6845 Willow Wood Dr #3046 · Boca Raton, FL 33434

$365,000

2 bd · 2.0 ba · 1,054 sqft · Condo public records · 4 Days on market

Built 1981 $958/mo HOA · 26% 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 +10.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect retreat! Move right into this updated and meticulously maintained 2 bedroom, 2 bathroom furnished apartment! Fabulous lake and golf views of the second hole on the second golf course at Boca West Country Club! Newer appliances (2010), bamboo flooring in living room, newer A/C (2009). Split bedroom floor plan. Great opportunity to live in the #1 Country Club in Florida. Premier amenities including 4 golf courses, 31 tennis courts, pickle ball courts, restaurants, state of the art gym and spa and so much more! Membership of $70,000 required.

Key facts

• Fitness center
• Salon
• Washer and dryer

Tags

• WASHER AND DRYER
• FITNESS CENTER
• POOL
• SPA
• SALON
• EXCEPTIONAL AMENITIES

Property features AI

Finance

• Other: Building name/number: 3000; Living area recorded from public records; Furnished status: Negotiable
• Financial info: Pets allowed (cats OK / cats only as specified)
• HOA & community: HOA with extensive amenities including pool, spa/hot tub, fitness center, tennis and pickleball courts, golf course access, clubhouse, lobby, business center, cafe/restaurant, game room, billiard room, library, laundry, dog park, playground, jogging path/trails, picnic area, putting green, bocce, sidewalks, street lights, car wash area, storage, trash chute, elevators, parking, maintenance and security; HOA fee paid monthly; HOA fee includes cable TV, internet, water, sewer, trash, security, elevator, pest control, maintenance of grounds and common areas

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space
• Security: Fire sprinkler system; Smoke detectors; Security system; Entry phone/intercom; Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water and sewer connected
• Home design: Condominium; One level; Building has 8 stories; North-facing
• Construction: Concrete construction; Flat tar-and-gravel roof
• Exterior features: Screened patio; Patio; Waterfront property; Entry level living area

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Split bedroom layout; Blinds
• Laundry & utility: Laundry available (building amenity)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $365k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (8.6% below list).
• Meets the 1% rule at list price ($4k rent vs $365k).
• Recommended offer: $334k (8.6% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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); 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 26% FRL vs 52% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 67% at this address vs 50% district-wide (+17 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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 $15k; list at $365k implies a 2333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $333,695 (8.6% 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. 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. 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 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: 1.02% ✓
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 8.2

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: -21.3%
• Equity multiple: 0.27×
• Total profit: $-74,416
• Equity at exit: $54,423

10-year hold

• IRR: -18.3%
• Equity multiple: 0.07×
• Total profit: $-95,267
• Equity at exit: $31,559

Cash invested: $102,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,723 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$152
• HOA: −$958
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $-177

Break-even live

Break-even rent $3,947

Max offer price $333,695

Occupancy floor 100%

Sensitivity live

Price	-10% $29	-5% $-74	+0% $-177	+5% $-281	+10% $-384
Rent	-10% $-471	-5% $-324	+0% $-177	+5% $-30	+10% $117
Rate	-1.0pp $7	-0.5pp $-84	base $-177	+0.5pp $-272	+1.0pp $-368

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6797 Willow Wood Dr #6034 Boca Raton, FL	2.0	2.0	1260	$4,900	$3.89	26d	1	0.04mi
6805 Willow Wood Dr #5042 Boca Raton, FL	2.0	2.0	1260	$5,500	$4.37	24d	1	0.14mi
7067 Rain Forest Dr Boca Raton, FL	2.0	2.0	1271	$3,000	$2.36	26d	1	0.43mi
23392 Country Club Dr Boca Raton, FL	3.0	2.0	1200	$3,500	$2.92	1d	1	0.61mi
3205 Bridgewood Dr #3205 Boca Raton, FL	2.0	2.5	1400	$3,200	$2.29	26d	1	0.65mi
10235 Entrada Pl Boca Raton, FL	1.0–3.0	1.0–2.0	952	$2,358	$2.48	0d	29	0.68mi
3604 Bridgewood Dr Boca Raton, FL	2.0	2.5	1400	$2,450	$1.75	26d	1	0.75mi
3705 Bridgewood Dr Boca Raton, FL	2.0	2.0	1400	$3,500	$2.50	26d	1	0.83mi
2404 Bridgewood Dr Boca Raton, FL	2.0	2.5	1400	$4,700	$3.36	26d	1	0.88mi
3509 NW 25th Way Boca Raton, FL	3.0	2.0	1427	$5,200	$3.64	26d	1	0.88mi
1405 Bridgewood Dr Unit 1405 Boca Raton, FL	2.0	2.5	1400	$3,000	$2.14	24d	1	0.94mi
1405 Bridgewood Dr Unit 1405 Boca Raton, FL	2.0	2.5	1400	$3,100	$2.21	26d	1	0.94mi
19809 Boca West Dr Unit 4043 Boca Raton, FL	2.0	2.0	1400	$3,100	$2.21	26d	1	0.94mi
7738 Lakeside Blvd #373 Boca Raton, FL	2.0	2.0	1050	$2,200	$2.10	26d	1	0.96mi
19550 Sawgrass Dr #2102 Boca Raton, FL	2.0	2.0	1460	$5,500	$3.77	26d	1	0.98mi
20889 Saint Andrews Blvd Boca Raton, FL	2.0	2.0	1200	$3,090	$2.58	23d	1	1.04mi
7835 Lakeside Blvd #946 Boca Raton, FL	2.0	2.0	1050	$3,800	$3.62	7d	1	1.05mi
20901 St Andrews Blvd Boca Raton, FL	1.0–3.0	1.0–3.0	1356	$3,100	$2.29	12d	1	1.09mi
7754 Lakeside Blvd #483 Boca Raton, FL	2.0	2.0	1050	$2,700	$2.57	4d	1	1.09mi
7754 Lakeside Blvd #446 Boca Raton, FL	2.0	2.0	1050	$3,500	$3.33	26d	1	1.09mi
6079 Town Colony Dr Boca Raton, FL	1.0–2.0	1.0–2.0	902	$3,188	$3.53	0d	19	1.10mi
445 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,575	$1.92	26d	1	1.42mi
445 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,550	$1.89	10d	1	1.42mi
5881 Town Bay Dr Boca Raton, FL	1.0–3.0	1.0–2.0	1050	$2,905	$2.77	0d	24	1.46mi
613 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,750	$2.14	5d	1	1.48mi
613 Fanshaw N Boca Raton, FL	2.0	1.5	819	$1,700	$2.08	4d	1	1.48mi

HOA detail condo

• Monthly dues: $958 · $11,496/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-05-22
   status Pending
2. 2026-05-18
   listed $365,000 Active
3. 2017-01-19
   soldstatus $15,000
4. 2017-01-16
   soldstatus $15,000 Closed 554-char remark

   Show marketing remark (554 chars)

   Perfect retreat! Move right into this updated and meticulously maintained 2 bedroom, 2 bathroom furnished apartment! Fabulous lake and golf views of the second hole on the second golf course at Boca West Country Club! Newer appliances (2010), bamboo flooring in living room, newer A/C (2009). Split bedroom floor plan. Great opportunity to live in the #1 Country Club in Florida. Premier amenities including 4 golf courses, 31 tennis courts, pickle ball courts, restaurants, state of the art gym and spa and so much more! Membership of $70,000 required.

5. 2016-12-29
   status Pending 554-char remark

   Show marketing remark (554 chars)

   Perfect retreat! Move right into this updated and meticulously maintained 2 bedroom, 2 bathroom furnished apartment! Fabulous lake and golf views of the second hole on the second golf course at Boca West Country Club! Newer appliances (2010), bamboo flooring in living room, newer A/C (2009). Split bedroom floor plan. Great opportunity to live in the #1 Country Club in Florida. Premier amenities including 4 golf courses, 31 tennis courts, pickle ball courts, restaurants, state of the art gym and spa and so much more! Membership of $70,000 required.

6. 2016-09-18
   price $15,000 554-char remark

   Show marketing remark (554 chars)

   Perfect retreat! Move right into this updated and meticulously maintained 2 bedroom, 2 bathroom furnished apartment! Fabulous lake and golf views of the second hole on the second golf course at Boca West Country Club! Newer appliances (2010), bamboo flooring in living room, newer A/C (2009). Split bedroom floor plan. Great opportunity to live in the #1 Country Club in Florida. Premier amenities including 4 golf courses, 31 tennis courts, pickle ball courts, restaurants, state of the art gym and spa and so much more! Membership of $70,000 required.

7. 2016-03-18
   listed $29,900 Active 554-char remark

   Show marketing remark (554 chars)

   Perfect retreat! Move right into this updated and meticulously maintained 2 bedroom, 2 bathroom furnished apartment! Fabulous lake and golf views of the second hole on the second golf course at Boca West Country Club! Newer appliances (2010), bamboo flooring in living room, newer A/C (2009). Split bedroom floor plan. Great opportunity to live in the #1 Country Club in Florida. Premier amenities including 4 golf courses, 31 tennis courts, pickle ball courts, restaurants, state of the art gym and spa and so much more! Membership of $70,000 required.

8. 2010-02-01
   soldstatus $60,000 252-char remark

   Show marketing remark (252 chars)

   Willow Wood 4th floor center midrise condo with spectacular southern exposure golf views. Like living in a 5 star hotel since it was renovated and furnished by Palm Beach decorator 3/09.One of the best country club communities in So FL. Great location.

9. 2010-01-18
   historical 252-char remark

   Show marketing remark (252 chars)

   Willow Wood 4th floor center midrise condo with spectacular southern exposure golf views. Like living in a 5 star hotel since it was renovated and furnished by Palm Beach decorator 3/09.One of the best country club communities in So FL. Great location.

10. 2009-04-02
    listed $115,000 252-char remark

    Show marketing remark (252 chars)

    Willow Wood 4th floor center midrise condo with spectacular southern exposure golf views. Like living in a 5 star hotel since it was renovated and furnished by Palm Beach decorator 3/09.One of the best country club communities in So FL. Great location.

11. 2008-12-17
    historical
12. 2008-01-11
    listed $87,000
13. 2008-01-07
    historical
14. 2007-08-06
    listed $95,000
15. 2007-06-28
    historical
16. 2006-11-28
    listed $125,000
17. 1984-12-01
    soldstatus $122,000

ⓘ 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: $1,130 · $94/mo
• Projected year-2 tax: $3,030 · $252/mo
• Expected delta: +$1,899/yr (+$158/mo · 168.0%)

ⓘ 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: $44,676
• − Mortgage interest: −$20,446
• − Property taxes: −$1,130
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,574
• − Management: −$3,574
• − HOA: −$11,496
• − Depreciation: −$10,618
• Taxable loss: −$7,987
• Est. tax savings @ 24.0%: +$1,917
• After-tax cash flow: $-210/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

+199.2% since first listed

17 events — show timeline

• 2026-05-22 Pending — Beaches MLS
• 2026-05-18 Listed $365,000 Beaches MLS
• 2017-01-19 Sold (Public Records) $15,000 Public Records
• 2017-01-16 Sold (MLS) $15,000 Beaches MLS
• 2016-12-29 Pending — Beaches MLS
• 2016-09-18 Price Changed $15,000 Beaches MLS
• 2016-03-18 Listed $29,900 Beaches MLS
• 2010-02-01 Sold (MLS) $60,000 Beaches MLS
• 2010-01-18 Listing Removed — Beaches MLS
• 2009-04-02 Listed $115,000 Beaches MLS
• 2008-12-17 Listing Removed — Beaches MLS
• 2008-01-11 Listed $87,000 Beaches MLS
• 2008-01-07 Listing Removed — Beaches MLS
• 2007-08-06 Listed $95,000 Beaches MLS
• 2007-06-28 Listing Removed — Beaches MLS
• 2006-11-28 Listed $125,000 Beaches MLS
• 1984-12-01 Sold (Public Records) $122,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,130 · +10.3% YoY. Source: county tax records.