5707 Parkwalk Cir E · Boynton Beach, FL 33472

$325,000

2 bd · 2.0 ba · 1,582 sqft · Townhouse public records · 355 Days on market

Built 1984 6,377 sqft lot $896/mo HOA · 31% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.4/30.0
• Appreciation +5.1/10.0
• Schools +4.3/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautiful well kept villa with a fantastic lake view! MOTIVATED SELLER! BRING AN OFFER! Three bedrooms. Each room has a closet. No club membership required. End unit nice and bright. There is a large covered car port with a great sitting area in the front of the villa. Aberdeen is a 55 and up community. The HOA fees include Comcast Triple Play, TV, phone and internet! Also included is outside maintenance, building insurance and lawn care. Nothing to do here but relax and enjoy the three pools and clubhouse with many activities!

Key facts

• Satellite pool
• Pantry
• Main clubhouse

Tags

• LAKE VIEWS
• OVERSIZED FRONT COURTYARD
• SATELLITE POOL
• MAIN CLUBHOUSE
• OVERSIZED LAUNDRY ROOM
• PANTRY

Property features AI

Finance

• Other: Senior community; Pets allowed with possible restrictions and limits; Community has 92 units
• HOA & community: Community association with a monthly fee; Community amenities: clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball courts, bocce ball, billiard room, game room, library, manager on site, sidewalks

Exterior

• Parking: Attached carport
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa; Multi/split levels (single-story residence); Resale property; Faces north
• Construction: CBS construction; Barrel roof
• Exterior features: Open and screened patio; Patio; Many trees; Sidewalks; Paved road frontage; Waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral and vaulted ceilings with high ceilings; Walk-in closets; Split bedroom layout; Closet cabinetry; Pull-down attic stairs; Unfurnished
• Laundry & utility: Indoor laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $-710 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (38.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (11.8% below list).
• Recommended offer: $200k (38.6% 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: 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $3k of equity ($2k loan paydown + $644 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 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 355 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $18k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; list at $325k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $199,622 (38.6% 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 355 days. Have you received any prior offers? Is the seller open to a 39% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 3.67%
• Cash-on-cash: -9.36%
• DSCR: 0.58
• GRM: 9.5

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: -11.9%
• Equity multiple: 0.44×
• Total profit: $-51,182
• Equity at exit: $97,602

10-year hold

• IRR: -5.5%
• Equity multiple: 0.40×
• Total profit: $-54,687
• Equity at exit: $119,933

Cash invested: $91,000 (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 33472

• Home prices YoY: 0.1%
• Active inventory: 169
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,865 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$237 /mo · $2,848/yr
• Insurance: −$135
• HOA: −$896
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-710

Break-even live

Break-even rent $3,763

Max offer price $199,622

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	14d	1	0.38mi
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	21d	1	0.40mi
5072 Arbor Glen Cir Lake Worth, FL	3.0	2.0	1232	$3,300	$2.68	14d	1	0.50mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	24d	1	0.92mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,300	$2.08	7d	1	0.96mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	2d	1	0.96mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	24d	1	1.01mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	18d	1	1.04mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	24d	1	1.09mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	1d	1	1.16mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	24d	1	1.17mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	7d	1	1.25mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	20d	1	1.25mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	24d	1	1.27mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	19d	1	1.36mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	13d	1	1.42mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	1.43mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	21d	1	1.43mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	24d	1	1.44mi
4725 Via Bari Lake Worth, FL	1.0–3.0	1.0–2.0	1150	$2,290	$1.99	3d	10	1.45mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	1d	1	1.46mi
7705 Forest Green Ln Boynton Beach, FL	3.0	2.0	1379	$3,200	$2.32	24d	1	1.47mi
7705 Forest Green Ln Boynton Beach, FL	2.0	2.0	1379	$3,200	$2.32	17d	1	1.47mi
4296 Grove Park Ln Boynton Beach, FL	3.0	2.0	1696	$3,350	$1.98	24d	1	1.47mi
4045 White Pine Dr Boynton Beach, FL	3.0	2.0	1566	$1,800	$1.15	1d	1	1.49mi

HOA detail

• Monthly dues: $896 · $10,752/yr
• Likely covers: internetlandscapinginsurancepool

Listing history 26 events

1. 2026-06-18
   days on market $325,000 Active 355 DOM
2. 2026-06-17
   days on market $325,000 Active 354 DOM
3. 2026-06-16
   days on market $325,000 Active 353 DOM
4. 2026-06-15
   days on market $325,000 Active 352 DOM
5. 2026-06-13
   days on market $325,000 Active 350 DOM
6. 2026-06-09
   days on market $325,000 Active 346 DOM
7. 2026-06-07
   days on market $325,000 Active 344 DOM
8. 2026-06-04
   days on market $325,000 Active 341 DOM
9. 2026-06-03
   days on market $325,000 Active 340 DOM
10. 2026-06-01
    days on market $325,000 Active 338 DOM
11. 2026-05-31
    days on market $325,000 Active 337 DOM
12. 2026-05-06
    price $325,000
13. 2025-10-16
    price $333,900
14. 2025-06-28
    listed $343,000 Active
15. 2018-06-08
    soldstatus $215,000
16. 2018-06-06
    soldstatus $215,000 Closed 535-char remark

    Show marketing remark (535 chars)

    Beautiful well kept villa with a fantastic lake view! MOTIVATED SELLER! BRING AN OFFER! Three bedrooms. Each room has a closet. No club membership required. End unit nice and bright. There is a large covered car port with a great sitting area in the front of the villa. Aberdeen is a 55 and up community. The HOA fees include Comcast Triple Play, TV, phone and internet! Also included is outside maintenance, building insurance and lawn care. Nothing to do here but relax and enjoy the three pools and clubhouse with many activities!

17. 2018-05-15
    historical Contingent 535-char remark

    Show marketing remark (535 chars)

    Beautiful well kept villa with a fantastic lake view! MOTIVATED SELLER! BRING AN OFFER! Three bedrooms. Each room has a closet. No club membership required. End unit nice and bright. There is a large covered car port with a great sitting area in the front of the villa. Aberdeen is a 55 and up community. The HOA fees include Comcast Triple Play, TV, phone and internet! Also included is outside maintenance, building insurance and lawn care. Nothing to do here but relax and enjoy the three pools and clubhouse with many activities!

18. 2018-05-02
    price $229,990 535-char remark

    Show marketing remark (535 chars)

    Beautiful well kept villa with a fantastic lake view! MOTIVATED SELLER! BRING AN OFFER! Three bedrooms. Each room has a closet. No club membership required. End unit nice and bright. There is a large covered car port with a great sitting area in the front of the villa. Aberdeen is a 55 and up community. The HOA fees include Comcast Triple Play, TV, phone and internet! Also included is outside maintenance, building insurance and lawn care. Nothing to do here but relax and enjoy the three pools and clubhouse with many activities!

19. 2018-05-02
    price $299,990 535-char remark

    Show marketing remark (535 chars)

    Beautiful well kept villa with a fantastic lake view! MOTIVATED SELLER! BRING AN OFFER! Three bedrooms. Each room has a closet. No club membership required. End unit nice and bright. There is a large covered car port with a great sitting area in the front of the villa. Aberdeen is a 55 and up community. The HOA fees include Comcast Triple Play, TV, phone and internet! Also included is outside maintenance, building insurance and lawn care. Nothing to do here but relax and enjoy the three pools and clubhouse with many activities!

20. 2018-04-19
    listed $237,000 Active 535-char remark

    Show marketing remark (535 chars)

    Beautiful well kept villa with a fantastic lake view! MOTIVATED SELLER! BRING AN OFFER! Three bedrooms. Each room has a closet. No club membership required. End unit nice and bright. There is a large covered car port with a great sitting area in the front of the villa. Aberdeen is a 55 and up community. The HOA fees include Comcast Triple Play, TV, phone and internet! Also included is outside maintenance, building insurance and lawn care. Nothing to do here but relax and enjoy the three pools and clubhouse with many activities!

21. 2002-02-19
    soldstatus $117,000
22. 2002-02-15
    soldstatus $117,000 148-char remark

    Show marketing remark (148 chars)

    ONLY 3 B/R ON MARKET IN THE LANDINGS,ACTIVE COMMUNITY WITH CLUBHOUSE,POOL, TENNIS AND MORE.SPARKLING LAKE VIEW FROM ROOFED SCREENED PATIO.WONT LAST.

23. 2002-01-29
    historical 148-char remark

    Show marketing remark (148 chars)

    ONLY 3 B/R ON MARKET IN THE LANDINGS,ACTIVE COMMUNITY WITH CLUBHOUSE,POOL, TENNIS AND MORE.SPARKLING LAKE VIEW FROM ROOFED SCREENED PATIO.WONT LAST.

24. 2002-01-10
    listed $125,900 148-char remark

    Show marketing remark (148 chars)

    ONLY 3 B/R ON MARKET IN THE LANDINGS,ACTIVE COMMUNITY WITH CLUBHOUSE,POOL, TENNIS AND MORE.SPARKLING LAKE VIEW FROM ROOFED SCREENED PATIO.WONT LAST.

25. 1983-12-01
    soldstatus $82,400
26. 1983-12-01
    soldstatus $82,400

ⓘ 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: $2,848 · $237/mo
• Projected year-2 tax: $2,848 · $237/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 ≥106°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,380
• − Mortgage interest: −$18,205
• − Property taxes: −$2,848
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,750
• − Management: −$2,750
• − HOA: −$10,752
• − Depreciation: −$9,455
• Taxable loss: −$14,005
• Est. tax savings @ 24.0%: +$3,361
• After-tax cash flow: $-5,156/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

+294.4% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $325,000 Beaches MLS
• 2025-10-16 Price Changed $333,900 Beaches MLS
• 2025-06-28 Listed $343,000 Beaches MLS
• 2018-06-08 Sold (Public Records) $215,000 Public Records
• 2018-06-06 Sold (MLS) $215,000 Beaches MLS
• 2018-05-15 Contingent — Beaches MLS
• 2018-05-02 Price Changed $229,990 Beaches MLS
• 2018-05-02 Price Changed $299,990 Beaches MLS
• 2018-04-19 Listed $237,000 Beaches MLS
• 2002-02-19 Sold (Public Records) $117,000 Public Records
• 2002-02-15 Sold (MLS) $117,000 Beaches MLS
• 2002-01-29 Listing Removed — Beaches MLS
• 2002-01-10 Listed $125,900 Beaches MLS
• 1983-12-01 Sold (Public Records) $82,400 Public Records
• 1983-12-01 Sold (Public Records) $82,400 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,848 · +3.5% YoY. Source: county tax records.