5064 Lake Catalina Dr Unit A · Boca Raton, FL 33496

$650,000

3 bd · 2.0 ba · 1,529 sqft · Condo public records · 33 Days on market

Built 1989 $550/mo HOA · 12% of rent

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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
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Charming Condo on 1st floor with a wrap around terrace overlooking a sparkling water view. Newer Kitchen and 2 baths. In addition, there is a den/office adjacent to the terrace. Open unit with wonderful sunlight. Within walking distance to houses of worship and shopping centers.

Key facts

• Custom cabinetry
• Water views
• Private entrance

Tags

• PRIVATE ENTRANCE
• WRAPAROUND TERRACE
• WATER VIEWS
• L-SHAPED SCREENED-IN PATIO
• UPDATED CONTEMPORARY KITCHEN
• CUSTOM CABINETRY

Property features AI

Finance

• Other: Pets allowed (with limits)
• HOA & community: Monthly HOA fee of $550; Association-managed (Crest Management Group Inc); Community amenities include pool, fitness center, clubhouse, tennis courts, pickleball courts, basketball court, bocce ball, putting green, golf course access, billiard/game room, cabana, library, parking, sauna, and security

Exterior

• Parking: Attached garage (1 space); Driveway; Covered parking (1)
• Security: Security gate; Security patrol
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium; One level living; East-facing
• Construction: CBS construction; Concrete and tile roof; Two-story building
• Exterior features: Covered patio; Screened patio; Patio; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Entrance foyer; Walk-in closets; Split bedroom layout
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $650k.

Deal economics

• At list price, monthly cash flow is $-950 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $482k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $465k (28.4% below list).
• Recommended offer: $465k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $69k of equity ($4k loan paydown + $65k 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 ~$112k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $100k; list at $650k implies a 550% 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 $465,322 (28.4% 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 33 days. Have you received any prior offers? Is the seller open to a 28% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.27%
• DSCR: 0.72
• GRM: 11.6

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $290,428
• Equity at exit: $585,571

10-year hold

• IRR: 17.9%
• Equity multiple: 5.93×
• Total profit: $896,831
• Equity at exit: $1,262,807

Cash invested: $182,000 (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: 11.6×

Monthly cashflow live

• Estimated rent: $4,653 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$397 /mo · $4,762/yr
• Insurance: −$271
• HOA: −$550
• Vacancy / Maint / Mgmt: −$977
• Net cashflow: $-950

Break-even live

Break-even rent $5,856

Max offer price $482,129

Occupancy floor —

Sensitivity live

Price	-10% $-582	-5% $-766	+0% $-950	+5% $-1,134	+10% $-1,318
Rent	-10% $-1,318	-5% $-1,134	+0% $-950	+5% $-766	+10% $-583
Rate	-1.0pp $-623	-0.5pp $-785	base $-950	+0.5pp $-1,119	+1.0pp $-1,290

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 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	25d	1	0.47mi
6503 N Military Trl Boca Raton, FL	1.0–2.0	1.0–2.0	1155	$3,211	$2.78	0d	51	0.68mi
17768 Maplewood Dr Boca Raton, FL	4.0	2.0	2123	$5,200	$2.45	23d	1	0.69mi
5605 Forest Oaks Ter Delray Beach, FL	3.0	3.0	2092	$10,000	$4.78	15d	1	0.96mi
16843 Boca Delray Dr Delray Beach, FL	2.0	2.0	1533	$4,900	$3.20	23d	1	1.00mi
16658 La Mesa Dr Delray Beach, FL	3.0	2.0	1779	$4,000	$2.25	25d	1	1.09mi
5555 N Military Trl Boca Raton, FL	2.0–3.0	2.0–3.0	1282	$5,069	$3.95	2d	21	1.11mi
17372 Boca Club Blvd #408 Boca Raton, FL	3.0	2.0	1271	$5,000	$3.93	25d	1	1.14mi
5801 NW 24th Ave #1001 Boca Raton, FL	3.0	2.5	1957	$13,000	$6.64	18d	1	1.16mi
5500 N Military Trl Boca Raton, FL	1.0–3.0	1.0–2.0	1053	$5,619	$5.33	0d	26	1.20mi
17340 Boca Club Blvd Boca Raton, FL	2.0	2.0	1071	$3,300	$3.08	25d	1	1.20mi
17324 Boca Club Blvd #903 Boca Raton, FL	3.0	2.0	1347	$4,800	$3.56	25d	1	1.24mi
4983 Garden Dr Delray Beach, FL	3.0	2.0	2000	$15,000	$7.50	25d	1	1.25mi
5072 Alencia Ct Delray Beach, FL	3.0	2.0	1638	$4,500	$2.75	25d	1	1.25mi
17274 Boca Club Blvd #2308 Boca Raton, FL	2.0	2.0	1271	$3,500	$2.75	16d	1	1.28mi
2431 NW 59th St #404 Boca Raton, FL	3.0	2.5	1957	$10,000	$5.11	25d	1	1.30mi
2093 NW 52nd St Unit 2093 Boca Raton, FL	3.0	2.5	1835	$13,000	$7.08	25d	1	1.31mi
17256 Boca Club Blvd #1401 Boca Raton, FL	2.0	2.0	1271	$5,800	$4.56	25d	1	1.31mi
17712 Candlewood Ter Boca Raton, FL	3.0	2.0	1984	$5,000	$2.52	6d	1	1.33mi
17712 Candlewood Ter Boca Raton, FL	3.0	2.0	1984	$5,000	$2.52	25d	1	1.33mi
2034 NW 52nd St Boca Raton, FL	2.0	2.5	1527	$12,000	$7.86	25d	1	1.33mi
16415 Berry Way Delray Beach, FL	4.0	2.5	1605	$3,000	$1.87	18d	1	1.33mi
2218 NW 52nd St Boca Raton, FL	2.0	2.5	1482	$13,000	$8.77	25d	1	1.34mi
4801 S Citation Dr Delray Beach, FL	1.0–3.0	1.0–2.0	1180	$3,745	$3.17	0d	37	1.36mi
6750 Congress Ave Boca Raton, FL	1.0–2.0	1.0–2.0	1050	$3,453	$3.29	0d	10	1.40mi
17309 Balboa Point Way Boca Raton, FL	3.0	2.0	2013	$5,500	$2.73	25d	1	1.42mi
17317 Boca Club Blvd #8 Boca Raton, FL	3.0	2.0	1639	$3,500	$2.14	18d	1	1.42mi
17210 Boca Club Blvd #103 Boca Raton, FL	2.0	2.5	2194	$4,000	$1.82	25d	1	1.45mi
5500 Broken Sound Blvd NW Boca Raton, FL	1.0–3.0	1.0–3.0	1258	$4,688	$3.73	0d	26	1.46mi
5241 Jog Ln Delray Beach, FL	3.0	2.5	1806	$3,650	$2.02	6d	1	1.47mi
17287 Boca Club Blvd #8 Boca Raton, FL	3.0	2.0	1976	$5,800	$2.94	25d	1	1.48mi

HOA detail condo

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

Listing history 12 events

1. 2026-05-31
   days on market $650,000 Active 33 DOM
2. 2026-04-27
   listed $650,000 Active
3. 2021-04-09
   soldstatus $100,000
4. 2021-04-01
   soldstatus $100,000 Closed 279-char remark

   Show marketing remark (279 chars)

   Charming Condo on 1st floor with a wrap around terrace overlooking a sparkling water view. Newer Kitchen and 2 baths. In addition, there is a den/office adjacent to the terrace. Open unit with wonderful sunlight. Within walking distance to houses of worship and shopping centers.

5. 2021-01-26
   status Pending 279-char remark

   Show marketing remark (279 chars)

   Charming Condo on 1st floor with a wrap around terrace overlooking a sparkling water view. Newer Kitchen and 2 baths. In addition, there is a den/office adjacent to the terrace. Open unit with wonderful sunlight. Within walking distance to houses of worship and shopping centers.

6. 2020-11-18
   price $139,000 279-char remark

   Show marketing remark (279 chars)

   Charming Condo on 1st floor with a wrap around terrace overlooking a sparkling water view. Newer Kitchen and 2 baths. In addition, there is a den/office adjacent to the terrace. Open unit with wonderful sunlight. Within walking distance to houses of worship and shopping centers.

7. 2020-08-14
   listed $155,000 Active 279-char remark

   Show marketing remark (279 chars)

   Charming Condo on 1st floor with a wrap around terrace overlooking a sparkling water view. Newer Kitchen and 2 baths. In addition, there is a den/office adjacent to the terrace. Open unit with wonderful sunlight. Within walking distance to houses of worship and shopping centers.

8. 2018-07-16
   soldstatus $135,000
9. 2018-07-12
   soldstatus $135,000 Closed 293-char remark

   Show marketing remark (293 chars)

   1ST FLOOR CONDO SURROUNDED BY WATER FROM THE FRONT WALK WAY, TO THE SCENIC VIEWS FROM ALL LIVING AREAS AND THE LARGE ALCOVE SHAPED WRAP AROUND TERRACE. UNUSUALLY BRIGHT FOR A 1ST FLOOR CONDO FEATURING 2 BEDROOMS + DEN AND 2 FULL BATHS. NEUTRAL TILES THROUGHOUT, UPGRADED COUNTERS AND CABINETS.

10. 2018-06-20
    status Pending 293-char remark

    Show marketing remark (293 chars)

    1ST FLOOR CONDO SURROUNDED BY WATER FROM THE FRONT WALK WAY, TO THE SCENIC VIEWS FROM ALL LIVING AREAS AND THE LARGE ALCOVE SHAPED WRAP AROUND TERRACE. UNUSUALLY BRIGHT FOR A 1ST FLOOR CONDO FEATURING 2 BEDROOMS + DEN AND 2 FULL BATHS. NEUTRAL TILES THROUGHOUT, UPGRADED COUNTERS AND CABINETS.

11. 2018-04-19
    listed $125,000 Active 293-char remark

    Show marketing remark (293 chars)

    1ST FLOOR CONDO SURROUNDED BY WATER FROM THE FRONT WALK WAY, TO THE SCENIC VIEWS FROM ALL LIVING AREAS AND THE LARGE ALCOVE SHAPED WRAP AROUND TERRACE. UNUSUALLY BRIGHT FOR A 1ST FLOOR CONDO FEATURING 2 BEDROOMS + DEN AND 2 FULL BATHS. NEUTRAL TILES THROUGHOUT, UPGRADED COUNTERS AND CABINETS.

12. 1989-02-02
    soldstatus $199,000

ⓘ 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: $4,762 · $397/mo
• Projected year-2 tax: $5,395 · $450/mo
• Expected delta: +$633/yr (+$53/mo · 13.3%)

ⓘ 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: $55,839
• − Mortgage interest: −$36,410
• − Property taxes: −$4,762
• − Insurance: −$3,250
• − Repairs & maintenance: −$4,467
• − Management: −$4,467
• − HOA: −$6,600
• − Depreciation: −$18,909
• Taxable loss: −$23,027
• Est. tax savings @ 24.0%: +$5,526
• After-tax cash flow: $-5,877/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

+226.6% since first listed

11 events — show timeline

• 2026-04-27 Listed $650,000 Beaches MLS
• 2021-04-09 Sold (Public Records) $100,000 Public Records
• 2021-04-01 Sold (MLS) $100,000 Beaches MLS
• 2021-01-26 Pending — Beaches MLS
• 2020-11-18 Price Changed $139,000 Beaches MLS
• 2020-08-14 Listed $155,000 Beaches MLS
• 2018-07-16 Sold (Public Records) $135,000 Public Records
• 2018-07-12 Sold (MLS) $135,000 Beaches MLS
• 2018-06-20 Pending — Beaches MLS
• 2018-04-19 Listed $125,000 Beaches MLS
• 1989-02-02 Sold (Public Records) $199,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $4,762 · +0.0% YoY. Source: county tax records.