7207 Le Chalet Blvd · Boynton Beach, FL 33472

$199,900

2 bd · 2.0 ba · 1,531 sqft · SingleFamily public records · 83 Days on market

Built 1988 6,900 sqft lot $607/mo HOA · 18% of rent

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Why this score? — see what drove the B 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 +28.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Gracious Aberdeeen Community! Aberdeen is known for being a tremendous value for people looking for a full-featured, country club lifestyle in a beautiful setting. This turnkey unit has been recently painted and boasts new flooring, new appliances and new AC. The location is perfect, a short walk to the community pool and clubhouse and a quick drive to the country club and golf course. Large bonus room to use as family room, office or third bedroom. Seller offers Homesteps Financing program not subject to appraisal! Ask your agent for details. Freddie Mac offers a gift to owner occupied buyers: a FREE one year Home Warranty up to $500, payable on the HUD! Please ask your agent for flyer for details.

Key facts

• Updated kitchen
• 6,900 sq ft lot
• 2 garage spots

Tags

• UPDATED KITCHEN
• ENCLOSED FLORIDA ROOM
• PEACEFUL GARDEN SPACE
• CLOSE TO MAIN CLUBHOUSE

Property features AI

Finance

• Other: Public utilities available
• Financial info: Pets allowed with breed restrictions
• HOA & community: Hampton HOA; Monthly HOA fee of $607; HOA covers cable TV, grounds maintenance, common areas and common real estate tax; Community amenities include clubhouse, fitness center, golf course, game room, jogging path, picnic area, pool, tennis and pickleball courts, cafe/restaurant, community room, sidewalks and street lights

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway parking; Total of 4 parking spaces (2 covered)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa; One-story; Entry level living area; Faces south; Resale condition
• Construction: Built with block/concrete (CBS); Spanish tile roof; Slab foundation
• Exterior features: Covered, open, screened and glass-enclosed patios; Patio; Sidewalks; Paved road; Waterfront

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral and vaulted ceilings; Walk-in closets; Split bedroom layout; Sliding windows; Unfurnished
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Crystal Lakes Elementary School (math 55% / reading 64%, grade B-, #690 of 2,144 statewide, top 34%, 788 students, 37% FRL); Christa Mcauliffe Middle School (math 63% / reading 63%, grade B+, #111 of 571 statewide, top 20%, 1,387 students, 35% FRL); Park Vista Community High School (math 43% / reading 64%, grade C-, #146 of 667 statewide, top 22%, 3,191 students, 28% FRL) — zoned schools average 34% FRL vs 52% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 169 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $396 appreciation (0.2% 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 (0.2% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $200k implies a 160% 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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 1.65% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.96%
• DSCR: 1.62
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.68×
• Total profit: $37,892
• Equity at exit: $60,033

10-year hold

• IRR: 18.4%
• Equity multiple: 3.08×
• Total profit: $116,387
• Equity at exit: $73,768

Cash invested: $55,972 (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 33472

• Home prices YoY: 0.1%
• Active inventory: 169
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,303 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$219 /mo · $2,633/yr
• Insurance: −$83
• HOA: −$607
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $651

Break-even live

Break-even rent $2,478

Max offer price $199,900

Occupancy floor 75%

Sensitivity live

Price	-10% $764	-5% $708	+0% $651	+5% $594	+10% $538
Rent	-10% $390	-5% $521	+0% $651	+5% $782	+10% $912
Rate	-1.0pp $752	-0.5pp $702	base $651	+0.5pp $599	+1.0pp $547

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	8d	1	0.21mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	25d	1	0.53mi
7366 Ashley Shores Cir Lake Worth, FL	3.0	2.5	1945	$4,200	$2.16	8d	1	0.80mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	19d	1	0.81mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	25d	1	0.87mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	25d	1	0.88mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	18d	1	0.89mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	15d	1	0.90mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	14d	1	0.90mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	25d	1	0.90mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,100	$1.90	0d	1	0.91mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	3d	1	1.01mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	25d	1	1.02mi
7142 Davit Cir Lake Worth, FL	3.0	2.5	2050	$3,545	$1.73	18d	1	1.03mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	2d	1	1.04mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	11d	1	1.05mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,750	$2.45	0d	1	1.05mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	25d	1	1.05mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	8d	1	1.07mi
7600 Edisto Dr Lake Worth, FL	3.0	2.5	1764	$2,700	$1.53	21d	1	1.09mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	22d	1	1.13mi
6974 Oak Bridge Ln Lake Worth, FL	2.0	2.5	1310	$2,650	$2.02	15d	1	1.14mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	13d	1	1.14mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	25d	1	1.17mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	22d	1	1.17mi
6880 Brook Hollow Rd Lake Worth, FL	3.0	2.5	1428	$2,850	$2.00	25d	1	1.21mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	14d	1	1.24mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	3d	1	1.24mi
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	22d	1	1.25mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	25d	1	1.32mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	25d	1	1.33mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	3d	1	1.35mi
7479 Ridgefield Ln Lake Worth, FL	3.0	2.0	1964	$3,300	$1.68	25d	1	1.42mi

HOA detail

• Monthly dues: $607 · $7,284/yr
• Likely covers: pool

Listing history 36 events

1. 2026-06-18
   days on market $199,900 Active 83 DOM
2. 2026-06-17
   days on market $199,900 Active 82 DOM
3. 2026-06-16
   days on market $199,900 Active 81 DOM
4. 2026-06-15
   days on market $199,900 Active 80 DOM
5. 2026-06-13
   days on market $199,900 Active 78 DOM
6. 2026-06-09
   days on market $199,900 Active 74 DOM
7. 2026-06-08
   days on market $199,900 Active 73 DOM
8. 2026-06-07
   days on market $199,900 Active 72 DOM
9. 2026-06-04
   days on market $199,900 Active 69 DOM
10. 2026-06-03
    days on market $199,900 Active 68 DOM
11. 2026-06-02
    days on market $199,900 Active 67 DOM
12. 2026-06-01
    days on market $199,900 Active 66 DOM
13. 2026-05-31
    days on market $199,900 Active 65 DOM
14. 2026-05-16
    price $199,900
15. 2026-05-04
    price $210,000
16. 2026-03-27
    listed $214,900 Active
17. 2026-03-26
    historical
18. 2026-03-16
    price $214,900
19. 2026-03-05
    price $219,000
20. 2026-01-02
    price $225,000
21. 2025-11-05
    listed $249,000 Active
22. 2015-10-08
    soldstatus $77,000 Closed 709-char remark

    Show marketing remark (709 chars)

    Gracious Aberdeeen Community! Aberdeen is known for being a tremendous value for people looking for a full-featured, country club lifestyle in a beautiful setting. This turnkey unit has been recently painted and boasts new flooring, new appliances and new AC. The location is perfect, a short walk to the community pool and clubhouse and a quick drive to the country club and golf course. Large bonus room to use as family room, office or third bedroom. Seller offers Homesteps Financing program not subject to appraisal! Ask your agent for details. Freddie Mac offers a gift to owner occupied buyers: a FREE one year Home Warranty up to $500, payable on the HUD! Please ask your agent for flyer for details.

23. 2015-09-24
    status Pending 709-char remark

    Show marketing remark (709 chars)

    Gracious Aberdeeen Community! Aberdeen is known for being a tremendous value for people looking for a full-featured, country club lifestyle in a beautiful setting. This turnkey unit has been recently painted and boasts new flooring, new appliances and new AC. The location is perfect, a short walk to the community pool and clubhouse and a quick drive to the country club and golf course. Large bonus room to use as family room, office or third bedroom. Seller offers Homesteps Financing program not subject to appraisal! Ask your agent for details. Freddie Mac offers a gift to owner occupied buyers: a FREE one year Home Warranty up to $500, payable on the HUD! Please ask your agent for flyer for details.

24. 2015-09-11
    historical Active Under Contract 709-char remark

    Show marketing remark (709 chars)

    Gracious Aberdeeen Community! Aberdeen is known for being a tremendous value for people looking for a full-featured, country club lifestyle in a beautiful setting. This turnkey unit has been recently painted and boasts new flooring, new appliances and new AC. The location is perfect, a short walk to the community pool and clubhouse and a quick drive to the country club and golf course. Large bonus room to use as family room, office or third bedroom. Seller offers Homesteps Financing program not subject to appraisal! Ask your agent for details. Freddie Mac offers a gift to owner occupied buyers: a FREE one year Home Warranty up to $500, payable on the HUD! Please ask your agent for flyer for details.

25. 2015-09-02
    price $79,900 709-char remark

    Show marketing remark (709 chars)

    Gracious Aberdeeen Community! Aberdeen is known for being a tremendous value for people looking for a full-featured, country club lifestyle in a beautiful setting. This turnkey unit has been recently painted and boasts new flooring, new appliances and new AC. The location is perfect, a short walk to the community pool and clubhouse and a quick drive to the country club and golf course. Large bonus room to use as family room, office or third bedroom. Seller offers Homesteps Financing program not subject to appraisal! Ask your agent for details. Freddie Mac offers a gift to owner occupied buyers: a FREE one year Home Warranty up to $500, payable on the HUD! Please ask your agent for flyer for details.

26. 2015-07-30
    listed $94,900 Active 709-char remark

    Show marketing remark (709 chars)

    Gracious Aberdeeen Community! Aberdeen is known for being a tremendous value for people looking for a full-featured, country club lifestyle in a beautiful setting. This turnkey unit has been recently painted and boasts new flooring, new appliances and new AC. The location is perfect, a short walk to the community pool and clubhouse and a quick drive to the country club and golf course. Large bonus room to use as family room, office or third bedroom. Seller offers Homesteps Financing program not subject to appraisal! Ask your agent for details. Freddie Mac offers a gift to owner occupied buyers: a FREE one year Home Warranty up to $500, payable on the HUD! Please ask your agent for flyer for details.

27. 2011-09-10
    historical
28. 2010-09-24
    listed $117,000
29. 2010-08-01
    historical
30. 2009-11-02
    listed $135,000
31. 2009-11-01
    historical
32. 2009-05-01
    listed $149,990
33. 2002-05-17
    soldstatus $133,000
34. 2002-05-15
    soldstatus $133,000
35. 2002-03-08
    historical
36. 2002-01-15
    listed $139,900

ⓘ 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: $2,633 · $219/mo
• Projected year-2 tax: $2,633 · $219/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 ≥106°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,632
• − Mortgage interest: −$11,198
• − Property taxes: −$2,633
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,171
• − Management: −$3,171
• − HOA: −$7,284
• − Depreciation: −$5,815
• Taxable income: $5,361
• Est. tax owed @ 24.0%: −$1,287
• After-tax cash flow: $6,526/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

• City population: 148,060
• Population (ZIP): 18,689

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 18% Two or more races 14% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 7%
• Common ancestry: Romanian 5% Scotch-Irish 4% Hispanic 3%
• Foreign-born: 24% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▲ 0.20%
• Current HPI: 268.1142
• Rent YoY: —
• Metro: —
• 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

+42.9% since first listed

23 events — show timeline

• 2026-05-16 Price Changed $199,900 Beaches MLS
• 2026-05-04 Price Changed $210,000 Beaches MLS
• 2026-03-27 Listed $214,900 Beaches MLS
• 2026-03-26 Listing Removed — Beaches MLS
• 2026-03-16 Price Changed $214,900 Beaches MLS
• 2026-03-05 Price Changed $219,000 Beaches MLS
• 2026-01-02 Price Changed $225,000 Beaches MLS
• 2025-11-05 Listed $249,000 Beaches MLS
• 2015-10-08 Sold (MLS) $77,000 Beaches MLS
• 2015-09-24 Pending — Beaches MLS
• 2015-09-11 Contingent — Beaches MLS
• 2015-09-02 Price Changed $79,900 Beaches MLS
• 2015-07-30 Listed $94,900 Beaches MLS
• 2011-09-10 Listing Removed — Beaches MLS
• 2010-09-24 Listed $117,000 Beaches MLS
• 2010-08-01 Listing Removed — Beaches MLS
• 2009-11-02 Listed $135,000 Beaches MLS
• 2009-11-01 Listing Removed — Beaches MLS
• 2009-05-01 Listed $149,990 Beaches MLS
• 2002-05-17 Sold (Public Records) $133,000 Public Records
• 2002-05-15 Sold (MLS) $133,000 Beaches MLS
• 2002-03-08 Listing Removed — Beaches MLS
• 2002-01-15 Listed $139,900 Beaches MLS

Property tax history

+7.4%/yr

Latest (2025): $2,633 · +8.6% YoY. Source: county tax records.