6115 Bay Isles Dr · Golf, FL 33437

$402,500

2 bd · 2.0 ba · 1,870 sqft · SingleFamily public records · 147 Days on market

Built 1990 Est $441k · 9% under $295/mo HOA · 9% of rent ↓ 34% since listing

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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).

• ARV discount +11.5/15.0
• Cash flow +10.3/30.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LIGHT AND BRIGHT 2 BR 2 BA IN LOVELY LAKESIDE WHICH SHOWS PERFECTLY! JUST A FEW MINUTES FROM GREAT SHOPPING, GREAT RESTAURANTS AND THIS HOME IS READY TO GO !! VERY MOTIVATED SELLER!!! VERY WELL MAINTAINED HOME WITH TERRIFFIC FLOOR PLAN THAT IS READY TO WELCOM ITS NEW OWNER.THIS HOME HAS WHITE TILE FLOORS, BUILT OUT ENCLOSED PATIO WITH VENTILATION, LARGE EAT IN KITCHEN WITH NATURAL LIGHT COMING FROM THE LARGE SKYLIGHTS AND FILM TREATED WINDOWS FOR SAFETY. LOCATED IN LAKESIDE THIS 55 COMMUNITY HAS EVERY AMMENTITY!!

Key facts

• Dual sinks
• Split bedroom plan
• Granite countertops

Tags

• ENCLOSED LANAI
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• SPLIT BEDROOM PLAN
• UPDATED VANITY
• DUAL SINKS

Property features AI

Finance

• Other: Pets allowed with restrictions (breed, number, and size limits)
• HOA & community: Association: DAVENPORT; Monthly HOA fee of $295; HOA covers cable TV, common area and grounds maintenance; Community amenities include clubhouse, pool, fitness center, sauna, billiard and game rooms, library, tennis and pickleball courts, sidewalks, street lights; Senior community

Exterior

• Parking: Attached garage (1-car) with covered driveway space; Driveway
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Single family residence; One-story; Northwest facing; Resale property
• Construction: CBS construction; Spanish tile roof; Plans used as building area source; Living area approximately 1,623 (building area total 2,074)
• Exterior features: No waterfront; Waterfront features: None

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Garbage disposal; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans; Paddle fans
• Interior features: Cathedral and vaulted ceilings; Walk-in closets; Split bedroom layout; Skylights
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $402k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $363k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (21.0% below list).
• Recommended offer: $318k (21.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#703 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, 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 (+1.3%/yr); 479 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,178/mo this rent would consume 47% of the median local household income ($81k/yr) (locally 902% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($3k loan paydown + $-973 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.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $28k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; list at $402k implies a 75% 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 $317,788 (21.0% 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 147 days. Have you received any prior offers? Is the seller open to a 21% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.79% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $441,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6637 Sun River Rd	0.63mi	3/2.0 (+1)	2,011 (+8%)	2mo	$475,000	$236	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.24% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.68×
• Total profit: $-35,823
• Equity at exit: $112,033

10-year hold

• IRR: -2.1%
• Equity multiple: 0.80×
• Total profit: $-23,004
• Equity at exit: $130,864

Cash invested: $112,700 (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 33437

• Home prices YoY: -0.1%
• Rents YoY: 1.3%
• Active inventory: 479
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,178 high
• Mortgage (P&I): −$2,111
• Tax from tax record: −$159 /mo · $1,903/yr
• Insurance: −$168
• HOA: −$295
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $-222

Break-even live

Break-even rent $3,458

Max offer price $363,368

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: $100,625
• Closing costs: $12,075
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11690 Briarwood Cir Boynton Beach, FL	3.0	2.0	1952	$3,400	$1.74	24d	1	0.32mi
5750 Fairway Park Ct #101 Boynton Beach, FL	3.0	2.0	1426	$1,850	$1.30	24d	1	0.41mi
12390 Summer Springs Dr Boynton Beach, FL	3.0	2.0	1861	$3,300	$1.77	24d	1	0.42mi
12299 Forest Greens Dr Boynton Beach, FL	2.0	2.0	1310	$2,450	$1.87	18d	1	0.43mi
12118 Country Greens Blvd Boynton Beach, FL	3.0	2.0	1566	$3,000	$1.92	11d	1	0.45mi
11853 Fountainside Cir Boynton Beach, FL	3.0	3.5	2410	$3,800	$1.58	24d	1	0.48mi
12547 Imperial Isle Dr Boynton Beach, FL	2.0–3.0	2.0	1500	$2,500	$1.67	24d	2	0.67mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$2,850	$1.93	24d	1	0.74mi
6599 Old Farm Trl #6599 Boynton Beach, FL	3.0	2.5	1441	$3,000	$2.08	24d	1	0.76mi
5335 Vernio Ln Boynton Beach, FL	3.0	2.0	1798	$3,700	$2.06	24d	1	0.79mi
6633 Old Farm Trl Boynton Beach, FL	3.0	2.5	1441	$3,500	$2.43	24d	1	0.82mi
11230 Green Lake Dr #204 Boynton Beach, FL	3.0	2.0	1549	$3,000	$1.94	12d	1	0.88mi
5256 Glenville Dr Boynton Beach, FL	3.0	2.0	2015	$5,000	$2.48	2d	1	0.88mi
6685 Old Farm Trl Boynton Beach, FL	3.0	2.0	1361	$2,995	$2.20	24d	1	0.93mi
5952 Regal Glen Dr #103 Boynton Beach, FL	3.0	2.0	1813	$2,550	$1.41	24d	1	0.94mi
11177 Aspen Glen Dr Boynton Beach, FL	3.0	2.0	1884	$3,000	$1.59	24d	1	0.96mi
6446 Aspen Glen Cir Boynton Beach, FL	3.0	2.0	1800	$3,800	$2.11	21d	1	0.96mi
6446 Aspen Glen Cir Unit 6446 Boynton Beach, FL	3.0	2.0	1800	$4,000	$2.22	24d	1	0.96mi
5574 Royal Lake Cir Boynton Beach, FL	3.0	2.0	1658	$5,000	$3.02	15d	1	1.00mi
12654 Via Ravenna Boynton Beach, FL	3.0	2.0	1729	$3,500	$2.02	24d	1	1.01mi
6725 Old Farm Trl Boynton Beach, FL	3.0	2.5	1441	$3,000	$2.08	21d	1	1.02mi
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	24d	1	1.10mi
5916 Seashell Ter Boynton Beach, FL	3.0	2.0	1882	$2,900	$1.54	15d	1	1.13mi
11211 S Military Trl Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,237	$2.17	2d	31	1.17mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	24d	1	1.23mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	4d	1	1.23mi
13297 Via Vulcanus Unit B Delray Beach, FL	2.0	2.0	1527	$3,000	$1.96	8d	1	1.28mi
13431 Amber Waves Ave Delray Beach, FL	2.0	2.0	1390	$3,500	$2.52	24d	1	1.42mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	24d	1	1.43mi
13255 Royale Sabal Ct Delray Beach, FL	3.0	2.5	1618	$4,300	$2.66	24d	1	1.49mi
5449 Grande Palm Cir Delray Beach, FL	3.0	2.5	1618	$4,000	$2.47	24d	1	1.50mi
5449 Grande Palm Cir Delray Beach, FL	3.0	2.5	1618	$4,000	$2.47	18d	1	1.50mi

HOA detail

• Monthly dues: $295 · $3,540/yr

Listing history 22 events

1. 2026-06-18
   days on market $402,500 Active 147 DOM
2. 2026-06-17
   days on market $402,500 Active 146 DOM
3. 2026-06-16
   days on market $402,500 Active 145 DOM
4. 2026-06-15
   days on market $402,500 Active 144 DOM
5. 2026-06-13
   days on market $402,500 Active 142 DOM
6. 2026-06-09
   days on market $402,500 Active 138 DOM
7. 2026-06-07
   days on market $402,500 Active 136 DOM
8. 2026-06-04
   days on market $402,500 Active 133 DOM
9. 2026-06-03
   days on market $402,500 Active 132 DOM
10. 2026-06-01
    days on market $402,500 Active 130 DOM
11. 2026-05-31
    days on market $402,500 Active 129 DOM
12. 2026-05-03
    price $402,500
13. 2026-03-28
    price $405,999
14. 2026-03-13
    price $410,999
15. 2026-02-21
    price $419,999
16. 2026-02-07
    price $425,000
17. 2026-01-22
    listed $430,000 Active
18. 2005-01-11
    soldstatus $230,000
19. 2004-12-21
    soldstatus $230,000 518-char remark

    Show marketing remark (518 chars)

    LIGHT AND BRIGHT 2 BR 2 BA IN LOVELY LAKESIDE WHICH SHOWS PERFECTLY! JUST A FEW MINUTES FROM GREAT SHOPPING, GREAT RESTAURANTS AND THIS HOME IS READY TO GO !! VERY MOTIVATED SELLER!!! VERY WELL MAINTAINED HOME WITH TERRIFFIC FLOOR PLAN THAT IS READY TO WELCOM ITS NEW OWNER.THIS HOME HAS WHITE TILE FLOORS, BUILT OUT ENCLOSED PATIO WITH VENTILATION, LARGE EAT IN KITCHEN WITH NATURAL LIGHT COMING FROM THE LARGE SKYLIGHTS AND FILM TREATED WINDOWS FOR SAFETY. LOCATED IN LAKESIDE THIS 55 COMMUNITY HAS EVERY AMMENTITY!!

20. 2004-12-15
    historical 518-char remark

    Show marketing remark (518 chars)

    LIGHT AND BRIGHT 2 BR 2 BA IN LOVELY LAKESIDE WHICH SHOWS PERFECTLY! JUST A FEW MINUTES FROM GREAT SHOPPING, GREAT RESTAURANTS AND THIS HOME IS READY TO GO !! VERY MOTIVATED SELLER!!! VERY WELL MAINTAINED HOME WITH TERRIFFIC FLOOR PLAN THAT IS READY TO WELCOM ITS NEW OWNER.THIS HOME HAS WHITE TILE FLOORS, BUILT OUT ENCLOSED PATIO WITH VENTILATION, LARGE EAT IN KITCHEN WITH NATURAL LIGHT COMING FROM THE LARGE SKYLIGHTS AND FILM TREATED WINDOWS FOR SAFETY. LOCATED IN LAKESIDE THIS 55 COMMUNITY HAS EVERY AMMENTITY!!

21. 2004-11-11
    listed $240,000 518-char remark

    Show marketing remark (518 chars)

    LIGHT AND BRIGHT 2 BR 2 BA IN LOVELY LAKESIDE WHICH SHOWS PERFECTLY! JUST A FEW MINUTES FROM GREAT SHOPPING, GREAT RESTAURANTS AND THIS HOME IS READY TO GO !! VERY MOTIVATED SELLER!!! VERY WELL MAINTAINED HOME WITH TERRIFFIC FLOOR PLAN THAT IS READY TO WELCOM ITS NEW OWNER.THIS HOME HAS WHITE TILE FLOORS, BUILT OUT ENCLOSED PATIO WITH VENTILATION, LARGE EAT IN KITCHEN WITH NATURAL LIGHT COMING FROM THE LARGE SKYLIGHTS AND FILM TREATED WINDOWS FOR SAFETY. LOCATED IN LAKESIDE THIS 55 COMMUNITY HAS EVERY AMMENTITY!!

22. 1989-09-06
    soldstatus $614,500

ⓘ 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: $1,903 · $159/mo
• Projected year-2 tax: $3,341 · $278/mo
• Expected delta: +$1,438/yr (+$120/mo · 75.6%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,135
• − Mortgage interest: −$22,546
• − Property taxes: −$1,903
• − Insurance: −$2,012
• − Repairs & maintenance: −$3,051
• − Management: −$3,051
• − HOA: −$3,540
• − Depreciation: −$11,709
• Taxable loss: −$9,678
• Est. tax savings @ 24.0%: +$2,323
• After-tax cash flow: $-336/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 — Golf

• Score: 63/100
• State rank: #703
• US rank: #14941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,229
• Household income: $80,710
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 902.0

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 (68%)
• Race & ethnicity: White 68% Two or more races 13% Hispanic / Latino 12% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1% Dominican 1%
• Common ancestry: Scotch-Irish 8% Romanian 8% Hispanic 6%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 78% English-only · Spanish 10% French/Haitian/Cajun 6% 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: ▼ -0.24%
• Current HPI: 257.5891
• Rent YoY: ▲ 1.28%
• 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

-34.5% since first listed

11 events — show timeline

• 2026-05-03 Price Changed $402,500 Beaches MLS
• 2026-03-28 Price Changed $405,999 Beaches MLS
• 2026-03-13 Price Changed $410,999 Beaches MLS
• 2026-02-21 Price Changed $419,999 Beaches MLS
• 2026-02-07 Price Changed $425,000 Beaches MLS
• 2026-01-22 Listed $430,000 Beaches MLS
• 2005-01-11 Sold (Public Records) $230,000 Public Records
• 2004-12-21 Sold (MLS) $230,000 Beaches MLS
• 2004-12-15 Listing Removed — Beaches MLS
• 2004-11-11 Listed $240,000 Beaches MLS
• 1989-09-06 Sold (Public Records) $614,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,903 · +4.1% YoY. Source: county tax records.