Electric water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central electric air conditioning; Ceiling fans
• Interior features: Cathedral ceilings and vaulted/high ceilings; Walk-in closets; Split bedroom layout; Skylights
• Laundry & utility: Inside laundry room with sink

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $-397 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $369k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $351k (20.1% below list).
• Recommended offer: $351k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.7% 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: 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $47k of equity ($3k loan paydown + $44k 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 ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($426k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask is 4290% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $135k; list at $439k implies a 225% 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,904 (20.1% 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 44 days. Have you received any prior offers? Is the seller open to a 20% 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. 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. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 10.4

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: 21.3%
• Equity multiple: 2.72×
• Total profit: $211,512
• Equity at exit: $395,486

10-year hold

• IRR: 19.1%
• Equity multiple: 6.19×
• Total profit: $638,259
• Equity at exit: $852,880

Cash invested: $122,920 (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: 10.4×

Monthly cashflow live

• Estimated rent: $3,509 high
• Mortgage (P&I): −$2,302
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$183
• HOA: −$603
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $-397

Break-even live

Break-even rent $4,012

Max offer price $368,840

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-273	+0% $-397	+5% $-521	+10% $-646
Rent	-10% $-674	-5% $-536	+0% $-397	+5% $-259	+10% $-120
Rate	-1.0pp $-176	-0.5pp $-286	base $-397	+0.5pp $-511	+1.0pp $-627

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	26d	1	0.35mi
3113 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1268	$3,100	$2.44	9d	1	0.37mi
3113 Clint Moore Rd #103 Boca Raton, FL	3.0	2.0	1268	$3,200	$2.52	22d	1	0.37mi
3133 Clint Moore Rd #101 Boca Raton, FL	2.0	2.0	1102	$2,700	$2.45	16d	1	0.40mi
3133 Clint Moore Rd #101 Boca Raton, FL	2.0	2.0	1102	$2,700	$2.45	9d	1	0.40mi
3131 Clint Moore Rd #107 Boca Raton, FL	2.0	2.0	1102	$3,000	$2.72	5d	1	0.40mi
3131 Clint Moore Rd #107 Boca Raton, FL	2.0	2.0	1102	$3,000	$2.72	16d	1	0.40mi
3143 Clint Moore Rd #105 Boca Raton, FL	3.0	2.0	1497	$3,250	$2.17	26d	1	0.44mi
3153 Clint Moore Rd #108 Boca Raton, FL	2.0	2.0	1303	$2,600	$2.00	26d	1	0.47mi
3209 Clint Moore Rd #202 Boca Raton, FL	2.0	2.0	1102	$2,600	$2.36	26d	1	0.52mi
3299 Clint Moore Rd #202 Boca Raton, FL	2.0	2.0	1261	$2,300	$1.82	7d	1	0.66mi
3299 Clint Moore Rd Boca Raton, FL	2.0	2.0	1261	$2,300	$1.82	19d	1	0.66mi
3299 Clint Moore Rd Boca Raton, FL	2.0	2.0	1261	$2,348	$1.86	24d	2	0.66mi
5801 NW 24th Ave #1001 Boca Raton, FL	3.0	2.5	1957	$13,000	$6.64	18d	1	0.70mi
2431 NW 59th St #404 Boca Raton, FL	3.0	2.5	1957	$10,000	$5.11	26d	1	0.75mi
6503 N Military Trl Boca Raton, FL	1.0–2.0	1.0–2.0	1155	$3,211	$2.78	1d	51	1.21mi
5605 Forest Oaks Ter Delray Beach, FL	3.0	3.0	2092	$10,000	$4.78	15d	1	1.37mi
5555 N Military Trl Boca Raton, FL	2.0–3.0	2.0–3.0	1282	$5,069	$3.95	3d	21	1.39mi
2218 NW 52nd St Boca Raton, FL	2.0	2.5	1482	$13,000	$8.77	26d	1	1.39mi
16843 Boca Delray Dr Delray Beach, FL	2.0	2.0	1533	$4,900	$3.20	24d	1	1.41mi
2093 NW 52nd St Unit 2093 Boca Raton, FL	3.0	2.5	1835	$13,000	$7.08	26d	1	1.44mi
2034 NW 52nd St Boca Raton, FL	2.0	2.5	1527	$12,000	$7.86	26d	1	1.50mi

HOA detail

• Monthly dues: $603 · $7,236/yr
• Likely covers: poolgymsecurity

Listing history 34 events

1. 2026-06-21
   days on market $439,000 Active 44 DOM
2. 2026-06-18
   days on market $439,000 Active 41 DOM
3. 2026-06-17
   days on market $439,000 Active 40 DOM
4. 2026-06-16
   days on market $439,000 Active 39 DOM
5. 2026-06-15
   days on market $439,000 Active 38 DOM
6. 2026-06-13
   days on market $439,000 Active 36 DOM
7. 2026-06-09
   days on market $439,000 Active 32 DOM
8. 2026-06-08
   days on market $439,000 Active 31 DOM
9. 2026-06-07
   days on market $439,000 Active 30 DOM
10. 2026-06-04
    days on market $439,000 Active 27 DOM
11. 2026-06-03
    days on market $439,000 Active 26 DOM
12. 2026-06-02
    days on market $439,000 Active 25 DOM
13. 2026-06-01
    days on market $439,000 Active 24 DOM
14. 2026-05-31
    days on market $439,000 Active 23 DOM
15. 2026-05-10
    listed $10,000
16. 2026-05-08
    listed $439,000 Active
17. 2026-01-01
    historical
18. 2025-06-10
    historical $10,000
19. 2025-04-10
    listed $425,000 Active
20. 2025-03-27
    listed $10,000
21. 2024-09-17
    historical $10,000
22. 2024-04-05
    listed $10,000
23. 2023-12-15
    historical $10,000
24. 2023-11-18
    listed $10,000
25. 2013-04-01
    soldstatus $135,000
26. 2013-03-15
    soldstatus $135,000 533-char remark

    Show marketing remark (533 chars)

    LIVE THE LIFE WHERE COMMUNITY MEETS ELEGANCE!! BROKEN SOUND COUNTRY CLUB HAS ALL AMENITIES IN A GATED COMMUNITY 23 TENNIS COURTS, FITNESS CENTER, DINING ROOM, CARDS. ALL EQUITIES AVAILABLE WITH THIS HOME CHOICE OF MEMBERSHIP: GOLF COURSE - 60K SOCIAL/TENNIS - FITNESS - 50K OR W GOLF COUSES - 70K $64.00 PER MONTH ASSESSMENT FOR NEW POOL, SPA, MEN'S LOCKER ROOM...BEAUTIFUL UPDATED ONE STORY HOME IN BOCA RATON'S BEST GOLF COMMUNITY. CLOSE TO ''A'' RATED SCHOOLS, SHOPPING AND THE BEACH...YOUR CHANCE TO PRICE AND OWN YOUR OWN HOME!!

27. 2013-02-22
    historical 533-char remark

    Show marketing remark (533 chars)

    LIVE THE LIFE WHERE COMMUNITY MEETS ELEGANCE!! BROKEN SOUND COUNTRY CLUB HAS ALL AMENITIES IN A GATED COMMUNITY 23 TENNIS COURTS, FITNESS CENTER, DINING ROOM, CARDS. ALL EQUITIES AVAILABLE WITH THIS HOME CHOICE OF MEMBERSHIP: GOLF COURSE - 60K SOCIAL/TENNIS - FITNESS - 50K OR W GOLF COUSES - 70K $64.00 PER MONTH ASSESSMENT FOR NEW POOL, SPA, MEN'S LOCKER ROOM...BEAUTIFUL UPDATED ONE STORY HOME IN BOCA RATON'S BEST GOLF COMMUNITY. CLOSE TO ''A'' RATED SCHOOLS, SHOPPING AND THE BEACH...YOUR CHANCE TO PRICE AND OWN YOUR OWN HOME!!

28. 2013-01-04
    listed $100,000 533-char remark

    Show marketing remark (533 chars)

    LIVE THE LIFE WHERE COMMUNITY MEETS ELEGANCE!! BROKEN SOUND COUNTRY CLUB HAS ALL AMENITIES IN A GATED COMMUNITY 23 TENNIS COURTS, FITNESS CENTER, DINING ROOM, CARDS. ALL EQUITIES AVAILABLE WITH THIS HOME CHOICE OF MEMBERSHIP: GOLF COURSE - 60K SOCIAL/TENNIS - FITNESS - 50K OR W GOLF COUSES - 70K $64.00 PER MONTH ASSESSMENT FOR NEW POOL, SPA, MEN'S LOCKER ROOM...BEAUTIFUL UPDATED ONE STORY HOME IN BOCA RATON'S BEST GOLF COMMUNITY. CLOSE TO ''A'' RATED SCHOOLS, SHOPPING AND THE BEACH...YOUR CHANCE TO PRICE AND OWN YOUR OWN HOME!!

29. 2007-03-16
    soldstatus $244,000
30. 2007-02-19
    historical
31. 2007-02-01
    listed $249,000
32. 1995-08-23
    soldstatus $170,000
33. 1995-03-13
    soldstatus $180,000
34. 1991-05-02
    soldstatus $180,000

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $3,644 · $304/mo
• Expected delta: +$2,669/yr (+$222/mo · 273.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,108
• − Mortgage interest: −$24,591
• − Property taxes: −$975
• − Insurance: −$2,195
• − Repairs & maintenance: −$3,369
• − Management: −$3,369
• − HOA: −$7,236
• − Depreciation: −$12,771
• Taxable loss: −$12,396
• Est. tax savings @ 24.0%: +$2,975
• After-tax cash flow: $-1,791/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

Price history

-94.4% since first listed

20 events — show timeline

• 2026-05-10 Listed for Rent $10,000 RMLSFL
• 2026-05-08 Listed $439,000 Beaches MLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2025-06-10 Rental Removed $10,000 RMLSFL
• 2025-04-10 Listed $425,000 Beaches MLS
• 2025-03-27 Listed for Rent $10,000 RMLSFL
• 2024-09-17 Rental Removed $10,000 GFLMLS
• 2024-04-05 Listed for Rent $10,000 GFLMLS
• 2023-12-15 Rental Removed $10,000 GFLMLS
• 2023-11-18 Listed for Rent $10,000 GFLMLS
• 2013-04-01 Sold (Public Records) $135,000 Public Records
• 2013-03-15 Sold (MLS) $135,000 Beaches MLS
• 2013-02-22 Listing Removed — Beaches MLS
• 2013-01-04 Listed $100,000 Beaches MLS
• 2007-03-16 Sold (MLS) $244,000 Beaches MLS
• 2007-02-19 Listing Removed — Beaches MLS
• 2007-02-01 Listed $249,000 Beaches MLS
• 1995-08-23 Sold (Public Records) $170,000 Public Records
• 1995-03-13 Sold (Public Records) $180,000 Public Records
• 1991-05-02 Sold (Public Records) $180,000 Public Records

Property tax history

-7.0%/yr

Latest (2025): $975 · +2.5% YoY. Source: county tax records.