4 Eastgate Dr Unit C · Boynton Beach, FL 33436

$225,000

3 bd · 2.0 ba · 2,106 sqft · Condo public records · 1 Days on market

Built 1986 $1075/mo HOA · 28% 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 +24.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This first floor corner condo is gorgeous. Stunning lake and golf course view. It features an open kitchen with tile counters, extra cabinets, sliding glass door to open brick paved side patio. Neutral Tile on the diagonal in main living areas. Rear patio has been glass enclosed with impact windows. Closets have been professionally outfitted. Master bath has a renovated shower. The Master bedroom has Plantation shutter window coverings and has 3 large closets. The furniture is included so don't miss this fabulous find.

Key facts

• Pickleball courts
• Championship golf
• Tennis courts

Tags

• OPEN-CONCEPT FLOOR PLAN
• BREATHTAKING LAKE VIEWS
• WORLD-CLASS AMENITIES
• CHAMPIONSHIP GOLF
• TENNIS COURTS
• PICKLEBALL COURTS

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: Association-managed community; Monthly HOA fee; HOA covers cable TV, grounds maintenance, common areas and roof repairs; Community amenities include clubhouse, fitness center, golf course, pool, sauna, spa/hot tub, tennis courts, pickleball courts, sidewalks, gated access, on-site manager, bar, cafe/restaurant, lobby and maintenance

Exterior

• Parking: 1 parking space; Asphalt, common, concrete and guest parking available
• Security: Fire alarm; Gated community with guard; On-site security guard
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Condominium; One level (single-level living); Faces northeast; Resale property
• Construction: Built with CBS (concrete block with stucco); Shingle roof; 2 total stories in the building
• Exterior features: Open patio and open porch; Patio and porch; Corner lot; Waterfront property

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Stacked bedroom layout; Roman tub; Plantation shutters and shutters; Storm and sliding windows
• Laundry & utility: Laundry inside the unit; Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Cap rate 8.8% vs local median 4.3% in Boynton Beach — 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 72/100 on livability (#351 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+, cost of living B; Watch: amenities D+, crime D-, commute 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: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools average 67% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.6%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $3,806/mo this rent would consume 60% of the median local household income ($76k/yr) (locally 1813% 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 $2k of loan paydown is wiped out by about $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $182k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.74×
• Total profit: $-16,428
• Equity at exit: $33,548

10-year hold

• IRR: -4.7%
• Equity multiple: 0.76×
• Total profit: $-15,434
• Equity at exit: $19,454

Cash invested: $63,000 (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 33436

• Home prices YoY: -26.0%
• Rents YoY: -0.6%
• Active inventory: 445
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,806 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$178 /mo · $2,141/yr
• Insurance: −$94
• HOA: −$1,075
• Vacancy / Maint / Mgmt: −$799
• Net cashflow: $479

Break-even live

Break-even rent $3,199

Max offer price $225,000

Occupancy floor 82%

Sensitivity live

Price	-10% $607	-5% $543	+0% $479	+5% $416	+10% $352
Rent	-10% $179	-5% $329	+0% $479	+5% $630	+10% $780
Rate	-1.0pp $593	-0.5pp $537	base $479	+0.5pp $421	+1.0pp $362

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Eastgate Dr Unit A Boynton Beach, FL	2.0	2.0	1572	$7,000	$4.45	25d	1	0.18mi
1770 NW 22nd Ave Delray Beach, FL	3.0	2.0	1850	$7,000	$3.78	17d	1	0.28mi
1630 NW 22nd Ave Delray Beach, FL	3.0	2.0	1560	$4,200	$2.69	25d	1	0.40mi
138 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1551	$2,800	$1.81	2d	1	0.48mi
101 Lake Monterey Cir Boynton Beach, FL	3.0	3.0	1584	$2,999	$1.89	21d	1	0.50mi
81 Nottingham Pl Boynton Beach, FL	3.0	2.5	2209	$3,500	$1.58	18d	1	0.55mi
81 Nottingham Pl Boynton Beach, FL	3.0	2.5	2209	$3,500	$1.58	22d	1	0.55mi
183 Lake Monterey Cir Boynton Beach, FL	3.0	3.0	1584	$2,800	$1.77	25d	1	0.61mi
182 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1423	$2,500	$1.76	25d	1	0.61mi
182 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1423	$2,500	$1.76	22d	1	0.61mi
2583 NW 13th St Delray Beach, FL	2.0	2.0	1466	$2,600	$1.77	18d	1	0.64mi
30 Beechdale Ln Boynton Beach, FL	3.0	2.5	2226	$3,300	$1.48	22d	1	0.69mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	8d	1	0.78mi
17 Country Lake Cir Boynton Beach, FL	3.0	2.5	2312	$4,250	$1.84	25d	1	0.96mi
17 Country Lake Cir Boynton Beach, FL	3.0	2.5	2312	$4,250	$1.84	22d	1	0.96mi
4020 Sabal Lakes Rd Delray Beach, FL	4.0	2.5	2310	$4,050	$1.75	25d	1	0.99mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	18d	1	1.02mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	25d	1	1.02mi
2712 Lake Ida Rd Delray Beach, FL	3.0	2.0	1604	$4,000	$2.49	8d	1	1.05mi
2941 Angler Dr Delray Beach, FL	3.0	2.0	1578	$5,000	$3.17	25d	1	1.10mi
20 Westgate Ln Unit 20G Boynton Beach, FL	2.0	2.0	1712	$7,990	$4.67	11d	1	1.10mi
945 Sunflower Ave Delray Beach, FL	3.0	2.0	1755	$4,500	$2.56	8d	1	1.13mi
1507 Pine Ln Delray Beach, FL	4.0	3.5	2660	$18,000	$6.77	25d	1	1.14mi
1201 SW 28th Ave Boynton Beach, FL	3.0	2.0	1558	$4,500	$2.89	6d	1	1.15mi
1590 Verawood Ln Delray Beach, FL	3.0	2.5	2295	$4,400	$1.92	12d	1	1.16mi
1225 E Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,700	$2.17	25d	1	1.18mi
1105 Anchor Pt Delray Beach, FL	3.0	2.0	1641	$5,700	$3.47	19d	1	1.18mi
514 NW 13th St Delray Beach, FL	4.0	2.5	2563	$25,000	$9.75	25d	1	1.19mi
4311 N Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,100	$1.82	25d	1	1.20mi
494 Enfield Ct Unit Na Delray Beach, FL	3.0	2.0	1641	$6,500	$3.96	25d	1	1.21mi
1502 NW 4th Ave Delray Beach, FL	3.0	2.0	1468	$6,800	$4.63	17d	1	1.21mi
4110 NW 10th St Delray Beach, FL	3.0	2.5	1839	$4,500	$2.45	25d	1	1.22mi
3996 NW 7th Ct Delray Beach, FL	3.0	2.0	1480	$5,000	$3.38	25d	1	1.26mi
302 NW 16th St Delray Beach, FL	4.0	3.0	2304	$15,500	$6.73	25d	1	1.27mi
4574 Danson Way Delray Beach, FL	3.0	2.5	1654	$3,300	$2.00	25d	1	1.31mi
328 W Coral Trace Cir Unit 328 Delray Beach, FL	3.0	2.5	1632	$3,500	$2.14	11d	1	1.35mi
328 W Coral Trace Cir Delray Beach, FL	3.0	2.5	1632	$3,500	$2.14	22d	1	1.35mi
315 Coral Trace Ln Delray Beach, FL	3.0	2.0	1576	$3,800	$2.41	8d	1	1.35mi
981 Delray Lakes Dr Delray Beach, FL	3.0	2.0	1998	$5,900	$2.95	3d	1	1.39mi
981 Delray Lakes Dr Delray Beach, FL	3.0	2.0	1998	$6,000	$3.00	25d	1	1.39mi

HOA detail condo

• Monthly dues: $1,075 · $12,900/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-17
   remarks 675-char remark
2. 2026-06-17
   listed $225,000 Active 1 DOM

ⓘ 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: $2,141 · $178/mo
• Projected year-2 tax: $2,141 · $178/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 5 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,667
• − Mortgage interest: −$12,603
• − Property taxes: −$2,141
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,653
• − Management: −$3,653
• − HOA: −$12,900
• − Depreciation: −$6,545
• Taxable income: $3,046
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $5,021/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 — Boynton Beach

• Score: 72/100
• State rank: #351
• US rank: #6098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boynton Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 148,060
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 48,743
• Household income: $75,789
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 1813.0

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 0.64)
• Race & ethnicity: White 52% Black 24% Hispanic / Latino 19% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 12% Romanian 3% Scotch-Irish 2%
• Foreign-born: 27% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 14% French/Haitian/Cajun 13% Other Indo-European 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: ▼ -109.59%
• Current HPI: 311.7742
• Rent YoY: ▼ -0.57%
• 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

+0.0% since first listed

11 events — show timeline

• 2026-06-16 Listed $225,000 Beaches MLS
• 2017-10-19 Sold (Public Records) $182,000 Public Records
• 2017-10-17 Pending — Beaches MLS
• 2017-10-16 Sold (MLS) $182,000 Beaches MLS
• 2017-07-19 Contingent — Beaches MLS
• 2017-06-01 Price Changed $190,000 Beaches MLS
• 2017-04-05 Price Changed $199,900 Beaches MLS
• 2017-01-31 Relisted — Beaches MLS
• 2017-01-30 Listing Removed — Beaches MLS
• 2016-08-16 Listed $219,900 Beaches MLS
• 2000-08-22 Sold (Public Records) $225,000 Public Records

Property tax history

-4.1%/yr

Latest (2025): $2,141 · +3.3% YoY. Source: county tax records.