8356 Sunmeadow Ln · Boca Raton, FL 33496

$339,000

3 bd · 2.0 ba · 1,508 sqft · Condo public records · 38 Days on market

Built 1992 $732/mo HOA · 20% 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 +14.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks

LOVELY, BRIGHT & IMPECABCABLY CLEAN LARGE REGAL MODEL VILLA FEATURING 2 BEDS/2 BATHS, DEN & GARAGE. BRAND NEW ROOF MAY 2026! LOCATED IN DESIRABLE & ACTIVE 55+ GATED WHISPER WALK COMMUNITY. A/C 2025, HOT WATER HEATER 2025, VAULTED CEILINGS, 2 SKYLIGHTS, SPLIT BEDROOMS + DEN (DEN CAN EASILY BE CONVERTED INTO A 3RD BEDROOM), EAT IN KITCHEN, FLORIDA ROOM A/C. WHISPER WALK AMENITIES INCLUDE CLUBHOUSE, POOL/SPA, FITNESS CENTER, INTERNET, CABLE, WATER, LANDSCAPING & INSURANCE ON BLDG. WHISPER WALK IS AN ACTIVE COMMUNITY WITH LUSH GREENERY, 11 LAKES, WALKING PATHS, 6 PICKELBALL & 7 TENNIS COURTS. CENTRALLY LOCATED CLOSE TO PREMIER SHOPPING, RESTAURANTS, BEACHES &

Key facts

• Brand new roof
• Eat in kitchen
• Florida room

Tags

• BRAND NEW ROOF
• VAULTED CEILINGS
• SPLIT BEDROOMS
• EAT IN KITCHEN
• FLORIDA ROOM
• WALKING PATHS

Property features AI

Finance

• Financial info: No pets allowed; Senior community
• HOA & community: Association: WHISPER WALK/PARKSHORE; Quarterly HOA dues; HOA includes cable TV, internet, grounds maintenance, security, sewer, trash, water, common areas, reserve funds, roof repairs, and recreation facility; Amenities: clubhouse, fitness center, pool, sauna, spa/hot tub, tennis courts, pickleball courts, billiard room, library, manager on site, internet included

Exterior

• Parking: 3 total parking spaces; Attached 1-car garage; 1 covered space; 2 open parking spaces
• Security: Security gate; Security patrol
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water available
• Home design: Condominium; One story; Faces north; Resale unit; Model: REGAL
• Construction: Built with CBS construction; Shingle roof
• Exterior features: Not waterfront; Gated community; Sidewalks

Interior

• Kitchen: Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Entrance foyer; High ceilings; Split bedroom layout
• Laundry & utility: Laundry area in garage; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $339k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $339k).
• Recommended offer: $329k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: schools A+, employment A+, health & safety A+; 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.
• Market conditions: Rents rising (+2.3%/yr); 324 active listings in the ZIP; 40 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).
• This rent runs 38% of the median local income ($115k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $34k 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.
• At projected returns (10.0% appreciation + 2.3% rent growth), your $95k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $339k implies a 184% 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 4→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $328,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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 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: 1.08% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 7.7

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: 24.9%
• Equity multiple: 2.98×
• Total profit: $188,178
• Equity at exit: $305,398

10-year hold

• IRR: 21.8%
• Equity multiple: 6.75×
• Total profit: $545,329
• Equity at exit: $658,602

Cash invested: $94,920 (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: 7.7×

Monthly cashflow live

• Estimated rent: $3,669 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$157 /mo · $1,886/yr
• Insurance: −$141
• HOA: −$732
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $90

Break-even live

Break-even rent $3,555

Max offer price $339,000

Occupancy floor 93%

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8664 Jasmine Way Boca Raton, FL	2.0	2.0	1162	$1,795	$1.54	24d	1	0.34mi
8146 Windgate Dr Boca Raton, FL	2.0	2.0	1310	$5,000	$3.82	24d	1	0.41mi
18428 Via Di Regina #18428 Boca Raton, FL	3.0	2.0	1544	$3,900	$2.53	24d	1	0.49mi
8550 Via Romana Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	10d	1	0.50mi
18475 Via Di Sorrento Boca Raton, FL	3.0	2.0	1544	$4,095	$2.65	7d	1	0.50mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	24d	1	0.50mi
8550 Via Romana #2 Boca Raton, FL	3.0	2.0	1778	$3,500	$1.97	22d	1	0.50mi
4007 Yarmouth a Boca Raton, FL	2.0	2.0	1132	$2,200	$1.94	24d	1	0.53mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,400	$2.30	15d	1	0.55mi
8705 Via Giula #4 Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	24d	1	0.55mi
18434 Via Di Sorrento Boca Raton, FL	3.0	2.0	1480	$3,495	$2.36	7d	1	0.55mi
9708 Erica Ct Boca Raton, FL	2.0	2.0	1410	$4,800	$3.40	24d	1	0.58mi
9110 Fairbanks Ln #4 Boca Raton, FL	2.0	2.0	1227	$2,400	$1.96	24d	1	0.65mi
18730 Stewart Cir #5 Boca Raton, FL	2.0	2.0	1227	$2,500	$2.04	24d	1	0.80mi
9104 Affirmed Ln Boca Raton, FL	3.0	2.0	1266	$3,210	$2.54	2d	1	0.86mi
4278 NW 65th Rd Boca Raton, FL	3.0	2.0	1607	$16,500	$10.27	10d	1	0.89mi
9387 Richmond Cir Boca Raton, FL	3.0	2.0	1849	$4,100	$2.22	10d	1	0.94mi
9203 Boca Gardens Cir S Unit D Boca Raton, FL	3.0	2.5	2088	$3,300	$1.58	24d	1	0.95mi
9190 Boca Gardens Pkwy Unit B Boca Raton, FL	3.0	2.5	1845	$3,500	$1.90	24d	1	0.99mi
8410 Brussels Way Boca Raton, FL	3.0	2.0	1763	$5,999	$3.40	5d	1	1.03mi
9505 Aegean Dr Boca Raton, FL	4.0	2.5	2133	$4,200	$1.97	7d	1	1.07mi
9392 Affirmed Ln Boca Raton, FL	3.0	2.0	1635	$3,200	$1.96	15d	1	1.11mi
9448 Saddlebrook Dr Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	20d	1	1.13mi
9448 Saddlebrook Dr Unit 9448 Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	24d	1	1.13mi
9590 Islamorada Ter Boca Raton, FL	4.0	2.5	2064	$5,000	$2.42	22d	1	1.18mi
9234 Southampton Pl Boca Raton, FL	4.0	2.0	1520	$6,000	$3.95	22d	1	1.20mi
20020 Rima Cir Unit 20020 Boca Raton, FL	3.0	2.0	1575	$3,700	$2.35	3d	1	1.22mi
19809 Boca West Dr Unit 4043 Boca Raton, FL	2.0	2.0	1400	$3,100	$2.21	24d	1	1.24mi
9636 Tavernier Dr Boca Raton, FL	3.0	2.0	1820	$4,200	$2.31	24d	1	1.26mi
7754 Lakeside Blvd #446 Boca Raton, FL	2.0	2.0	1050	$3,500	$3.33	24d	1	1.27mi
7754 Lakeside Blvd #483 Boca Raton, FL	2.0	2.0	1050	$2,700	$2.57	2d	1	1.27mi
7835 Lakeside Blvd #946 Boca Raton, FL	2.0	2.0	1050	$3,800	$3.62	5d	1	1.30mi
9585 Affirmed Ln Boca Raton, FL	4.0	2.0	1756	$3,950	$2.25	5d	1	1.31mi
9680 Lancaster Pl Boca Raton, FL	3.0	2.0	1504	$4,850	$3.22	24d	1	1.34mi
7738 Lakeside Blvd #373 Boca Raton, FL	2.0	2.0	1050	$2,200	$2.10	24d	1	1.35mi
9426 Southampton Pl Boca Raton, FL	3.0	2.0	1336	$3,800	$2.84	24d	1	1.36mi
9718 Lancaster Pl Boca Raton, FL	3.0	2.0	1773	$4,400	$2.48	24d	1	1.38mi
9732 Saddlebrook Dr Boca Raton, FL	4.0	2.0	1388	$3,235	$2.33	11d	1	1.39mi
9785 Ridgecreek Rd Boca Raton, FL	2.0	2.0	1172	$3,450	$2.94	5d	1	1.41mi
9785 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1172	$3,600	$3.07	18d	1	1.41mi

HOA detail condo

• Monthly dues: $732 · $8,784/yr
• Likely covers: waterinternetcablelandscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-02
   statusdays on market $339,000 Pending 38 DOM
2. 2026-06-01
   days on market $339,000 Active 37 DOM
3. 2026-05-31
   days on market $339,000 Active 36 DOM
4. 2026-05-19
   price $339,000
5. 2026-04-25
   listed $350,000 Active
6. 1992-04-01
   soldstatus $119,500

ⓘ 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: $1,886 · $157/mo
• Projected year-2 tax: $2,814 · $234/mo
• Expected delta: +$928/yr (+$77/mo · 49.2%)

ⓘ 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 4 d/yr ≥107°F today · 13 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: $44,024
• − Mortgage interest: −$18,989
• − Property taxes: −$1,886
• − Insurance: −$1,695
• − Repairs & maintenance: −$3,522
• − Management: −$3,522
• − HOA: −$8,784
• − Depreciation: −$9,862
• Taxable loss: −$4,236
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $2,098/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

+183.7% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $339,000 Beaches MLS
• 2026-04-25 Listed $350,000 Beaches MLS
• 1992-04-01 Sold (Public Records) $119,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,886 · +3.7% YoY. Source: county tax records.