528 Mansfield M #528 · Boca Raton, FL 33434

$129,000

2 bd · 1.5 ba · 840 sqft · Condo · 134 Days on market

Built 1980 $722/mo HOA · 39% 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).

• 1% rule +9.5/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely, airy, bright, furnished 2 bedroom, 1.5 bath, condo in Mansfield section of Century Village. Corner 2nd floor unit with added windows for your viewing pleasure. Newer air conditioning, tiled patio, tiled eat-in kitchen, living and dining areas, Spacious walk in closet in 1 bedroom and wall closet in other bedroom. Watch TV from the comfort of your bedrooms or living room all included in the purchase of this unit. Enjoy coffee or an afternoon snooze on the tranquil back patio. Very comfortable unit that is move in ready.

Key facts

• $722 HOA
• Garage
• Built 1980

Property features AI

Finance

• Financial info: Pets allowed (cats OK)
• HOA & community: Monthly association fee; Association amenities include barbecue and picnic area; Senior community

Exterior

• Parking: Has garage with 1 garage space; Assigned parking; Guest parking; 1 covered parking space
• Home design: Attached property; 3 stories; Entry on level 2
• Construction: Block construction; Effective year built
• Exterior features: Courtyard; Fruit trees; Complex is fenced

Interior

• Flooring: Ceramic tile; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Second-floor entry; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (15.8% below list).
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $109k (15.8% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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); 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 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 (+1.8%/yr); 421 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $892 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 134 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $66k; list at $129k implies a 97% 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,662 (15.8% 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 134 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.45% ✓
• Cap rate: 4.99%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.13×
• Total profit: $-31,590
• Equity at exit: $19,234

10-year hold

• IRR: -31.0%
• Equity multiple: -0.27×
• Total profit: $-45,957
• Equity at exit: $11,154

Cash invested: $36,120 (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 33434

• Rents YoY: 1.8%
• Active inventory: 421
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$722
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-141

Break-even live

Break-even rent $2,042

Max offer price $108,662

Occupancy floor —

Sensitivity live

Price	-10% $-51	-5% $-96	+0% $-141	+5% $-185	+10% $-230
Rent	-10% $-288	-5% $-214	+0% $-141	+5% $-67	+10% $7
Rate	-1.0pp $-76	-0.5pp $-108	base $-141	+0.5pp $-174	+1.0pp $-208

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84 Mansfield B #84 Boca Raton, FL	2.0	1.5	840	$1,550	$1.85	1d	1	0.02mi
540 Mansfield M Boca Raton, FL	1.0	1.0	810	$1,400	$1.73	26d	1	0.02mi
86 Mansfield C Unit C Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	13d	1	0.02mi
256 Mansfield G Unit G Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	20d	1	0.02mi
375 Mansfield I Unit I Boca Raton, FL	2.0	1.5	840	$1,625	$1.93	1d	1	0.02mi
534 Mansfield M #534 Boca Raton, FL	1.0	1.5	715	$1,300	$1.82	26d	1	0.02mi
445 Mansfield K #445 Boca Raton, FL	2.0	1.5	840	$1,700	$2.02	9d	1	0.02mi
4014 Newcastle A Unit A Boca Raton, FL	1.0	1.5	738	$1,495	$2.03	26d	1	0.09mi
1025 Newcastle B #1025 Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	18d	1	0.09mi
2017 Newcastle A Unit 2017 Boca Raton, FL	2.0	2.0	896	$1,850	$2.06	26d	1	0.09mi
332 Mansfield H Boca Raton, FL	2.0	1.5	840	$1,650	$1.96	26d	1	0.10mi
202 Mansfield E Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	1d	1	0.10mi
144 Mansfield D Unit d Boca Raton, FL	2.0	1.5	840	$1,500	$1.79	22d	1	0.10mi
457 Mansfield I Unit 457 Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	4d	1	0.10mi
99 Mansfield D #99 Boca Raton, FL	2.0	1.5	840	$1,500	$1.79	4d	1	0.14mi
517 Mansfield M Unit 517 Boca Raton, FL	1.0	1.5	715	$1,550	$2.17	26d	1	0.14mi
474 Mansfield L Unit L Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	12d	1	0.17mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,450	$2.42	24d	1	0.18mi
162 Preston D Boca Raton, FL	1.0	1.0	810	$1,495	$1.85	26d	1	0.18mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,350	$2.25	9d	1	0.18mi
351 Mansfield Dr #351 Boca Raton, FL	2.0	1.5	840	$2,300	$2.74	26d	1	0.18mi
497 Mansfield L Unit L Boca Raton, FL	1.0	1.0	810	$1,500	$1.85	1d	1	0.18mi
445 Mansfield M Unit 445 Boca Raton, FL	2.0	1.5	840	$1,700	$2.02	9d	1	0.18mi
4047 Lincoln C Unit C Boca Raton, FL	2.0	2.0	916	$2,100	$2.29	7d	1	0.18mi
543 Mansfield M #543 Boca Raton, FL	2.0	1.5	835	$1,890	$2.26	26d	1	0.19mi
9 Mansfield B #9 Boca Raton, FL	1.0	1.5	810	$1,400	$1.73	26d	1	0.19mi
431 Mansfield K Unit K Boca Raton, FL	2.0	1.5	835	$1,600	$1.92	24d	1	0.19mi
392 Mansfield I Unit I Boca Raton, FL	2.0	1.5	840	$1,850	$2.20	26d	1	0.19mi
588 Mansfield M Unit M Boca Raton, FL	2.0	1.5	835	$1,475	$1.77	26d	1	0.19mi
84 Mansfield Dr Unit 84 Boca Raton, FL	2.0	1.5	840	$1,583	$1.88	26d	1	0.19mi
4019 Lincoln A Unit A Boca Raton, FL	2.0	2.0	896	$1,600	$1.79	26d	1	0.21mi
4030 Rexford B Boca Raton, FL	2.0	2.0	916	$1,700	$1.86	20d	1	0.25mi
2039 Rexford C Boca Raton, FL	2.0	2.0	896	$1,550	$1.73	26d	1	0.25mi
1030 Rexford B Boca Raton, FL	2.0	2.0	896	$1,800	$2.01	26d	1	0.25mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	4d	1	0.27mi
91 Preston Way Unit 91 Boca Raton, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.27mi
74 Preston Way Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	24d	1	0.27mi
74 Preston Way Boca Raton, FL	2.0	1.5	840	$1,750	$2.08	26d	1	0.27mi
204 Preston Way #204 Boca Raton, FL	1.0	1.0	810	$1,500	$1.85	3d	1	0.27mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	26d	1	0.27mi

HOA detail condo

• Monthly dues: $722 · $8,664/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-09
   days on market $129,000 Active 134 DOM
2. 2026-06-07
   days on market $129,000 Active 132 DOM
3. 2026-06-04
   days on market $129,000 Active 129 DOM
4. 2026-06-03
   days on market $129,000 Active 128 DOM
5. 2026-06-01
   days on market $129,000 Active 126 DOM
6. 2026-05-31
   days on market $129,000 Active 125 DOM
7. 2026-05-21
   status Active
8. 2026-01-13
   listed $129,000 Active
9. 2018-11-06
   historical
10. 2018-06-25
    listed $70,000 Active
11. 2015-10-06
    soldstatus $65,500 Closed 532-char remark

    Show marketing remark (532 chars)

    Lovely, airy, bright, furnished 2 bedroom, 1.5 bath, condo in Mansfield section of Century Village. Corner 2nd floor unit with added windows for your viewing pleasure. Newer air conditioning, tiled patio, tiled eat-in kitchen, living and dining areas, Spacious walk in closet in 1 bedroom and wall closet in other bedroom. Watch TV from the comfort of your bedrooms or living room all included in the purchase of this unit. Enjoy coffee or an afternoon snooze on the tranquil back patio. Very comfortable unit that is move in ready.

12. 2015-08-26
    status Pending 532-char remark

    Show marketing remark (532 chars)

    Lovely, airy, bright, furnished 2 bedroom, 1.5 bath, condo in Mansfield section of Century Village. Corner 2nd floor unit with added windows for your viewing pleasure. Newer air conditioning, tiled patio, tiled eat-in kitchen, living and dining areas, Spacious walk in closet in 1 bedroom and wall closet in other bedroom. Watch TV from the comfort of your bedrooms or living room all included in the purchase of this unit. Enjoy coffee or an afternoon snooze on the tranquil back patio. Very comfortable unit that is move in ready.

13. 2015-08-03
    price $69,900 532-char remark

    Show marketing remark (532 chars)

    Lovely, airy, bright, furnished 2 bedroom, 1.5 bath, condo in Mansfield section of Century Village. Corner 2nd floor unit with added windows for your viewing pleasure. Newer air conditioning, tiled patio, tiled eat-in kitchen, living and dining areas, Spacious walk in closet in 1 bedroom and wall closet in other bedroom. Watch TV from the comfort of your bedrooms or living room all included in the purchase of this unit. Enjoy coffee or an afternoon snooze on the tranquil back patio. Very comfortable unit that is move in ready.

14. 2015-05-07
    listed $74,900 Active 532-char remark

    Show marketing remark (532 chars)

    Lovely, airy, bright, furnished 2 bedroom, 1.5 bath, condo in Mansfield section of Century Village. Corner 2nd floor unit with added windows for your viewing pleasure. Newer air conditioning, tiled patio, tiled eat-in kitchen, living and dining areas, Spacious walk in closet in 1 bedroom and wall closet in other bedroom. Watch TV from the comfort of your bedrooms or living room all included in the purchase of this unit. Enjoy coffee or an afternoon snooze on the tranquil back patio. Very comfortable unit that is move in ready.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,374
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$8,664
• − Depreciation: −$3,753
• Taxable loss: −$3,429
• Est. tax savings @ 24.0%: +$823
• After-tax cash flow: $-864/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): 21,686
• Household income: $77,269
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 812.0

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% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 9% Scotch-Irish 8% Italian 2%
• Foreign-born: 25% · Canada, Jamaica, South Korea
• Languages at home: 73% English-only · Spanish 15% Other Indo-European 4% Russian/Polish/Slavic 1%

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: ▼ -279.89%
• Current HPI: 271.1328
• Rent YoY: ▲ 1.81%
• 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

+72.2% since first listed

8 events — show timeline

• 2026-05-21 Relisted — MARMLS
• 2026-01-13 Listed $129,000 MARMLS
• 2018-11-06 Listing Removed — Beaches MLS
• 2018-06-25 Listed $70,000 Beaches MLS
• 2015-10-06 Sold (MLS) $65,500 Beaches MLS
• 2015-08-26 Pending — Beaches MLS
• 2015-08-03 Price Changed $69,900 Beaches MLS
• 2015-05-07 Listed $74,900 Beaches MLS