2501 S Ocean Blvd #3010 · Boca Raton, FL 33432

$350,000

2 bd · 2.0 ba · 993 sqft · Condo public records · 83 Days on market

Built 1964 $725/mo HOA · 21% 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).

• Cash flow +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ABSOLUTELY GORGEOUS BEACH FRONT | PRIME A1A, BOCA RATON LOCATION | 600 Ft from Beach| Bright Open Floor Plan | LED Recessed Lighting | Eat-In Kitchen | Large Primary Bedroom | Ensuite | Walk-In Closet | Private Balcony with Garden Views |All Hurricane Impact Doors & Windows | Assigned & Guest Parking | Minutes to Mizner Park, Royal Palm Plaza, Parks, FAU, & Delray Beach Atlantic Ave | Close to Deerfield Shops and Restaurants | Top A+ Schools | Tankless Water Heater | PRESENT ALL OFFERS!

Key facts

• $725 HOA
• Parking
• Built 1964

Property features AI

Finance

• Financial info: Pets allowed with size limit
• HOA & community: Condo association (Boca Capri Association Condo); Monthly HOA fee; Association amenities include elevator(s), laundry and parking; HOA fee covers water, common areas and elevator

Exterior

• Parking: Assigned parking; Detached 1-car carport (covered); Guest and open parking spaces
• Utilities: Public water; Private sewer; Cable available; Electricity available
• Home design: Condominium; One level; East-facing
• Construction: CBS construction; Other roof type; 4-story building
• Exterior features: Waterfront location; Elevator(s) in building; Common laundry and parking areas

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Electric cooling; Ceiling fans
• Interior features: French doors; Accessible bedroom; Accessible elevator in building; Common area accessibility features
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (2.8% below list).
• Recommended offer: $324k (7.6% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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: Boca Raton Elementary School (math 47% / reading 52%, grade D, #1,088 of 2,144 statewide, top 53%, 365 students, 62% FRL); Boca Raton Community Middle School (math 59% / reading 61%, grade B, #135 of 571 statewide, top 24%, 1,225 students, 41% FRL); West Boca Raton High School (math 55% / reading 70%, grade B-, #93 of 667 statewide, top 14%, 2,271 students, 28% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 472 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); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 38% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 83 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $350k implies a 338% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $323,536 (7.6% 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 83 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.97% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.38×
• Total profit: $-60,526
• Equity at exit: $52,186

10-year hold

• IRR: -5.9%
• Equity multiple: 0.58×
• Total profit: $-40,772
• Equity at exit: $30,262

Cash invested: $98,000 (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 33432

• Rents YoY: 4.6%
• Active inventory: 472
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,401 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$131 /mo · $1,567/yr
• Insurance: −$146
• HOA: −$725
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $-150

Break-even live

Break-even rent $3,591

Max offer price $323,536

Occupancy floor 99%

Sensitivity live

Price	-10% $48	-5% $-51	+0% $-150	+5% $-249	+10% $-348
Rent	-10% $-419	-5% $-284	+0% $-150	+5% $-15	+10% $119
Rate	-1.0pp $26	-0.5pp $-61	base $-150	+0.5pp $-241	+1.0pp $-333

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2730 Banyan Rd Boca Raton, FL	2.0	2.0	935	$4,000	$4.28	25d	2	0.18mi
2730 Banyan Rd #26 Boca Raton, FL	2.0	2.0	905	$5,400	$5.97	4d	1	0.18mi
2760 Banyan Rd Unit 25A Boca Raton, FL	2.0	2.0	905	$2,500	$2.76	19d	1	0.20mi
2851 S Ocean Blvd Boca Raton, FL	1.0–2.0	1.0–2.0	1260	$5,500	$4.37	15d	3	0.26mi
2929 S Ocean Blvd Boca Raton, FL	1.0	1.5	761	$2,825	$3.71	15d	2	0.32mi
3096 Cadiz Rd Boca Raton, FL	1.0	1.0	750	$2,700	$3.60	25d	1	0.41mi
1932 NE 7th St #1 Deerfield Beach, FL	1.0	1.0	600	$2,099	$3.50	25d	1	0.46mi
505 NE 20th Ave Deerfield Beach, FL	1.0–3.0	1.0–2.0	1227	$2,588	$2.11	8d	2	0.50mi
1111 S Ocean Blvd Boca Raton, FL	2.0–3.0	2.0–2.5	1313	$2,500	$1.90	25d	3	0.57mi
1969 NE 4th St Deerfield Beach, FL	2.0	1.0	1100	$3,200	$2.91	25d	1	0.60mi
1910 NE 5th St Unit 8 Deerfield Beach, FL	1.0	1.5	1000	$2,800	$2.80	8d	1	0.61mi
1910 NE 5th St Unit 8 Deerfield Beach, FL	1.0	1.5	1000	$2,800	$2.80	25d	1	0.61mi
333 NE 21st Ave Deerfield Beach, FL	1.0–2.0	1.5–2.5	870	$6,000	$6.90	14d	6	0.61mi
950 Ponce de Leon Rd Boca Raton, FL	2.0	2.0	1093	$2,525	$2.31	10d	1	0.61mi
1913 NE 4th St Unit 1-9 Deerfield Beach, FL	1.0	1.0	859	$2,000	$2.33	18d	1	0.63mi
1931 NE 2nd St Deerfield Beach, FL	2.0	2.0	1001	$5,000	$5.00	25d	2	0.73mi
1907 NE 2nd St Deerfield Beach, FL	1.0	1.0	675	$2,050	$3.04	11d	1	0.75mi
1035 Spanish River Rd Unit 108 Boca Raton, FL	1.0	1.0	850	$3,250	$3.82	25d	1	0.76mi
770 E Camino Real #50 Boca Raton, FL	2.0	2.0	998	$3,800	$3.81	25d	1	0.80mi
1960 NE 1st St Apt D7 Deerfield Beach, FL	1.0	1.0	600	$2,700	$4.50	25d	1	0.82mi
2080 E Hillsboro Blvd #108 Deerfield Beach, FL	1.0	2.0	696	$5,000	$7.18	8d	1	0.88mi
230 N Federal Hwy #305 Deerfield Beach, FL	2.0	2.0	993	$2,600	$2.62	15d	1	0.90mi
230 N Federal Hwy #205 Deerfield Beach, FL	2.0	2.0	993	$2,600	$2.62	25d	1	0.90mi
322 N Federal Hwy #137 Deerfield Beach, FL	2.0	2.0	950	$2,400	$2.53	25d	1	0.92mi
100 Royal Palm Way #2040 Boca Raton, FL	1.0	1.5	900	$1,195	$1.33	25d	1	0.97mi
20 Royal Palm Way Unit 503 Boca Raton, FL	2.0	2.0	1095	$5,500	$5.02	25d	1	0.98mi
27 Royal Palm Way #503 Boca Raton, FL	2.0	2.0	1081	$2,500	$2.31	6d	1	0.99mi
1361 S Federal Hwy Boca Raton, FL	1.0	1.0	750	$2,324	$3.10	8d	1	1.01mi
4 Royal Palm Way Boca Raton, FL	1.0–2.0	1.0–2.0	962	$2,600	$2.70	22d	2	1.02mi
14 Royal Palm Way Boca Raton, FL	1.0–2.0	1.0–2.0	945	$5,250	$5.56	8d	2	1.02mi
14 Royal Palm Way #303 Boca Raton, FL	2.0	2.0	1095	$5,250	$4.79	25d	1	1.02mi
30 SE 13th St Unit A2 Boca Raton, FL	1.0	1.0	704	$1,600	$2.27	25d	1	1.07mi
12 Royal Palm Way #2050 Boca Raton, FL	2.0	2.0	1095	$2,700	$2.47	16d	1	1.08mi
55 SE 14th St #1120 Boca Raton, FL	2.0	2.0	1053	$2,375	$2.26	15d	1	1.08mi
55 SE 14th St #1120 Boca Raton, FL	2.0	2.0	1053	$2,400	$2.28	25d	1	1.08mi
330 SE 20th Ave Deerfield Beach, FL	2.0	2.0–2.5	1099	$3,998	$3.64	25d	2	1.09mi
330 SE 20th Ave Deerfield Beach, FL	2.0	2.0–2.5	1099	$3,948	$3.59	20d	2	1.09mi
9 Royal Palm Way Boca Raton, FL	2.0	2.0	1112	$3,095	$2.78	13d	3	1.09mi
4 Royal Palm Way #3040 Boca Raton, FL	3.0	2.0	1010	$6,000	$5.94	25d	1	1.10mi
4 Royal Palm Way #6020 Boca Raton, FL	2.0	1.0	1010	$2,300	$2.28	6d	1	1.10mi

HOA detail condo

• Monthly dues: $725 · $8,700/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $350,000 Active 83 DOM
2. 2026-06-17
   days on market $350,000 Active 82 DOM
3. 2026-06-16
   days on market $350,000 Active 81 DOM
4. 2026-06-15
   days on market $350,000 Active 80 DOM
5. 2026-06-13
   pricedays on market $350,000 Active 78 DOM
6. 2026-06-09
   days on market $369,000 Active 74 DOM
7. 2026-06-08
   days on market $369,000 Active 73 DOM
8. 2026-06-07
   days on market $369,000 Active 72 DOM
9. 2026-06-04
   days on market $369,000 Active 69 DOM
10. 2026-06-03
    days on market $369,000 Active 68 DOM
11. 2026-06-02
    days on market $369,000 Active 67 DOM
12. 2026-06-01
    days on market $369,000 Active 66 DOM
13. 2026-05-31
    days on market $369,000 Active 65 DOM
14. 2026-03-27
    listed $369,000 Active
15. 1998-01-06
    soldstatus $80,000
16. 1982-06-01
    soldstatus $90,000

ⓘ 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: $1,567 · $131/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$1,338/yr (+$111/mo · 85.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,816
• − Mortgage interest: −$19,605
• − Property taxes: −$1,567
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,265
• − Management: −$3,265
• − HOA: −$8,700
• − Depreciation: −$10,182
• Taxable loss: −$7,519
• Est. tax savings @ 24.0%: +$1,805
• After-tax cash flow: $7/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): 21,834
• Household income: $107,045
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1461.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 13% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 3%
• Common ancestry: Scotch-Irish 4% Subsaharan African 4% Romanian 4%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 13% Other Indo-European 3% French/Haitian/Cajun 2%

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: ▼ -565.03%
• Current HPI: 391.7799
• Rent YoY: ▲ 4.56%
• 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

+310.0% since first listed

3 events — show timeline

• 2026-03-27 Listed $369,000 Beaches MLS
• 1998-01-06 Sold (Public Records) $80,000 Public Records
• 1982-06-01 Sold (Public Records) $90,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,567 · +3.6% YoY. Source: county tax records.