2052 Exeter C #2052 · Boca Raton, FL 33434

$93,500

2 bd · 1.5 ba · 861 sqft · Condo public records · 15 Days on market

Built 1979 $554/mo HOA · 28% of rent ↓ 41% since listing

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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 +28.6/30.0
• 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

Investor's Dream Condo in Century Village! This beautifully 2-bedroom, 1.5-bath condo in Boca Raton's sought-after 55+ community . Embrace the serenity of lakefront living as you relax on your screened in patio. Your dream home awaits! Enjoy the theater with live performances without leaving the community, additional amenities include bus service, indoor/outdoor pools, gym, crafts, cards, library, music room, tennis and much more! This gem offers an exceptional investor opportunity with lease eligibility from day one of ownership . Convenience is unmatched here: not only is the dedicated parking space directly in front of the front door, but the mailboxes are just 10 steps away, with the trash chute, laundry, and storage room only a few steps further.

Key facts

• $554 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $94k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $92k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 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).
• This rent runs 31% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $646 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 $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $92,097 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 2.11% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 3.9

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,521
• Equity at exit: $13,941

10-year hold

• IRR: 10.5%
• Equity multiple: 1.75×
• Total profit: $19,714
• Equity at exit: $8,084

Cash invested: $26,180 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$490
• Tax from tax record: −$169 /mo · $2,022/yr
• Insurance: −$39
• HOA: −$554
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $308

Break-even live

Break-even rent $1,585

Max offer price $93,500

Occupancy floor 79%

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4070 Exeter D Boca Raton, FL	2.0	1.5	861	$1,600	$1.86	24d	1	0.02mi
2027 Exeter B Boca Raton, FL	2.0	1.5	861	$1,650	$1.92	24d	1	0.02mi
4039 Exeter C Boca Raton, FL	2.0	1.5	880	$1,500	$1.70	24d	1	0.07mi
4042 Exeter C Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	24d	1	0.07mi
1047 Exeter C Boca Raton, FL	2.0	1.5	880	$1,850	$2.10	21d	1	0.07mi
3037 Cornwall B Boca Raton, FL	2.0	1.5	861	$3,000	$3.48	15d	1	0.15mi
3043 Exeter Boca Raton, FL	2.0	1.5	861	$1,949	$2.26	24d	1	0.16mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	24d	1	0.16mi
4043 Cornwall C #4043 Boca Raton, FL	2.0	1.5	861	$2,450	$2.85	24d	1	0.16mi
2043 Cornwall C #2043 Boca Raton, FL	2.0	1.5	861	$1,800	$2.09	24d	1	0.16mi
1043 Cornwall C Boca Raton, FL	2.0	1.5	861	$1,795	$2.08	15d	1	0.16mi
2039 Rexford C Boca Raton, FL	2.0	2.0	896	$1,550	$1.73	24d	1	0.18mi
4030 Rexford B Boca Raton, FL	2.0	2.0	916	$1,700	$1.86	19d	1	0.18mi
1030 Rexford B Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	24d	1	0.18mi
4079 Cornwall Dr Unit 4079 Boca Raton, FL	2.0	1.5	861	$1,500	$1.74	24d	1	0.20mi
4078 Exeter Unit E Boca Raton, FL	2.0	1.5	861	$1,475	$1.71	3d	1	0.21mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	24d	1	0.21mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	2d	1	0.21mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	2d	1	0.21mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	24d	1	0.21mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	24d	1	0.22mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,700	$1.90	8d	1	0.23mi
4030 Rexford A Unit 403 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	24d	1	0.23mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,300	$2.61	24d	1	0.23mi
3080 Cornwall D Boca Raton, FL	2.0	1.5	880	$2,100	$2.39	15d	1	0.23mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	24d	1	0.23mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	8d	1	0.24mi
1025 Newcastle B #1025 Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	17d	1	0.25mi
4014 Newcastle A Unit A Boca Raton, FL	1.0	1.5	738	$1,495	$2.03	24d	1	0.25mi
2017 Newcastle A Unit 2017 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	24d	1	0.25mi
3085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,699	$1.93	24d	1	0.26mi
3082 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,550	$1.76	19d	1	0.26mi
531 Fanshaw M Unit 531 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	1d	1	0.26mi
531 Fanshaw M Unit 531 Boca Raton, FL	2.0	1.5	819	$1,500	$1.83	24d	1	0.26mi
3049 Wolverton C #3049 Boca Raton, FL	2.0	2.0	896	$2,200	$2.46	8d	1	0.26mi
4085 Cornwall E Boca Raton, FL	2.0	1.5	880	$1,650	$1.88	24d	1	0.26mi
536 Fanshaw M Boca Raton, FL	2.0	2.0	819	$1,850	$2.26	24d	1	0.26mi
251 Fanshaw F Boca Raton, FL	2.0	1.5	819	$1,450	$1.77	17d	1	0.26mi
108 Fanshaw C Boca Raton, FL	2.0	1.5	924	$1,700	$1.84	24d	1	0.26mi
454 Fanshaw K Unit K Boca Raton, FL	1.0	1.5	715	$1,500	$2.10	15d	1	0.26mi

HOA detail condo

• Monthly dues: $554 · $6,648/yr
• Likely covers: trashpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-03-30
   status Pending
2. 2026-03-12
   listed $93,500 Active
3. 2025-10-20
   soldstatus $80,000 Closed 762-char remark

   Show marketing remark (762 chars)

   Investor's Dream Condo in Century Village! This beautifully 2-bedroom, 1.5-bath condo in Boca Raton's sought-after 55+ community . Embrace the serenity of lakefront living as you relax on your screened in patio. Your dream home awaits! Enjoy the theater with live performances without leaving the community, additional amenities include bus service, indoor/outdoor pools, gym, crafts, cards, library, music room, tennis and much more! This gem offers an exceptional investor opportunity with lease eligibility from day one of ownership . Convenience is unmatched here: not only is the dedicated parking space directly in front of the front door, but the mailboxes are just 10 steps away, with the trash chute, laundry, and storage room only a few steps further.

4. 2025-09-29
   status Pending 762-char remark

   Show marketing remark (762 chars)

   Investor's Dream Condo in Century Village! This beautifully 2-bedroom, 1.5-bath condo in Boca Raton's sought-after 55+ community . Embrace the serenity of lakefront living as you relax on your screened in patio. Your dream home awaits! Enjoy the theater with live performances without leaving the community, additional amenities include bus service, indoor/outdoor pools, gym, crafts, cards, library, music room, tennis and much more! This gem offers an exceptional investor opportunity with lease eligibility from day one of ownership . Convenience is unmatched here: not only is the dedicated parking space directly in front of the front door, but the mailboxes are just 10 steps away, with the trash chute, laundry, and storage room only a few steps further.

5. 2025-09-02
   historical Active Under Contract 762-char remark

   Show marketing remark (762 chars)

   Investor's Dream Condo in Century Village! This beautifully 2-bedroom, 1.5-bath condo in Boca Raton's sought-after 55+ community . Embrace the serenity of lakefront living as you relax on your screened in patio. Your dream home awaits! Enjoy the theater with live performances without leaving the community, additional amenities include bus service, indoor/outdoor pools, gym, crafts, cards, library, music room, tennis and much more! This gem offers an exceptional investor opportunity with lease eligibility from day one of ownership . Convenience is unmatched here: not only is the dedicated parking space directly in front of the front door, but the mailboxes are just 10 steps away, with the trash chute, laundry, and storage room only a few steps further.

6. 2025-07-14
   price $99,000 762-char remark

   Show marketing remark (762 chars)

   Investor's Dream Condo in Century Village! This beautifully 2-bedroom, 1.5-bath condo in Boca Raton's sought-after 55+ community . Embrace the serenity of lakefront living as you relax on your screened in patio. Your dream home awaits! Enjoy the theater with live performances without leaving the community, additional amenities include bus service, indoor/outdoor pools, gym, crafts, cards, library, music room, tennis and much more! This gem offers an exceptional investor opportunity with lease eligibility from day one of ownership . Convenience is unmatched here: not only is the dedicated parking space directly in front of the front door, but the mailboxes are just 10 steps away, with the trash chute, laundry, and storage room only a few steps further.

7. 2025-06-17
   price $109,000 762-char remark

   Show marketing remark (762 chars)

   Investor's Dream Condo in Century Village! This beautifully 2-bedroom, 1.5-bath condo in Boca Raton's sought-after 55+ community . Embrace the serenity of lakefront living as you relax on your screened in patio. Your dream home awaits! Enjoy the theater with live performances without leaving the community, additional amenities include bus service, indoor/outdoor pools, gym, crafts, cards, library, music room, tennis and much more! This gem offers an exceptional investor opportunity with lease eligibility from day one of ownership . Convenience is unmatched here: not only is the dedicated parking space directly in front of the front door, but the mailboxes are just 10 steps away, with the trash chute, laundry, and storage room only a few steps further.

8. 2025-05-26
   price $119,000 762-char remark

   Show marketing remark (762 chars)

   Investor's Dream Condo in Century Village! This beautifully 2-bedroom, 1.5-bath condo in Boca Raton's sought-after 55+ community . Embrace the serenity of lakefront living as you relax on your screened in patio. Your dream home awaits! Enjoy the theater with live performances without leaving the community, additional amenities include bus service, indoor/outdoor pools, gym, crafts, cards, library, music room, tennis and much more! This gem offers an exceptional investor opportunity with lease eligibility from day one of ownership . Convenience is unmatched here: not only is the dedicated parking space directly in front of the front door, but the mailboxes are just 10 steps away, with the trash chute, laundry, and storage room only a few steps further.

9. 2025-05-05
   price $129,999 762-char remark

   Show marketing remark (762 chars)

   Investor's Dream Condo in Century Village! This beautifully 2-bedroom, 1.5-bath condo in Boca Raton's sought-after 55+ community . Embrace the serenity of lakefront living as you relax on your screened in patio. Your dream home awaits! Enjoy the theater with live performances without leaving the community, additional amenities include bus service, indoor/outdoor pools, gym, crafts, cards, library, music room, tennis and much more! This gem offers an exceptional investor opportunity with lease eligibility from day one of ownership . Convenience is unmatched here: not only is the dedicated parking space directly in front of the front door, but the mailboxes are just 10 steps away, with the trash chute, laundry, and storage room only a few steps further.

10. 2025-04-25
    price $135,000 762-char remark

    Show marketing remark (762 chars)

    Investor's Dream Condo in Century Village! This beautifully 2-bedroom, 1.5-bath condo in Boca Raton's sought-after 55+ community . Embrace the serenity of lakefront living as you relax on your screened in patio. Your dream home awaits! Enjoy the theater with live performances without leaving the community, additional amenities include bus service, indoor/outdoor pools, gym, crafts, cards, library, music room, tennis and much more! This gem offers an exceptional investor opportunity with lease eligibility from day one of ownership . Convenience is unmatched here: not only is the dedicated parking space directly in front of the front door, but the mailboxes are just 10 steps away, with the trash chute, laundry, and storage room only a few steps further.

11. 2025-04-15
    listed $150,000 Active 762-char remark

    Show marketing remark (762 chars)

    Investor's Dream Condo in Century Village! This beautifully 2-bedroom, 1.5-bath condo in Boca Raton's sought-after 55+ community . Embrace the serenity of lakefront living as you relax on your screened in patio. Your dream home awaits! Enjoy the theater with live performances without leaving the community, additional amenities include bus service, indoor/outdoor pools, gym, crafts, cards, library, music room, tennis and much more! This gem offers an exceptional investor opportunity with lease eligibility from day one of ownership . Convenience is unmatched here: not only is the dedicated parking space directly in front of the front door, but the mailboxes are just 10 steps away, with the trash chute, laundry, and storage room only a few steps further.

12. 2024-07-23
    historical
13. 2024-02-03
    listed $159,000 Active

ⓘ 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: $2,022 · $169/mo
• Projected year-2 tax: $2,022 · $169/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 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: $23,691
• − Mortgage interest: −$5,237
• − Property taxes: −$2,022
• − Insurance: −$468
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − HOA: −$6,648
• − Depreciation: −$2,720
• Taxable income: $2,805
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,021/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

-41.2% since first listed

13 events — show timeline

• 2026-03-30 Pending — MARMLS
• 2026-03-12 Listed $93,500 MARMLS
• 2025-10-20 Sold (MLS) $80,000 MARMLS
• 2025-09-29 Pending — MARMLS
• 2025-09-02 Contingent — MARMLS
• 2025-07-14 Price Changed $99,000 MARMLS
• 2025-06-17 Price Changed $109,000 MARMLS
• 2025-05-26 Price Changed $119,000 MARMLS
• 2025-05-05 Price Changed $129,999 MARMLS
• 2025-04-25 Price Changed $135,000 MARMLS
• 2025-04-15 Listed $150,000 MARMLS
• 2024-07-23 Listing Removed — Beaches MLS
• 2024-02-03 Listed $159,000 Beaches MLS

Property tax history

+7.1%/yr

Latest (2025): $2,022 · -1.0% YoY. Source: county tax records.