6646 NW 25th Ter · Boca Raton, FL 33496

$439,900

3 bd · 2.5 ba · 2,293 sqft · SingleFamily public records · 15 Days on market

Built 1991 4,996 sqft lot Est $812k · 46% under $603/mo HOA · 7% of rent

---

Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks

Experience the best of South Florida living in this beautiful 3-bedroom, 3-bathroom two-story residence located in the prestigious Banyans community within Broken Sound Country Club in Boca Raton. Offering an exceptional blend of comfort and understated elegance, this home features soaring ceilings, spacious living areas, abundant natural light, and a thoughtfully designed floor plan perfect for both everyday living and entertaining. Step outside to your private backyard oasis, complete with a gorgeous pool and ample outdoor space for relaxation and gatherings. Additional highlights include a two-car garage and the privacy and security of a gated property. This property is now active in an

Key facts

• Gated property
• Resort style pool
• Gorgeous pool

Tags

• PRIVATE BACKYARD OASIS
• GORGEOUS POOL
• GATED PROPERTY
• TWO CHAMPIONSHIP GOLF COURSES
• PREMIER TENNIS FACILITIES
• RESORT STYLE POOL

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee; Association fee: $603 per month; Community amenities: clubhouse, golf and golf-course community, game room, on-site property manager, community pool, street lights, sidewalks, tennis courts

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with door opener
• Home design: Two-story home; Faces west
• Construction: Block construction; Spanish tile roof; Resale property
• Exterior features: Fenced yard; Patio

Interior

• Bedrooms: Den (flex room); Family room; Laundry / utility room
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Entrance foyer; Garden tub / Roman tub; High ceilings; Vaulted ceilings; Walk-in closets; Other interior features
• Laundry & utility: Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $440k).
• Recommended offer: $433k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: 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 (+2.3%/yr); 330 active listings in the ZIP; 18 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).
• At $8,836/mo this rent would consume 92% of the median local household income ($115k/yr) (locally 464% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (10.0% appreciation + 2.3% rent growth), your $123k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($433k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $280k; list at $440k implies a 57% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $433,301 (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: 2.01% ✓
• Cap rate: 15.60%
• Cash-on-cash: 33.24%
• DSCR: 2.48
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $811,722
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2492 NW 66th Dr	0.14mi	3/2.5	2,343 (+2%)	2mo	$830,000	$354	88

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: 49.2%
• Equity multiple: 4.66×
• Total profit: $451,249
• Equity at exit: $396,297

10-year hold

• IRR: 42.7%
• Equity multiple: 10.31×
• Total profit: $1,146,860
• Equity at exit: $854,629

Cash invested: $123,172 (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: 4.1×

Monthly cashflow live

• Estimated rent: $8,836 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$476 /mo · $5,709/yr
• Insurance: −$183
• HOA: −$603
• Vacancy / Maint / Mgmt: −$1,856
• Net cashflow: $3,412

Break-even live

Break-even rent $4,518

Max offer price $439,900

Occupancy floor 56%

Sensitivity live

Price	-10% $3,661	-5% $3,536	+0% $3,412	+5% $3,287	+10% $3,163
Rent	-10% $2,714	-5% $3,063	+0% $3,412	+5% $3,761	+10% $4,110
Rate	-1.0pp $3,633	-0.5pp $3,524	base $3,412	+0.5pp $3,298	+1.0pp $3,182

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: $109,975
• Closing costs: $13,197
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	11d	1	0.13mi
2485 NW 66th Dr Boca Raton, FL	3.0	2.5	2472	$9,500	$3.84	25d	1	0.13mi
2464 NW 66th Dr Boca Raton, FL	3.0	3.5	2568	$10,000	$3.89	25d	1	0.21mi
2404 NW 67th St Boca Raton, FL	4.0	3.5	3081	$15,000	$4.87	23d	1	0.38mi
5801 NW 24th Ave #1001 Boca Raton, FL	3.0	2.5	1957	$13,000	$6.64	18d	1	0.58mi
2431 NW 59th St #404 Boca Raton, FL	3.0	2.5	1957	$10,000	$5.11	25d	1	0.64mi
6213 NW 21st Ct Boca Raton, FL	3.0	4.0	2746	$10,000	$3.64	25d	1	0.83mi
2771 NW 49th St Boca Raton, FL	4.0	3.0	2596	$6,195	$2.39	18d	1	1.02mi
6503 N Military Trl Boca Raton, FL	1.0–2.0	1.0–2.0	1155	$3,211	$2.78	0d	51	1.08mi
17099 Ryton Ln Boca Raton, FL	3.0	2.5	2492	$18,000	$7.22	25d	1	1.08mi
4551 NW 26th Pl Boca Raton, FL	4.0	4.5	3250	$9,850	$3.03	18d	1	1.18mi
2237 NW 53rd St Boca Raton, FL	3.0	3.5	2305	$25,000	$10.85	25d	1	1.19mi
2683 NW 45th St Boca Raton, FL	4.0	2.5	2371	$6,750	$2.85	6d	1	1.22mi
2093 NW 52nd St Unit 2093 Boca Raton, FL	3.0	2.5	1835	$13,000	$7.08	25d	1	1.30mi
16850 Colchester Ct Delray Beach, FL	3.0	3.5	2715	$8,000	$2.95	19d	1	1.30mi
2011 NW 53rd St Boca Raton, FL	3.0	2.5	2461	$11,000	$4.47	13d	1	1.36mi
5605 Forest Oaks Ter Delray Beach, FL	3.0	3.0	2092	$10,000	$4.78	15d	1	1.38mi
4695 Brandywine Dr Boca Raton, FL	3.0	3.0	1974	$4,750	$2.41	25d	1	1.47mi

HOA detail

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

Listing history 11 events

1. 2026-06-15
   status $439,900 Pending 15 DOM
2. 2026-06-15
   days on market $439,900 Active 15 DOM
3. 2026-06-13
   days on market $439,900 Active 13 DOM
4. 2026-06-09
   days on market $439,900 Active 9 DOM
5. 2026-06-08
   days on market $439,900 Active 8 DOM
6. 2026-06-07
   days on market $439,900 Active 7 DOM
7. 2026-06-04
   days on market $439,900 Active 4 DOM
8. 2026-06-03
   days on market $439,900 Active 3 DOM
9. 2026-06-02
   days on market $439,900 Active 2 DOM
10. 2026-06-01
    remarks 699-char remark
11. 2026-06-01
    listed $439,900 Active 1 DOM

ⓘ 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: $5,709 · $476/mo
• Projected year-2 tax: $5,709 · $476/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 ≥106°F today · 24 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: $106,038
• − Mortgage interest: −$24,641
• − Property taxes: −$5,709
• − Insurance: −$2,200
• − Repairs & maintenance: −$8,483
• − Management: −$8,483
• − HOA: −$7,236
• − Depreciation: −$12,797
• Taxable income: $36,488
• Est. tax owed @ 24.0%: −$8,757
• After-tax cash flow: $32,185/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

+76.0% since first listed

18 events — show timeline

• 2026-05-29 Listed $439,900 MARMLS
• 2025-10-14 Listed $389,000 Beaches MLS
• 2025-10-14 Listing Removed — Beaches MLS
• 2025-10-14 Listing Removed — Beaches MLS
• 2025-07-22 Pending — Beaches MLS
• 2025-07-14 Contingent — Beaches MLS
• 2025-07-14 Listing Removed — Beaches MLS
• 2025-07-09 Relisted — Beaches MLS
• 2025-07-01 Pending — Beaches MLS
• 2025-06-25 Contingent — Beaches MLS
• 2025-06-18 Price Changed $389,000 Beaches MLS
• 2025-06-18 Relisted — Beaches MLS
• 2025-06-12 Contingent — Beaches MLS
• 2025-05-30 Price Changed $469,900 Beaches MLS
• 2025-05-13 Price Changed $499,000 Beaches MLS
• 2025-05-08 Listed $599,000 Beaches MLS
• 1997-12-23 Sold (Public Records) $279,900 Public Records
• 1991-02-12 Sold (Public Records) $250,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $5,709 · +1.8% YoY. Source: county tax records.