7370 Orangewood Ln #302 · Boca Raton, FL 33433

$149,900

2 bd · 2.0 ba · 1,566 sqft · Condo public records · 79 Days on market

Built 1985 $1548/mo HOA · 39% of rent

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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 +30.0/30.0
• 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 +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFULLY FURNISHED UNIT WITH VAULTED CEILINGS, TILE FLOORS, LOVELY BUILT -INS, 2 PATIOS. COUNTRY CLUB MEMBERSHIP REQUIRED.

Key facts

• Screened terrace
• Private balcony
• Soaking tub

Tags

• SCREENED TERRACE
• PRIVATE BALCONY
• STAINLESS STEEL APPLIANCES
• CUSTOM BUILT-IN CLOSET
• SOAKING TUB
• GOLF CART PARKING

Property features AI

Finance

• Financial info: Pets allowed with restrictions and limits; 443 units in the community
• HOA & community: Association: Mahogany Services and Boca Grove POA; Monthly HOA fee; Association amenities include: clubhouse, fitness center, heated pool, pool and spa, tennis courts, pickleball courts, basketball court, golf course, putting green, playground, dog park, cafe/restaurant, community room, elevators, parking, internet included

Exterior

• Parking: Assigned covered parking; Under-building parking; Attached 1-car garage; Driveway and guest parking
• Security: Gated community with guard; Security system; Security patrol; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water and sewer available
• Home design: Condominium; One-level; Resale condition; Faces north
• Construction: Built with stucco and CBS; Spanish tile roof; 3-story building
• Exterior features: Sidewalks; Private road frontage; Asphalt road surface; No waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Carpet; Tile; Engineered wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Entrance foyer; High ceilings; Vaulted ceilings; Walk-in closets; Split bedroom layout; Roman tub
• Laundry & utility: In-unit laundry; Laundry closet; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: 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: Del Prado Elementary School (math 78% / reading 78%, grade A, #149 of 2,144 statewide, top 8%, 712 students, 26% 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 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 71% at this address vs 50% district-wide (+22 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 flat; 430 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $99k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $150k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 2.63% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.04%
• DSCR: 1.71
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,113
• Equity at exit: $22,351

10-year hold

• IRR: 5.0%
• Equity multiple: 1.28×
• Total profit: $11,711
• Equity at exit: $12,961

Cash invested: $41,972 (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 33433

• Rents YoY: 0.3%
• Active inventory: 430
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $3,949 high
• Mortgage (P&I): −$786
• Tax from tax record: −$162 /mo · $1,941/yr
• Insurance: −$62
• HOA: −$1,548
• Vacancy / Maint / Mgmt: −$829
• Net cashflow: $561

Break-even live

Break-even rent $3,238

Max offer price $149,900

Occupancy floor 81%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7369 Orangewood Ln #301 Boca Raton, FL	3.0	2.5	1913	$7,500	$3.92	24d	1	0.06mi
7481 Campo Florido Boca Raton, FL	3.0	3.0	1946	$11,000	$5.65	17d	1	0.09mi
3705 Bridgewood Dr Boca Raton, FL	2.0	2.0	1400	$3,500	$2.50	24d	1	0.51mi
10235 Entrada Pl Boca Raton, FL	1.0–3.0	1.0–2.0	952	$2,349	$2.47	2d	26	0.56mi
3604 Bridgewood Dr Boca Raton, FL	2.0	2.5	1400	$2,450	$1.75	24d	1	0.58mi
21583 Villa Nova Dr Boca Raton, FL	3.0	2.0	1620	$4,650	$2.87	24d	1	0.62mi
21583 Villa Nova Dr Boca Raton, FL	3.0	2.0	1620	$4,500	$2.78	5d	1	0.62mi
3205 Bridgewood Dr #3205 Boca Raton, FL	2.0	2.5	1400	$3,200	$2.29	24d	1	0.69mi
2404 Bridgewood Dr Boca Raton, FL	2.0	2.5	1400	$4,700	$3.36	24d	1	0.69mi
7482 Courtyard Run E Unit E Boca Raton, FL	3.0	2.5	1449	$2,800	$1.93	3d	1	0.71mi
6750 Boca Pines Trl Unit A Boca Raton, FL	3.0	2.5	2036	$3,900	$1.92	24d	1	0.71mi
7735 Kenway Pl E Boca Raton, FL	2.0	2.0	1627	$3,900	$2.40	24d	1	0.72mi
7755 Kenway Pl E Boca Raton, FL	3.0	2.0	1625	$3,675	$2.26	19d	1	0.73mi
1002 Bridgewood Pl #1002 Boca Raton, FL	3.0	2.5	1550	$3,500	$2.26	24d	1	0.74mi
6813 Viento Way Boca Raton, FL	3.0	2.0	1956	$7,950	$4.06	24d	1	0.74mi
7526 Courtyard Run E Boca Raton, FL	3.0	2.5	1449	$3,100	$2.14	24d	1	0.74mi
6706 Boca Pines Trl Boca Raton, FL	3.0	2.5	2019	$3,950	$1.96	24d	1	0.77mi
6706 Boca Pines Trl Unit B Boca Raton, FL	3.0	2.5	2019	$3,950	$1.96	22d	1	0.77mi
1405 Bridgewood Dr Unit 1405 Boca Raton, FL	2.0	2.5	1400	$3,100	$2.21	24d	1	0.77mi
1405 Bridgewood Dr Unit 1405 Boca Raton, FL	2.0	2.5	1400	$3,000	$2.14	22d	1	0.77mi
7575 Courtyard Run W Boca Raton, FL	2.0	2.5	1290	$2,650	$2.05	17d	1	0.77mi
7744 Courtyard Run W Boca Raton, FL	3.0	2.5	1449	$3,100	$2.14	24d	1	0.80mi
7944 Eastlake Dr Unit D Boca Raton, FL	2.0	2.0	1216	$2,100	$1.73	24d	1	0.84mi
21102 Via Eden Boca Raton, FL	3.0	2.5	1702	$3,250	$1.91	17d	1	0.84mi
21018 Via Eden Boca Raton, FL	3.0	2.5	1552	$3,350	$2.16	24d	1	0.85mi
21270 Via Eden Boca Raton, FL	3.0	2.5	1812	$3,400	$1.88	8d	1	0.86mi
6874 Palmetto Cir S Boca Raton, FL	2.0	2.0	1260	$2,775	$2.20	22d	1	0.86mi
21115 Via Eden Boca Raton, FL	3.0	2.5	1553	$3,500	$2.25	24d	1	0.87mi
8272 Via Serena Boca Raton, FL	3.0	2.5	1553	$3,300	$2.12	15d	1	0.88mi
8289 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,300	$1.96	12d	1	0.90mi
8289 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,300	$1.96	24d	1	0.90mi
7911 Eastlake Dr Unit H Boca Raton, FL	2.0	2.0	1216	$2,200	$1.81	24d	1	0.91mi
8320 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,500	$2.07	21d	1	0.92mi
8320 Via Serena Boca Raton, FL	3.0	2.5	1687	$3,400	$2.02	5d	1	0.92mi
8171 Hampton Wood Dr Boca Raton, FL	3.0	2.0	2028	$5,275	$2.60	24d	1	0.96mi
8045 Eastlake Dr Unit 1-G Boca Raton, FL	2.0	2.0	1216	$2,750	$2.26	24d	1	0.98mi
8170 Hampton Wood Dr Boca Raton, FL	3.0	2.0	2244	$4,200	$1.87	24d	1	0.98mi
8534 Via D Oro Boca Raton, FL	3.0	2.0	1866	$5,500	$2.95	19d	1	1.05mi
8534 Via D Oro Boca Raton, FL	3.0	2.0	1866	$5,500	$2.95	4d	1	1.05mi
22182 Bella Lago Dr Boca Raton, FL	2.0–4.0	2.0–3.5	1614	$3,464	$2.15	2d	18	1.06mi

HOA detail condo

• Monthly dues: $1,548 · $18,576/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $149,900 Active 79 DOM
2. 2026-06-17
   days on market $149,900 Active 78 DOM
3. 2026-06-16
   days on market $149,900 Active 77 DOM
4. 2026-06-15
   days on market $149,900 Active 76 DOM
5. 2026-06-13
   days on market $149,900 Active 74 DOM
6. 2026-06-09
   days on market $149,900 Active 70 DOM
7. 2026-06-08
   days on market $149,900 Active 69 DOM
8. 2026-06-07
   pricedays on market $149,900 Active 68 DOM
9. 2026-06-04
   days on market $199,000 Active 65 DOM
10. 2026-06-03
    days on market $199,000 Active 64 DOM
11. 2026-06-02
    days on market $199,000 Active 63 DOM
12. 2026-06-01
    days on market $199,000 Active 62 DOM
13. 2026-05-31
    days on market $199,000 Active 61 DOM
14. 2026-04-10
    price $199,000
15. 2026-03-31
    listed $249,000 Active
16. 2021-01-08
    soldstatus $25,000
17. 2013-02-28
    historical
18. 2011-12-09
    listed $49,000
19. 2001-09-21
    soldstatus $105,000
20. 2001-08-31
    soldstatus $105,000 125-char remark

    Show marketing remark (125 chars)

    BEAUTIFULLY FURNISHED UNIT WITH VAULTED CEILINGS, TILE FLOORS, LOVELY BUILT -INS, 2 PATIOS. COUNTRY CLUB MEMBERSHIP REQUIRED.

21. 2001-04-27
    historical 125-char remark

    Show marketing remark (125 chars)

    BEAUTIFULLY FURNISHED UNIT WITH VAULTED CEILINGS, TILE FLOORS, LOVELY BUILT -INS, 2 PATIOS. COUNTRY CLUB MEMBERSHIP REQUIRED.

22. 2000-10-31
    listed $119,000 125-char remark

    Show marketing remark (125 chars)

    BEAUTIFULLY FURNISHED UNIT WITH VAULTED CEILINGS, TILE FLOORS, LOVELY BUILT -INS, 2 PATIOS. COUNTRY CLUB MEMBERSHIP REQUIRED.

23. 1999-10-20
    soldstatus $105,000
24. 1996-07-12
    soldstatus $105,000
25. 1993-05-07
    soldstatus $92,500

ⓘ 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: $1,941 · $162/mo
• Projected year-2 tax: $1,941 · $162/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥107°F today · 17 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: $47,384
• − Mortgage interest: −$8,397
• − Property taxes: −$1,941
• − Insurance: −$750
• − Repairs & maintenance: −$3,791
• − Management: −$3,791
• − HOA: −$18,576
• − Depreciation: −$4,361
• Taxable income: $5,779
• Est. tax owed @ 24.0%: −$1,387
• After-tax cash flow: $5,347/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): 47,005
• Household income: $84,091
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 2900.0

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 18% Two or more races 15% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2% Dominican 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Russian 3%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 15% Other Indo-European 10% Russian/Polish/Slavic 3%

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: ▼ -227.85%
• Current HPI: 306.738
• Rent YoY: ▲ 0.33%
• 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

+115.1% since first listed

12 events — show timeline

• 2026-04-10 Price Changed $199,000 Beaches MLS
• 2026-03-31 Listed $249,000 Beaches MLS
• 2021-01-08 Sold (Public Records) $25,000 Public Records
• 2013-02-28 Listing Removed — Beaches MLS
• 2011-12-09 Listed $49,000 Beaches MLS
• 2001-09-21 Sold (Public Records) $105,000 Public Records
• 2001-08-31 Sold (MLS) $105,000 Beaches MLS
• 2001-04-27 Listing Removed — Beaches MLS
• 2000-10-31 Listed $119,000 Beaches MLS
• 1999-10-20 Sold (Public Records) $105,000 Public Records
• 1996-07-12 Sold (Public Records) $105,000 Public Records
• 1993-05-07 Sold (Public Records) $92,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,941 · +3.8% YoY. Source: county tax records.