1700 SW 66th Ave · Hillsboro Pines, FL 33428

$369,000

4 bd · 2.0 ba · 1,534 sqft · Land public records · 125 Days on market

Built 1992 6,000 sqft lot $158/mo HOA · 4% of rent

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Why this score? — see what drove the C- 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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4 Bedroom 2 Bath with a water view in a great location in West Boca Raton. Large kitchen and living areas! Updated bathroom, new refrigerator, washer and dryer inside unit. Freshly painted!New gutters . All ages community.

Key facts

• 6,000 sq ft lot
• 2 parking spots
• Built 1992

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions and a number limit
• HOA & community: Community association with sidewalks; Monthly association fee of 158

Exterior

• Parking: Two open parking spaces
• Utilities: Public water; Three-phase electric service; Water service available
• Home design: Manufactured home; Single-story; Faces west; Resale condition
• Construction: Modular / pre-fabricated construction; Composition shingle roof; Built with standard foundation
• Exterior features: Open patio; Patio

Interior

• Kitchen: Electric range; Microwave
• Bedrooms: Four bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Drapes on windows; Unfurnished
• Laundry & utility: Laundry area inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $369k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $369k).
• Recommended offer: $325k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#173 in FL, #2,634 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities F, 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: Hammock Pointe Elementary School (math 61% / reading 63%, grade B, #608 of 2,144 statewide, top 29%, 958 students, 42% 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 33% FRL vs 52% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 62% at this address vs 50% district-wide (+13 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 (+3.7%/yr); 267 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,846/mo this rent would consume 52% of the median local household income ($89k/yr) (locally 1990% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 125 days — a 12% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y 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 $187k; list at $369k implies a 97% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.04% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.65×
• Total profit: $-35,712
• Equity at exit: $55,019

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $8,410
• Equity at exit: $31,904

Cash invested: $103,320 (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 33428

• Rents YoY: 3.7%
• Active inventory: 267
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,846 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$460 /mo · $5,514/yr
• Insurance: −$154
• HOA: −$158
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $332

Break-even live

Break-even rent $3,426

Max offer price $369,000

Occupancy floor 86%

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10199 Akenside Dr Boca Raton, FL	3.0	2.5	2020	$4,850	$2.40	7d	1	0.29mi
10222 Akenside Dr Boca Raton, FL	3.0	2.5	2131	$4,975	$2.33	24d	1	0.30mi
10111 Akenside Dr Unit 10111 Boca Raton, FL	3.0	2.5	1728	$3,600	$2.08	3d	1	0.35mi
10111 Akenside Dr Unit 10111 Boca Raton, FL	3.0	2.5	1728	$3,600	$2.08	14d	1	0.35mi
22745 SW 65th Way Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	2d	1	0.36mi
10106 Akenside Dr Boca Raton, FL	3.0	2.5	2131	$4,600	$2.16	24d	1	0.37mi
10098 Akenside Dr Boca Raton, FL	3.0	2.5	2131	$4,500	$2.11	5d	1	0.38mi
22682 Family Cir Unit 22682 Boca Raton, FL	3.0	2.0	1425	$3,400	$2.39	13d	1	0.43mi
10112 Aqua Vista Way Boca Raton, FL	3.0	2.0	1877	$4,800	$2.56	5d	1	0.49mi
10234 Sleepy Brook Way Boca Raton, FL	3.0	2.0	1552	$3,500	$2.26	7d	1	0.58mi
9380 SW 61st Way Unit B Boca Raton, FL	3.0	2.5	1593	$2,900	$1.82	24d	1	0.61mi
10669 Boca Entrada Blvd Boca Raton, FL	3.0	2.0	1083	$3,450	$3.19	24d	1	0.61mi
9460 SW 61st Way Unit D Boca Raton, FL	3.0	2.5	1600	$2,900	$1.81	24d	1	0.68mi
23392 Country Club Dr E Boca Raton, FL	3.0	2.0	1200	$3,500	$2.92	18d	1	0.73mi
22465 SW 61st Way #247 Boca Raton, FL	3.0	2.0	1407	$2,700	$1.92	24d	1	0.74mi
22465 SW 61st Way #247 Boca Raton, FL	3.0	2.0	1407	$2,600	$1.85	3d	1	0.74mi
9260 Boca Vue Dr Boca Raton, FL	1.0–3.0	1.0–2.0	1052	$4,265	$4.05	1d	33	0.78mi
5989 NW 74th St Parkland, FL	4.0	2.0	2164	$5,200	$2.40	7d	1	0.84mi
5989 NW 74th St Parkland, FL	4.0	2.0	2164	$4,900	$2.26	13d	1	0.84mi
9860 SW 3rd St Boca Raton, FL	1.0–3.0	1.5–2.5	1222	$3,397	$2.78	1d	36	0.85mi
22974 Seaspray Pl Boca Raton, FL	3.0	2.0	1080	$2,200	$2.04	12d	1	0.87mi
10180 Fanfare Dr Unit 10180 Boca Raton, FL	3.0	2.0	1266	$3,800	$3.00	2d	1	0.89mi
10180 Fanfare Dr Unit 10180 Boca Raton, FL	3.0	2.0	1266	$3,800	$3.00	1d	1	0.89mi
7374 NW 61st Ter Parkland, FL	3.0	2.5	1776	$3,750	$2.11	24d	1	0.93mi
6534 NW 80th Dr Parkland, FL	3.0	2.0	1661	$4,500	$2.71	13d	1	0.94mi
22447 SW 56th Ave Boca Raton, FL	3.0	2.0	1831	$3,400	$1.86	24d	1	0.95mi
7525 NW 61st Ter #3103 Parkland, FL	3.0	2.0	1760	$3,200	$1.82	7d	1	0.97mi
22800 SW 54th Way Boca Raton, FL	3.0	2.0	1554	$3,400	$2.19	16d	1	0.98mi
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$3,628	$3.38	1d	28	1.02mi
23312 SW 53rd Ave Unit C Boca Raton, FL	3.0	2.5	1412	$3,100	$2.20	24d	1	1.02mi
9244 SW 2nd St Boca Raton, FL	3.0	2.0	1480	$3,300	$2.23	24d	1	1.04mi
22776 Neptune Rd Boca Raton, FL	3.0	2.0	1288	$2,900	$2.25	24d	1	1.05mi
22062 Acapulco Ct Boca Raton, FL	3.0	2.0	1184	$3,650	$3.08	24d	1	1.15mi
6950 Long Pine Cir Unit 6950 Coconut Creek, FL	3.0	2.5	1449	$3,200	$2.21	14d	1	1.15mi
22028 Acapulco Ct Boca Raton, FL	5.0	3.0	1697	$3,600	$2.12	24d	1	1.18mi
6979 Pines Cir Unit 35 Coconut Creek, FL	3.0	2.5	1734	$3,550	$2.05	10d	1	1.21mi
4538 Albedo St Boca Raton, FL	3.0	2.0	1146	$3,400	$2.97	19d	1	1.29mi
10884 Gantry St Boca Raton, FL	4.0	2.0	1356	$4,200	$3.10	4d	1	1.36mi
11143 Model Cir E Boca Raton, FL	3.0	2.0	1116	$3,350	$3.00	24d	1	1.40mi
22592 Lombard Ave Boca Raton, FL	4.0	2.0	1369	$4,100	$2.99	2d	1	1.40mi

HOA detail

• Monthly dues: $158 · $1,896/yr
• Likely covers: water

Listing history 49 events

1. 2026-06-18
   days on market $369,000 Active 125 DOM
2. 2026-06-17
   days on market $369,000 Active 124 DOM
3. 2026-06-16
   days on market $369,000 Active 123 DOM
4. 2026-06-15
   days on market $369,000 Active 122 DOM
5. 2026-06-13
   days on market $369,000 Active 120 DOM
6. 2026-06-09
   remarks 699-char remark
7. 2026-06-09
   days on market $369,000 Active 116 DOM
8. 2026-06-07
   days on market $369,000 Active 114 DOM
9. 2026-06-04
   days on market $369,000 Active 111 DOM
10. 2026-06-03
    days on market $369,000 Active 110 DOM
11. 2026-06-01
    days on market $369,000 Active 108 DOM
12. 2026-05-31
    days on market $369,000 Active 107 DOM
13. 2026-03-16
    price $369,000
14. 2026-02-13
    listed $375,000 Active
15. 2026-02-11
    historical $375,000
16. 2025-06-08
    historical
17. 2025-02-08
    price $340,000
18. 2025-02-08
    status Active
19. 2024-11-11
    status Pending
20. 2024-10-30
    status Active
21. 2024-09-13
    status Pending
22. 2024-08-22
    price $333,000
23. 2024-08-21
    status Active
24. 2024-08-05
    status Pending
25. 2024-07-19
    status Active
26. 2024-06-27
    status Pending
27. 2024-06-08
    listed $350,000 Active
28. 2020-12-07
    soldstatus $187,000
29. 2020-11-20
    soldstatus $187,000 Closed 231-char remark

    Show marketing remark (231 chars)

    Spacious 4 Bedroom 2 Bath with a water view in a great location in West Boca Raton. Large kitchen and living areas! Updated bathroom, new refrigerator, washer and dryer inside unit. Freshly painted!New gutters . All ages community.

30. 2020-10-09
    status Pending 231-char remark

    Show marketing remark (231 chars)

    Spacious 4 Bedroom 2 Bath with a water view in a great location in West Boca Raton. Large kitchen and living areas! Updated bathroom, new refrigerator, washer and dryer inside unit. Freshly painted!New gutters . All ages community.

31. 2020-09-21
    price $185,000 231-char remark

    Show marketing remark (231 chars)

    Spacious 4 Bedroom 2 Bath with a water view in a great location in West Boca Raton. Large kitchen and living areas! Updated bathroom, new refrigerator, washer and dryer inside unit. Freshly painted!New gutters . All ages community.

32. 2020-09-07
    listed $192,000 Active 231-char remark

    Show marketing remark (231 chars)

    Spacious 4 Bedroom 2 Bath with a water view in a great location in West Boca Raton. Large kitchen and living areas! Updated bathroom, new refrigerator, washer and dryer inside unit. Freshly painted!New gutters . All ages community.

33. 2017-10-19
    soldstatus $137,000
34. 2017-10-17
    soldstatus $137,000 Closed
35. 2017-09-03
    historical Contingent
36. 2017-05-09
    listed $140,000 Active
37. 2016-03-03
    soldstatus $73,000
38. 2009-04-16
    soldstatus $65,000
39. 2009-04-01
    historical
40. 2009-03-06
    listed $97,700
41. 2009-01-27
    historical
42. 2008-11-19
    listed $99,000
43. 2008-07-21
    historical
44. 2008-04-19
    listed $135,000
45. 2008-04-05
    historical
46. 2007-09-12
    listed $137,700
47. 1997-11-03
    soldstatus $75,000
48. 1986-05-01
    soldstatus $32,000
49. 1983-03-01
    soldstatus $30,000

ⓘ 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: $5,514 · $460/mo
• Projected year-2 tax: $5,514 · $460/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 ≥107°F today · 26 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: $46,146
• − Mortgage interest: −$20,670
• − Property taxes: −$5,514
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,692
• − Management: −$3,692
• − HOA: −$1,896
• − Depreciation: −$10,735
• Taxable loss: −$1,896
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $4,435/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 — Hillsboro Pines

• Score: 78/100
• State rank: #173
• US rank: #2634

Category grades

Amenities F Commute A Cost of living F Crime A+ Employment A+ Housing B- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 47,588
• Household income: $88,543
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1990.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 50% Two or more races 23% Hispanic / Latino 22% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Estonian 12% Romanian 3% Scotch-Irish 3%
• Foreign-born: 37% · Canada, Jamaica, Vietnam
• Languages at home: 55% English-only · Spanish 19% Other Indo-European 17% 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: ▼ -299.00%
• Current HPI: 373.2649
• Rent YoY: ▲ 3.72%
• 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

+1130.0% since first listed

37 events — show timeline

• 2026-03-16 Price Changed $369,000 Beaches MLS
• 2026-02-13 Listed $375,000 Beaches MLS
• 2026-02-11 Coming Soon $375,000 Beaches MLS
• 2025-06-08 Listing Removed — Beaches MLS
• 2025-02-08 Price Changed $340,000 Beaches MLS
• 2025-02-08 Relisted — Beaches MLS
• 2024-11-11 Pending — Beaches MLS
• 2024-10-30 Relisted — Beaches MLS
• 2024-09-13 Pending — Beaches MLS
• 2024-08-22 Price Changed $333,000 Beaches MLS
• 2024-08-21 Relisted — Beaches MLS
• 2024-08-05 Pending — Beaches MLS
• 2024-07-19 Relisted — Beaches MLS
• 2024-06-27 Pending — Beaches MLS
• 2024-06-08 Listed $350,000 Beaches MLS
• 2020-12-07 Sold (Public Records) $187,000 Public Records
• 2020-11-20 Sold (MLS) $187,000 Beaches MLS
• 2020-10-09 Pending — Beaches MLS
• 2020-09-21 Price Changed $185,000 Beaches MLS
• 2020-09-07 Listed $192,000 Beaches MLS
• 2017-10-19 Sold (Public Records) $137,000 Public Records
• 2017-10-17 Sold (MLS) $137,000 Beaches MLS
• 2017-09-03 Contingent — Beaches MLS
• 2017-05-09 Listed $140,000 Beaches MLS
• 2016-03-03 Sold (Public Records) $73,000 Public Records
• 2009-04-16 Sold (MLS) $65,000 Beaches MLS
• 2009-04-01 Listing Removed — Beaches MLS
• 2009-03-06 Listed $97,700 Beaches MLS
• 2009-01-27 Listing Removed — Beaches MLS
• 2008-11-19 Listed $99,000 Beaches MLS
• 2008-07-21 Listing Removed — Beaches MLS
• 2008-04-19 Listed $135,000 Beaches MLS
• 2008-04-05 Listing Removed — Beaches MLS
• 2007-09-12 Listed $137,700 Beaches MLS
• 1997-11-03 Sold (Public Records) $75,000 Public Records
• 1986-05-01 Sold (Public Records) $32,000 Public Records
• 1983-03-01 Sold (Public Records) $30,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $5,514 · +1.4% YoY. Source: county tax records.