9497 Boca Gardens Pkwy Unit A · Boca Raton, FL 33496

$480,000

3 bd · 2.0 ba · 1,566 sqft · SingleFamily public records · 30 Days on market

Built 1990 2,531 sqft lot $477/mo HOA · 13% 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 +6.8/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks MLS

This goregous 3/2 villa features high vaulted ceilings, large open floor plan great for entertianing guests, HUGE beautiful upgraded kitchen, with ceiling fans in every room. Master bedroom very spacious with walk in closet and upgraded bathroom fixtures, double sink, countertops, and shower. Also features a bonus hot tub and private screened in patio, one car garage with plenty driveway space. Great location in the desirable Boca Gardens community. Needs new carpet and some holes in the wall.

Key facts

• Green areas
• Walking paths
• 3 pools

Tags

• GREEN AREAS
• WALKING PATHS
• 3 POOLS

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Community managed by Castle Group; Monthly HOA fee; Community amenities include clubhouse, fitness center, jogging path, playground, parking, tennis courts, community room, heated pool, pickleball courts, sidewalks, and street lights; HOA covers cable TV, insurance, grounds and structure maintenance, security, trash, common areas, and roof repairs

Exterior

• Parking: 3 total parking spaces; 1 attached garage (covered); Driveway with assigned parking; 2 open parking spaces
• Security: Smoke detectors; Security patrol
• Utilities: Public water; Public sewer; Cable connected; Electricity available; Water connected
• Home design: Villa; One story; Resale property; Faces west
• Construction: Concrete/CBS construction; Shingle roof
• Exterior features: Screened patio; Patio; Not waterfront; Public maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: High ceilings; Shutters
• Laundry & utility: In-unit laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-744 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $349k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $375k (21.9% below list).
• Recommended offer: $349k (27.4% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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: Whispering Pines Elementary School (math 62% / reading 69%, grade B+, #500 of 2,144 statewide, top 24%, 1,015 students, 25% FRL); Omni Middle School (math 66% / reading 66%, grade A-, #93 of 571 statewide, top 16%, 1,128 students, 29% 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 28% FRL vs 52% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 63% at this address vs 50% district-wide (+14 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; 40 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 $51k of equity ($3k loan paydown + $48k 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 ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($473k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $206k; list at $480k 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; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $348,515 (27.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.78% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.65%
• DSCR: 0.70
• GRM: 10.7

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $211,726
• Equity at exit: $432,422

10-year hold

• IRR: 17.7%
• Equity multiple: 5.88×
• Total profit: $656,265
• Equity at exit: $932,534

Cash invested: $134,400 (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: 10.7×

Monthly cashflow live

• Estimated rent: $3,749 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$512 /mo · $6,146/yr
• Insurance: −$200
• HOA: −$477
• Vacancy / Maint / Mgmt: −$787
• Net cashflow: $-744

Break-even live

Break-even rent $4,692

Max offer price $348,515

Occupancy floor —

Sensitivity live

Price	-10% $-473	-5% $-608	+0% $-744	+5% $-880	+10% $-1,016
Rent	-10% $-1,041	-5% $-892	+0% $-744	+5% $-596	+10% $-448
Rate	-1.0pp $-503	-0.5pp $-622	base $-744	+0.5pp $-869	+1.0pp $-995

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9238 Vineland Ct Unit G Boca Raton, FL	3.0	2.0	1318	$3,100	$2.35	0d	1	0.26mi
9713 Boca Gardens Pkwy Unit D Boca Raton, FL	3.0	3.5	1325	$3,995	$3.02	16d	1	0.29mi
9392 Affirmed Ln Boca Raton, FL	3.0	2.0	1635	$3,200	$1.96	16d	1	0.30mi
9585 Affirmed Ln Boca Raton, FL	4.0	2.0	1756	$3,950	$2.25	7d	1	0.31mi
9190 Boca Gardens Pkwy Unit B Boca Raton, FL	3.0	2.5	1845	$3,500	$1.90	26d	1	0.32mi
9448 Saddlebrook Dr Unit 9448 Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	26d	1	0.34mi
9448 Saddlebrook Dr Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	22d	1	0.34mi
9203 Boca Gardens Cir S Unit D Boca Raton, FL	3.0	2.5	2088	$3,300	$1.58	26d	1	0.35mi
9732 Saddlebrook Dr Boca Raton, FL	4.0	2.0	1388	$3,235	$2.33	12d	1	0.41mi
9104 Affirmed Ln Boca Raton, FL	3.0	2.0	1266	$3,215	$2.54	1d	1	0.45mi
9975 Boca Gardens Trl Unit A Boca Raton, FL	3.0	2.0	1276	$3,300	$2.59	9d	1	0.51mi
9841 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1435	$4,500	$3.14	26d	1	0.65mi
18730 Stewart Cir #5 Boca Raton, FL	2.0	2.0	1227	$2,500	$2.04	26d	1	0.67mi
9850 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1364	$3,600	$2.64	26d	1	0.68mi
9590 Islamorada Ter Boca Raton, FL	4.0	2.5	2064	$5,000	$2.42	23d	1	0.69mi
9785 Ridgecreek Rd Boca Raton, FL	2.0	2.0	1172	$3,450	$2.94	6d	1	0.71mi
9785 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1172	$3,600	$3.07	20d	1	0.71mi
9708 Erica Ct Boca Raton, FL	2.0	2.0	1410	$4,800	$3.40	26d	1	0.75mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	13d	1	0.78mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	26d	1	0.78mi
9928 Moss Pond Dr Unit 9928 Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	16d	1	0.78mi
9505 Aegean Dr Boca Raton, FL	4.0	2.5	2133	$4,200	$1.97	9d	1	0.80mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,500	$3.09	6d	1	0.82mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,400	$3.00	6d	1	0.82mi
18298 102nd Way S Boca Raton, FL	4.0	2.0	1853	$6,500	$3.51	26d	1	0.84mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	16d	1	0.85mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	26d	1	0.85mi
9636 Tavernier Dr Boca Raton, FL	3.0	2.0	1820	$4,200	$2.31	26d	1	0.88mi
18917 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,350	$2.96	26d	1	0.95mi
9110 Fairbanks Ln #4 Boca Raton, FL	2.0	2.0	1227	$2,400	$1.96	26d	1	0.95mi
8664 Jasmine Way Boca Raton, FL	2.0	2.0	1162	$1,795	$1.54	26d	1	0.99mi
9387 Richmond Cir Boca Raton, FL	3.0	2.0	1849	$4,100	$2.22	12d	1	1.08mi
9387 Richmond Cir Boca Raton, FL	3.0	2.0	1849	$4,100	$2.22	1d	1	1.08mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	23d	1	1.10mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	26d	1	1.10mi
8550 Via Romana Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	12d	1	1.10mi
17345 Sea Blossom Way Boca Raton, FL	3.0	3.0	2240	$10,500	$4.69	19d	1	1.12mi
8146 Windgate Dr Boca Raton, FL	2.0	2.0	1310	$5,000	$3.82	26d	1	1.25mi
4007 Yarmouth a Boca Raton, FL	2.0	2.0	1132	$2,200	$1.94	26d	1	1.26mi
10780 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,500	$2.41	9d	1	1.28mi

HOA detail

• Monthly dues: $477 · $5,724/yr

Listing history 33 events

1. 2026-06-21
   days on market $480,000 Active 30 DOM
2. 2026-06-18
   days on market $480,000 Active 27 DOM
3. 2026-06-17
   days on market $480,000 Active 26 DOM
4. 2026-06-16
   days on market $480,000 Active 25 DOM
5. 2026-06-15
   days on market $480,000 Active 24 DOM
6. 2026-06-13
   days on market $480,000 Active 22 DOM
7. 2026-06-09
   days on market $480,000 Active 18 DOM
8. 2026-06-08
   days on market $480,000 Active 17 DOM
9. 2026-06-07
   days on market $480,000 Active 16 DOM
10. 2026-06-04
    days on market $480,000 Active 13 DOM
11. 2026-06-03
    days on market $480,000 Active 12 DOM
12. 2026-06-02
    days on market $480,000 Active 11 DOM
13. 2026-06-01
    days on market $480,000 Active 10 DOM
14. 2026-05-31
    days on market $480,000 Active 9 DOM
15. 2026-05-22
    listed $480,000 Active
16. 2015-02-19
    historical
17. 2015-02-18
    price $248,000
18. 2015-01-30
    price $250,000
19. 2015-01-19
    price $255,000
20. 2015-01-06
    listed $260,000 Active
21. 2014-11-04
    soldstatus $206,164 Sold 498-char remark

    Show marketing remark (498 chars)

    This goregous 3/2 villa features high vaulted ceilings, large open floor plan great for entertianing guests, HUGE beautiful upgraded kitchen, with ceiling fans in every room. Master bedroom very spacious with walk in closet and upgraded bathroom fixtures, double sink, countertops, and shower. Also features a bonus hot tub and private screened in patio, one car garage with plenty driveway space. Great location in the desirable Boca Gardens community. Needs new carpet and some holes in the wall.

22. 2014-10-22
    status Pending 498-char remark

    Show marketing remark (498 chars)

    This goregous 3/2 villa features high vaulted ceilings, large open floor plan great for entertianing guests, HUGE beautiful upgraded kitchen, with ceiling fans in every room. Master bedroom very spacious with walk in closet and upgraded bathroom fixtures, double sink, countertops, and shower. Also features a bonus hot tub and private screened in patio, one car garage with plenty driveway space. Great location in the desirable Boca Gardens community. Needs new carpet and some holes in the wall.

23. 2014-10-08
    listed $215,180 Active 498-char remark

    Show marketing remark (498 chars)

    This goregous 3/2 villa features high vaulted ceilings, large open floor plan great for entertianing guests, HUGE beautiful upgraded kitchen, with ceiling fans in every room. Master bedroom very spacious with walk in closet and upgraded bathroom fixtures, double sink, countertops, and shower. Also features a bonus hot tub and private screened in patio, one car garage with plenty driveway space. Great location in the desirable Boca Gardens community. Needs new carpet and some holes in the wall.

24. 2014-07-03
    historical
25. 2014-04-16
    historical Contingent
26. 2014-04-03
    listed $170,000 Active
27. 2013-05-22
    historical
28. 2006-08-28
    soldstatus $329,000
29. 2006-06-30
    soldstatus $329,000
30. 2006-05-29
    historical
31. 2006-04-17
    listed $329,000
32. 1993-09-27
    soldstatus $114,400
33. 1991-09-16
    soldstatus $115,000

ⓘ 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: $6,146 · $512/mo
• Projected year-2 tax: $6,146 · $512/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 21 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: $44,992
• − Mortgage interest: −$26,887
• − Property taxes: −$6,146
• − Insurance: −$2,400
• − Repairs & maintenance: −$3,599
• − Management: −$3,599
• − HOA: −$5,724
• − Depreciation: −$13,964
• Taxable loss: −$17,327
• Est. tax savings @ 24.0%: +$4,159
• After-tax cash flow: $-4,773/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

+317.4% since first listed

19 events — show timeline

• 2026-05-22 Listed $480,000 Beaches MLS
• 2015-02-19 Listing Removed — Beaches MLS
• 2015-02-18 Price Changed $248,000 Beaches MLS
• 2015-01-30 Price Changed $250,000 Beaches MLS
• 2015-01-19 Price Changed $255,000 Beaches MLS
• 2015-01-06 Listed $260,000 Beaches MLS
• 2014-11-04 Sold (MLS) $206,164 MARMLS
• 2014-10-22 Pending — MARMLS
• 2014-10-08 Listed $215,180 MARMLS
• 2014-07-03 Listing Removed — Beaches MLS
• 2014-04-16 Contingent — Beaches MLS
• 2014-04-03 Listed $170,000 Beaches MLS
• 2013-05-22 Listing Removed — MARMLS
• 2006-08-28 Sold (Public Records) $329,000 Public Records
• 2006-06-30 Sold (MLS) $329,000 Beaches MLS
• 2006-05-29 Listing Removed — Beaches MLS
• 2006-04-17 Listed $329,000 Beaches MLS
• 1993-09-27 Sold (Public Records) $114,400 Public Records
• 1991-09-16 Sold (Public Records) $115,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $6,146 · +1.5% YoY. Source: county tax records.