9 Windsor Ln · Boynton Beach, FL 33436

$369,900

3 bd · 2.0 ba · 2,645 sqft · Condo public records · 77 Days on market

Built 1990 $2239/mo HOA · 41% 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).

• 1% rule +9.6/10.0
• Cash flow +7.9/30.0
• 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
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Ideally positioned in Windsor on a private lot with sweeping golf course views, this home invites you to relax and entertain from the expansive enclosed patio and charming screened side patio—perfect for outdoor dining and enjoying South Florida's year-round sunshine. Inside, soaring vaulted ceilings and skylights fill the living and dining areas with natural light, creating a bright and airy ambiance. A flexible third bedroom or den offers space for a home office or guest suite, while the spacious primary suite boasts serene golf views, cathedral ceilings, and generous walk-in closets. Located within the prestigious, gated Hunters Run community, residents enjoy access to world-class

Key facts

• Screened side patio
• Vaulted ceilings
• Granite counters

Tags

• VIEWS OF THE GOLF COURSE
• VAULTED CEILINGS
• GRANITE COUNTERS
• MAPLE KITCHEN CABINETS
• SCREENED SIDE PATIO
• CONVERTIBLE 3RD BEDROOM

Property features AI

Finance

• Other: Community of about 40 units; Pets allowed with restrictions (breed, number, and size limits may apply)
• HOA & community: Part of an association (Windsor at Hunters Run / Hunters Run); Monthly association fee; Association covers insurance, grounds maintenance, security, common areas, roof repairs, and recreation facility; Community amenities include clubhouse, fitness center, golf course, pool (including heated pool), sauna, spa/hot tub, tennis courts, pickleball courts, putting green, sidewalks, managed community, recreation facilities, bar, cafe/restaurant, library, manager on site, internet included

Exterior

• Parking: Attached garage; Approximately 1.5 garage spaces (total parking for 2 vehicles); Driveway
• Security: Gated community with guard; Security gate
• Utilities: Public water; Public sewer; Cable available
• Home design: Villa; One-story; Entry-level living area; Southeast-facing
• Construction: Stucco and CBS construction; Tile roof
• Exterior features: Screened patio; Open porch; Patio; Porch; Located on a golf course; Paved road

Interior

• Bedrooms: Three bedrooms on the main level (split layout)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Cathedral and vaulted ceilings; Entrance foyer; High ceilings; Walk-in closets; Split bedroom layout; French doors; Skylights
• Laundry & utility: Inside, in-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $370k.

Deal economics

• At list price, monthly cash flow is $-392 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (18.7% below list).
• Meets the 1% rule at list price ($5k rent vs $370k).
• Recommended offer: $301k (18.7% below list) — sets the bar for cash-flow.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $5,401/mo this rent would consume 86% 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 $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

• It's been on market 77 days — a 6% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $310k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,627 (18.7% 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 77 days. Have you received any prior offers? Is the seller open to a 19% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.46% ✓
• Cap rate: 5.02%
• Cash-on-cash: -4.54%
• DSCR: 0.80
• GRM: 5.7

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: -30.4%
• Equity multiple: 0.04×
• Total profit: $-99,370
• Equity at exit: $55,153

10-year hold

• IRR: -80.6%
• Equity multiple: -0.68×
• Total profit: $-174,281
• Equity at exit: $31,982

Cash invested: $103,572 (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: 5.7×

Monthly cashflow live

• Estimated rent: $5,401 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$326 /mo · $3,914/yr
• Insurance: −$154
• HOA: −$2,239
• Vacancy / Maint / Mgmt: −$1,134
• Net cashflow: $-392

Break-even live

Break-even rent $5,898

Max offer price $300,627

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Bristol Ln Boynton Beach, FL	3.0	3.0	3293	$10,000	$3.04	24d	1	0.36mi
81 Nottingham Pl Boynton Beach, FL	3.0	2.5	2209	$3,500	$1.58	22d	1	0.41mi
81 Nottingham Pl Boynton Beach, FL	3.0	2.5	2209	$3,500	$1.58	17d	1	0.41mi
17 Country Lake Cir Boynton Beach, FL	3.0	2.5	2312	$4,250	$1.84	24d	1	0.54mi
17 Country Lake Cir Boynton Beach, FL	3.0	2.5	2312	$4,250	$1.84	22d	1	0.54mi
30 Beechdale Ln Boynton Beach, FL	3.0	2.5	2226	$3,300	$1.48	22d	1	0.63mi
1770 NW 22nd Ave Delray Beach, FL	3.0	2.0	1850	$7,000	$3.78	17d	1	0.67mi
2414 Venetian Way Boynton Beach, FL	3.0	2.5	1990	$3,200	$1.61	15d	1	1.04mi
937 SW 34th Ct Boynton Beach, FL	4.0	3.5	3388	$18,500	$5.46	24d	1	1.11mi
4020 Sabal Lakes Rd Delray Beach, FL	4.0	2.5	2310	$4,050	$1.75	24d	1	1.22mi
1590 Verawood Ln Delray Beach, FL	3.0	2.5	2295	$4,400	$1.92	12d	1	1.33mi
1507 Pine Ln Delray Beach, FL	4.0	3.5	2660	$18,000	$6.77	24d	1	1.35mi
5 Lake Eden Dr Boynton Beach, FL	3.0	2.5	2841	$5,700	$2.01	24d	1	1.38mi
2866 SW 8th St Boynton Beach, FL	3.0	3.0	1954	$6,000	$3.07	5d	1	1.40mi
2866 SW 8th St Boynton Beach, FL	3.0	3.0	1954	$6,000	$3.07	24d	1	1.40mi
514 NW 13th St Delray Beach, FL	4.0	2.5	2563	$25,000	$9.75	24d	1	1.43mi
1117 Lake Dr Delray Beach, FL	4.0	3.5	3466	$28,000	$8.08	12d	1	1.43mi
945 Sunflower Ave Delray Beach, FL	3.0	2.0	1755	$4,500	$2.56	8d	1	1.45mi
302 NW 16th St Delray Beach, FL	4.0	3.0	2304	$15,500	$6.73	24d	1	1.45mi
711 SW 27th Way Boynton Beach, FL	3.0	3.0	1988	$12,000	$6.04	4d	1	1.49mi

HOA detail condo

• Monthly dues: $2,239 · $26,868/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $369,900 Active 77 DOM
2. 2026-06-17
   days on market $369,900 Active 76 DOM
3. 2026-06-16
   days on market $369,900 Active 75 DOM
4. 2026-06-15
   days on market $369,900 Active 74 DOM
5. 2026-06-13
   days on market $369,900 Active 72 DOM
6. 2026-06-09
   days on market $369,900 Active 68 DOM
7. 2026-06-08
   days on market $369,900 Active 67 DOM
8. 2026-06-07
   days on market $369,900 Active 66 DOM
9. 2026-06-04
   days on market $369,900 Active 63 DOM
10. 2026-06-03
    pricedays on market $369,900 Active 62 DOM
11. 2026-06-02
    days on market $389,900 Active 61 DOM
12. 2026-06-01
    days on market $389,900 Active 60 DOM
13. 2026-05-31
    days on market $389,900 Active 59 DOM
14. 2026-03-31
    listed $389,900 Active
15. 2026-03-11
    historical
16. 2025-12-11
    listed $449,900 Active
17. 2025-08-23
    historical
18. 2025-07-18
    price $425,000
19. 2024-09-16
    listed $525,000 Active
20. 2024-06-15
    historical
21. 2024-01-31
    price $549,000
22. 2024-01-05
    price $599,900
23. 2023-11-14
    price $629,000
24. 2023-09-10
    price $649,000
25. 2023-08-09
    listed $695,000 Active
26. 2023-08-03
    historical
27. 2023-03-17
    status Active
28. 2023-03-01
    historical Active Under Contract
29. 2023-01-03
    price $719,000
30. 2022-10-11
    listed $749,000 Active
31. 2003-05-20
    soldstatus $310,000
32. 2002-12-02
    soldstatus $335,000
33. 2002-10-01
    historical
34. 2002-05-22
    soldstatus $310,000
35. 2002-05-20
    soldstatus $310,000
36. 2002-04-16
    historical
37. 2002-03-05
    listed $355,000
38. 2002-03-01
    listed $355,000
39. 1990-08-20
    soldstatus $250,000

ⓘ 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: $3,914 · $326/mo
• Projected year-2 tax: $3,914 · $326/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 ≥105°F today · 25 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: $64,814
• − Mortgage interest: −$20,720
• − Property taxes: −$3,914
• − Insurance: −$1,850
• − Repairs & maintenance: −$5,185
• − Management: −$5,185
• − HOA: −$26,868
• − Depreciation: −$10,761
• Taxable loss: −$9,668
• Est. tax savings @ 24.0%: +$2,320
• After-tax cash flow: $-2,385/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

+56.0% since first listed

26 events — show timeline

• 2026-03-31 Listed $389,900 Beaches MLS
• 2026-03-11 Listing Removed — Beaches MLS
• 2025-12-11 Listed $449,900 Beaches MLS
• 2025-08-23 Listing Removed — Beaches MLS
• 2025-07-18 Price Changed $425,000 Beaches MLS
• 2024-09-16 Listed $525,000 Beaches MLS
• 2024-06-15 Listing Removed — Beaches MLS
• 2024-01-31 Price Changed $549,000 Beaches MLS
• 2024-01-05 Price Changed $599,900 Beaches MLS
• 2023-11-14 Price Changed $629,000 Beaches MLS
• 2023-09-10 Price Changed $649,000 Beaches MLS
• 2023-08-09 Listed $695,000 Beaches MLS
• 2023-08-03 Listing Removed — Beaches MLS
• 2023-03-17 Relisted — Beaches MLS
• 2023-03-01 Contingent — Beaches MLS
• 2023-01-03 Price Changed $719,000 Beaches MLS
• 2022-10-11 Listed $749,000 Beaches MLS
• 2003-05-20 Sold (MLS) $310,000 Beaches MLS
• 2002-12-02 Sold (Public Records) $335,000 Public Records
• 2002-10-01 Listing Removed — Beaches MLS
• 2002-05-22 Sold (Public Records) $310,000 Public Records
• 2002-05-20 Sold (MLS) $310,000 Beaches MLS
• 2002-04-16 Listing Removed — Beaches MLS
• 2002-03-05 Listed $355,000 Beaches MLS
• 2002-03-01 Listed $355,000 Beaches MLS
• 1990-08-20 Sold (Public Records) $250,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $3,914 · +3.1% YoY. Source: county tax records.