11163 180th Ct S · Boca Raton, FL 33498

$396,500

2 bd · 2.0 ba · 1,597 sqft · SingleFamily public records · 27 Days on market

Built 1993 2,178 sqft lot $261/mo HOA · 7% 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 +18.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

TRULY IMMACULATE HOME. NEWLY PAINTED NEUTRAL COLORS. WELL DONE FAUX PAINTING IN MASTER, BACKSPLASH AND ENTRANCE WAY. NEWER AC, NEW REFRIGERATOR, ROOF ONLY 10 YEARS OLD. PULL DOWN STAIRS IN GARAGE. FANTASTIC WATER VIEW. MUST SEE

Key facts

• Designer kitchen
• One story villa
• Water views

Tags

• ONE STORY VILLA
• SCREENED PORCH
• DESIGNER KITCHEN
• OVERSIZED QUARTZ ISLAND
• WATER VIEWS
• TROPICAL PRESERVE

Property features AI

Finance

• Other: Senior community; Community contains 132 units; Pets not allowed
• Financial info: Not a land-lease property
• HOA & community: Part of an association (Sweetwater Sec 4 / Boca Chase); Monthly HOA fee (approximate): $196; HOA includes cable TV, grounds maintenance, security, common area upkeep, reserves, recreation facility and pool service; Community amenities: clubhouse, fitness center, jogging path, pool (heated), tennis courts, sidewalks, maintained community, gated access

Exterior

• Parking: Attached garage (1 car); Driveway; Covered parking space
• Security: Smoke detectors; Gated community security
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Villa; One-story; Updated / remodeled; Screened front entry; Faces south
• Construction: Built with concrete, stucco and CBS; Tile roof; Slab foundation; Largest floor plan model
• Exterior features: Open patio; Screened porch / screened front entry; Patio; Porch; Asphalt road surface; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Entrance foyer; High ceilings; Kitchen island; Vaulted ceilings; Walk-in closets; Split bedroom layout
• Laundry & utility: Inside laundry room with laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $396k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $392k (1.2% below list).
• Recommended offer: $391k (1.5% 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: Sunrise Park Elementary School (math 80% / reading 81%, grade A+, #104 of 2,144 statewide, top 5%, 1,074 students, 23% FRL); Eagles Landing Middle School (math 66% / reading 67%, grade A-, #84 of 571 statewide, top 16%, 1,508 students, 27% FRL); Olympic Heights Community High (math 52% / reading 64%, grade C, #120 of 667 statewide, top 18%, 2,602 students, 30% FRL) — zoned schools average 27% FRL vs 52% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 50% district-wide (+19 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: 92 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $21k of equity ($3k loan paydown + $19k appreciation (4.7% 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 (4.7% appreciation + 3.0% rent growth), your $111k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($391k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $23k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; list at $396k implies a 133% 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; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $390,552 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.97×
• Total profit: $108,082
• Equity at exit: $216,994

10-year hold

• IRR: 16.2%
• Equity multiple: 3.79×
• Total profit: $309,800
• Equity at exit: $368,287

Cash invested: $111,020 (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 33498

• Home prices YoY: 1.5%
• Active inventory: 92
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,918 high
• Mortgage (P&I): −$2,079
• Tax from tax record: −$215 /mo · $2,582/yr
• Insurance: −$165
• HOA: −$261
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $375

Break-even live

Break-even rent $3,444

Max offer price $396,500

Occupancy floor 85%

Sensitivity live

Price	-10% $599	-5% $487	+0% $375	+5% $263	+10% $151
Rent	-10% $65	-5% $220	+0% $375	+5% $530	+10% $685
Rate	-1.0pp $575	-0.5pp $476	base $375	+0.5pp $272	+1.0pp $168

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: $99,125
• Closing costs: $11,895
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10875 Lake Front Pl Unit 10875 Boca Raton, FL	2.0	2.0	1204	$2,300	$1.91	25d	1	0.35mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,800	$2.62	19d	1	0.52mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,600	$2.48	18d	1	0.52mi
10780 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,500	$2.41	8d	1	0.53mi
10766 Crescendo Cir Unit X Boca Raton, FL	3.0	2.5	2223	$4,500	$2.02	25d	1	0.93mi
18965 Adagio Dr Boca Raton, FL	3.0	2.0	1795	$5,250	$2.92	25d	1	1.01mi
9975 Boca Gardens Trl Unit A Boca Raton, FL	3.0	2.0	1276	$3,300	$2.59	8d	1	1.30mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	12d	1	1.44mi
9928 Moss Pond Dr Unit 9928 Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	15d	1	1.44mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	25d	1	1.44mi

HOA detail

• Monthly dues: $261 · $3,132/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-18
   days on market $396,500 Active 27 DOM
2. 2026-06-17
   days on market $396,500 Active 26 DOM
3. 2026-06-16
   days on market $396,500 Active 25 DOM
4. 2026-06-15
   days on market $396,500 Active 24 DOM
5. 2026-06-13
   days on market $396,500 Active 22 DOM
6. 2026-06-09
   days on market $396,500 Active 18 DOM
7. 2026-06-08
   days on market $396,500 Active 17 DOM
8. 2026-06-07
   days on market $396,500 Active 16 DOM
9. 2026-06-04
   pricedays on market $396,500 Active 13 DOM
10. 2026-06-03
    days on market $419,900 Active 12 DOM
11. 2026-06-02
    days on market $419,900 Active 11 DOM
12. 2026-06-01
    days on market $419,900 Active 10 DOM
13. 2026-05-31
    days on market $419,900 Active 9 DOM
14. 2026-05-22
    listed $419,900 Active
15. 2014-10-20
    historical 229-char remark

    Show marketing remark (229 chars)

    TRULY IMMACULATE HOME. NEWLY PAINTED NEUTRAL COLORS. WELL DONE FAUX PAINTING IN MASTER, BACKSPLASH AND ENTRANCE WAY. NEWER AC, NEW REFRIGERATOR, ROOF ONLY 10 YEARS OLD. PULL DOWN STAIRS IN GARAGE. FANTASTIC WATER VIEW. MUST SEE

16. 2014-10-20
    soldstatus $170,000

    Show marketing remark (229 chars)

    TRULY IMMACULATE HOME. NEWLY PAINTED NEUTRAL COLORS. WELL DONE FAUX PAINTING IN MASTER, BACKSPLASH AND ENTRANCE WAY. NEWER AC, NEW REFRIGERATOR, ROOF ONLY 10 YEARS OLD. PULL DOWN STAIRS IN GARAGE. FANTASTIC WATER VIEW. MUST SEE

17. 2014-10-14
    soldstatus $170,000 Closed 229-char remark

    Show marketing remark (229 chars)

    TRULY IMMACULATE HOME. NEWLY PAINTED NEUTRAL COLORS. WELL DONE FAUX PAINTING IN MASTER, BACKSPLASH AND ENTRANCE WAY. NEWER AC, NEW REFRIGERATOR, ROOF ONLY 10 YEARS OLD. PULL DOWN STAIRS IN GARAGE. FANTASTIC WATER VIEW. MUST SEE

18. 2014-09-03
    status Pending 229-char remark

    Show marketing remark (229 chars)

    TRULY IMMACULATE HOME. NEWLY PAINTED NEUTRAL COLORS. WELL DONE FAUX PAINTING IN MASTER, BACKSPLASH AND ENTRANCE WAY. NEWER AC, NEW REFRIGERATOR, ROOF ONLY 10 YEARS OLD. PULL DOWN STAIRS IN GARAGE. FANTASTIC WATER VIEW. MUST SEE

19. 2014-08-29
    listed $174,800 Active 229-char remark

    Show marketing remark (229 chars)

    TRULY IMMACULATE HOME. NEWLY PAINTED NEUTRAL COLORS. WELL DONE FAUX PAINTING IN MASTER, BACKSPLASH AND ENTRANCE WAY. NEWER AC, NEW REFRIGERATOR, ROOF ONLY 10 YEARS OLD. PULL DOWN STAIRS IN GARAGE. FANTASTIC WATER VIEW. MUST SEE

20. 1993-07-30
    soldstatus $123,000

ⓘ 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: $2,582 · $215/mo
• Projected year-2 tax: $3,291 · $274/mo
• Expected delta: +$709/yr (+$59/mo · 27.5%)

ⓘ 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 6/10 Major
• 🌡 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: $47,022
• − Mortgage interest: −$22,210
• − Property taxes: −$2,582
• − Insurance: −$1,982
• − Repairs & maintenance: −$3,762
• − Management: −$3,762
• − HOA: −$3,132
• − Depreciation: −$11,535
• Taxable loss: −$1,942
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $4,966/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): 16,853
• Household income: $146,765
• Rent vs Own: 5.3% rent · 94.7% own
• Severe rent burden: 65.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 16% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 2% Cuban 6%
• Common ancestry: Romanian 17% Scotch-Irish 6% Italian 3%
• Foreign-born: 28% · Canada, Dominican Republic, China
• Languages at home: 72% English-only · Spanish 12% Other Indo-European 6% Russian/Polish/Slavic 5%

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: ▲ 4.68%
• Current HPI: 325.4026
• Rent YoY: —
• 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

+241.4% since first listed

7 events — show timeline

• 2026-05-22 Listed $419,900 Beaches MLS
• 2014-10-20 Listing Removed — Beaches MLS
• 2014-10-20 Sold (Public Records) $170,000 Public Records
• 2014-10-14 Sold (MLS) $170,000 Beaches MLS
• 2014-09-03 Pending — Beaches MLS
• 2014-08-29 Listed $174,800 Beaches MLS
• 1993-07-30 Sold (Public Records) $123,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,582 · +3.3% YoY. Source: county tax records.