8088 Vía Di Veneto · Boca Raton, FL 33496

$559,475

3 bd · 2.0 ba · 1,656 sqft · Townhouse public records · 33 Days on market

Built 1997 $342/mo HOA · 9% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Gated Community in Palm Beach County Schools. New Roof with the entire assessment paid. Move in ready. Located along tree lined street with a 2-car garage (very few in neighborhood) and a side yard along a canal. Updated bathroom and new appliances. HOA includes lawn care, tree trimming, pressure washing, exterior home painting, cable TV, and internet. Small and welcoming community with a pool, work out room, reading room, pickle ball courts, playground, sidewalks, and social room. Located in neighborhood F-additional HOA fee.

Key facts

• Tranquil canal
• Updated bath
• Kitchen skylight

Tags

• 2 CAR GARAGE
• SIDE YARD
• TRANQUIL CANAL
• KITCHEN SKYLIGHT
• PLANTATION SHUTTERS
• UPDATED BATH

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Part of Villa San Remo association; Monthly HOA fee; Association amenities include: pool (heated), spa/hot tub, sauna, fitness center, tennis courts, pickleball courts, basketball court, playground, community room, library, sidewalks, street lights, internet included, security; HOA fee covers: cable TV, grounds maintenance, security, common areas, reserve funds, roof repairs, pool service

Exterior

• Parking: Attached 2-car garage; Total 4 parking spaces (2 covered, 2 open)
• Security: Community security (association-provided)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water connected
• Home design: Townhouse; One story; Entry level 1; North-facing
• Construction: Stucco/CBS construction; Other roof
• Exterior features: Screened patio and screened porch; Patio and porch; Fenced yard; Waterfront: Yes (no special waterfront features listed)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Electric cooling with ceiling fans
• Interior features: Entrance foyer; Closet cabinetry; Blinds and plantation shutters
• Laundry & utility: Laundry room with washer hookup (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $559k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $369k (34.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $374k (33.2% below list).
• Recommended offer: $369k (34.1% below list) — sets the bar for cash-flow.
• Cap rate 4.0% 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: Whispering Pines Elementary School (math 62% / reading 69%, grade B+, #500 of 2,144 statewide, top 24%, 1,015 students, 25% FRL); Omni Middle School (math 66% / reading 66%, grade A-, #93 of 571 statewide, top 16%, 1,128 students, 29% 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 28% FRL vs 52% district-wide (24 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 (+2.3%/yr); 324 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• In year one you build about $60k of equity ($4k loan paydown + $56k 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.
• By year 2, paydown + projected appreciation supports a ~$96k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($543k) is reasonable based on typical stale-listing flexibility.
• 2 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 $430k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $368,712 (34.1% 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 33 days. Have you received any prior offers? Is the seller open to a 34% 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. 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. 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?
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 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: 0.67% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.27%
• DSCR: 0.63
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.3%
• Equity multiple: 2.49×
• Total profit: $233,509
• Equity at exit: $504,019

10-year hold

• IRR: 16.9%
• Equity multiple: 5.70×
• Total profit: $736,960
• Equity at exit: $1,086,937

Cash invested: $156,653 (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: 324
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $3,740 high
• Mortgage (P&I): −$2,934
• Tax from tax record: −$525 /mo · $6,302/yr
• Insurance: −$233
• HOA: −$342
• Vacancy / Maint / Mgmt: −$785
• Net cashflow: $-1,080

Break-even live

Break-even rent $5,107

Max offer price $368,712

Occupancy floor —

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: $139,869
• Closing costs: $16,784
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18475 Via Di Sorrento Boca Raton, FL	3.0	2.0	1544	$4,095	$2.65	7d	1	0.03mi
18434 Via Di Sorrento Boca Raton, FL	3.0	2.0	1480	$3,495	$2.36	7d	1	0.04mi
18428 Via Di Regina #18428 Boca Raton, FL	3.0	2.0	1544	$3,900	$2.53	24d	1	0.10mi
8146 Windgate Dr Boca Raton, FL	2.0	2.0	1310	$5,000	$3.82	24d	1	0.18mi
8550 Via Romana Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	10d	1	0.31mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	21d	1	0.31mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	24d	1	0.31mi
4278 NW 65th Rd Boca Raton, FL	3.0	2.0	1607	$16,500	$10.27	10d	1	0.37mi
8664 Jasmine Way Boca Raton, FL	2.0	2.0	1162	$1,795	$1.54	24d	1	0.49mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	14d	1	0.57mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	24d	1	0.57mi
9708 Erica Ct Boca Raton, FL	2.0	2.0	1410	$4,800	$3.40	24d	1	0.68mi
9104 Affirmed Ln Boca Raton, FL	3.0	2.0	1266	$3,210	$2.54	1d	1	1.03mi
4007 Yarmouth a Boca Raton, FL	2.0	2.0	1132	$2,200	$1.94	24d	1	1.04mi
9110 Fairbanks Ln #4 Boca Raton, FL	2.0	2.0	1227	$2,400	$1.96	24d	1	1.08mi
9203 Boca Gardens Cir S Unit D Boca Raton, FL	3.0	2.5	2088	$3,300	$1.58	24d	1	1.09mi
9190 Boca Gardens Pkwy Unit B Boca Raton, FL	3.0	2.5	1845	$3,500	$1.90	24d	1	1.10mi
18730 Stewart Cir #5 Boca Raton, FL	2.0	2.0	1227	$2,500	$2.04	24d	1	1.13mi
17345 Sea Blossom Way Boca Raton, FL	3.0	3.0	2240	$10,500	$4.69	17d	1	1.25mi
9392 Affirmed Ln Boca Raton, FL	3.0	2.0	1635	$3,200	$1.96	14d	1	1.32mi
3299 Clint Moore Rd Boca Raton, FL	2.0	2.0	1261	$2,300	$1.82	17d	1	1.35mi
3299 Clint Moore Rd Boca Raton, FL	2.0	2.0	1261	$2,348	$1.86	21d	2	1.35mi
3299 Clint Moore Rd #202 Boca Raton, FL	2.0	2.0	1261	$2,300	$1.82	5d	1	1.35mi
9448 Saddlebrook Dr Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	20d	1	1.36mi
9448 Saddlebrook Dr Unit 9448 Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	24d	1	1.36mi
19550 Sawgrass Dr #2102 Boca Raton, FL	2.0	2.0	1460	$5,500	$3.77	24d	1	1.38mi
9387 Richmond Cir Boca Raton, FL	3.0	2.0	1849	$4,100	$2.22	10d	1	1.40mi
19809 Boca West Dr Unit 4043 Boca Raton, FL	2.0	2.0	1400	$3,100	$2.21	24d	1	1.41mi
9505 Aegean Dr Boca Raton, FL	4.0	2.5	2133	$4,200	$1.97	7d	1	1.45mi
3209 Clint Moore Rd #202 Boca Raton, FL	2.0	2.0	1102	$2,600	$2.36	24d	1	1.48mi
8410 Brussels Way Boca Raton, FL	3.0	2.0	1763	$5,999	$3.40	5d	1	1.49mi

HOA detail

• Monthly dues: $342 · $4,104/yr
• Likely covers: internetcablelandscapingpoolsecurity

Listing history 18 events

1. 2026-06-18
   days on market $559,475 Active 33 DOM
2. 2026-06-17
   days on market $559,475 Active 32 DOM
3. 2026-06-16
   days on market $559,475 Active 31 DOM
4. 2026-06-15
   days on market $559,475 Active 30 DOM
5. 2026-06-13
   days on market $559,475 Active 28 DOM
6. 2026-06-09
   days on market $559,475 Active 24 DOM
7. 2026-06-08
   days on market $559,475 Active 23 DOM
8. 2026-06-07
   days on market $559,475 Active 22 DOM
9. 2026-06-04
   days on market $559,475 Active 19 DOM
10. 2026-06-03
    days on market $559,475 Active 18 DOM
11. 2026-06-02
    days on market $559,475 Active 17 DOM
12. 2026-06-01
    days on market $559,475 Active 16 DOM
13. 2026-05-31
    days on market $559,475 Active 15 DOM
14. 2026-05-16
    listed $563,452 Active
15. 2026-05-12
    listed $563,452 Active 533-char remark

    Show marketing remark (533 chars)

    Gated Community in Palm Beach County Schools. New Roof with the entire assessment paid. Move in ready. Located along tree lined street with a 2-car garage (very few in neighborhood) and a side yard along a canal. Updated bathroom and new appliances. HOA includes lawn care, tree trimming, pressure washing, exterior home painting, cable TV, and internet. Small and welcoming community with a pool, work out room, reading room, pickle ball courts, playground, sidewalks, and social room. Located in neighborhood F-additional HOA fee.

16. 2023-06-26
    soldstatus $430,000
17. 2006-05-10
    soldstatus $392,000
18. 1997-12-29
    soldstatus $150,100

ⓘ 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: $6,302 · $525/mo
• Projected year-2 tax: $6,302 · $525/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 · 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: $44,877
• − Mortgage interest: −$31,339
• − Property taxes: −$6,302
• − Insurance: −$2,797
• − Repairs & maintenance: −$3,590
• − Management: −$3,590
• − HOA: −$4,104
• − Depreciation: −$16,276
• Taxable loss: −$23,122
• Est. tax savings @ 24.0%: +$5,549
• After-tax cash flow: $-7,409/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): 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

+275.4% since first listed

5 events — show timeline

• 2026-05-16 Listed $563,452 Beaches MLS
• 2026-05-12 Listed $563,452 FSBO.com
• 2023-06-26 Sold (Public Records) $430,000 Public Records
• 2006-05-10 Sold (Public Records) $392,000 Public Records
• 1997-12-29 Sold (Public Records) $150,100 Public Records

Property tax history

+6.7%/yr

Latest (2025): $6,302 · +3.0% YoY. Source: county tax records.