9593 Harbour Lake Cir · Golf, FL 33437

$340,000

3 bd · 2.0 ba · 2,073 sqft · SingleFamily public records

Built 1992 6,200 sqft lot $620/mo HOA · 17% 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).

• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Almost perfect, Nicely updated with great water view. Sit on your outdoor patio and roll down your lighted canvas canopy and enjoy the day. Inside your kitchen newer appliances, beautiful cupboards and granite tops. The bathrooms are nicely updated and the master even has a $700 toilet. Everything is covered with a blanket warranty. Newer A/C and Hot water tank and even a newer roof installed in 2012, Accordion shutters protect your home . Custom Landscaping. Very nice home to enjoy your life.

Key facts

• 6,200 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (13.8% below list).
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $293k (13.8% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Crystal Lakes Elementary School (math 55% / reading 64%, grade B-, #690 of 2,144 statewide, top 34%, 788 students, 37% 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 33% FRL vs 52% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.3%/yr); 489 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,558/mo this rent would consume 53% 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 ($2k loan paydown + $-822 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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.

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 $293,205 (13.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.05% ✓
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.4%
• Equity multiple: 0.62×
• Total profit: $-36,216
• Equity at exit: $94,636

10-year hold

• IRR: -3.7%
• Equity multiple: 0.63×
• Total profit: $-34,918
• Equity at exit: $110,544

Cash invested: $95,200 (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: 489
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,558 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$531 /mo · $6,374/yr
• Insurance: −$142
• HOA: −$620
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $-265

Break-even live

Break-even rent $3,893

Max offer price $293,205

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-169	+0% $-265	+5% $-361	+10% $-457
Rent	-10% $-546	-5% $-405	+0% $-265	+5% $-124	+10% $16
Rate	-1.0pp $-94	-0.5pp $-178	base $-265	+0.5pp $-353	+1.0pp $-443

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	26d	1	0.14mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	18d	1	0.20mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	9d	1	0.20mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	26d	1	0.47mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	26d	1	0.49mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	15d	1	0.70mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	4d	1	0.70mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	26d	1	0.87mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,750	$2.45	1d	1	0.87mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	12d	1	0.87mi
7662 Spatterdock Dr Boynton Beach, FL	4.0	2.5	1966	$3,600	$1.83	0d	1	0.90mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	26d	1	0.96mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	23d	1	0.96mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	23d	1	1.00mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	26d	1	1.04mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	4d	1	1.08mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	4d	1	1.09mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	26d	1	1.09mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	16d	1	1.16mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	26d	1	1.17mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	23d	1	1.20mi
6039 Sunberry Cir Boynton Beach, FL	4.0	2.0	2149	$3,650	$1.70	7d	1	1.24mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	26d	1	1.25mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	26d	1	1.27mi
7821 Dorchester Rd Boynton Beach, FL	3.0	3.0	2325	$11,000	$4.73	26d	1	1.31mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	26d	1	1.34mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	26d	1	1.34mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	4d	1	1.35mi
8219 Calabria Lakes Dr Boynton Beach, FL	4.0	2.5	2670	$5,995	$2.25	9d	1	1.39mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	26d	1	1.40mi
9629 El Clair Ranch Rd Boynton Beach, FL	4.0	2.0	2231	$4,800	$2.15	26d	1	1.42mi
10839 Madison Dr Boynton Beach, FL	4.0	2.0	2079	$3,800	$1.83	3d	1	1.45mi
10839 Madison Dr Boynton Beach, FL	4.0	2.0	2079	$3,800	$1.83	12d	1	1.45mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,200	$1.82	3d	1	1.46mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,300	$1.87	23d	1	1.46mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,200	$1.82	12d	1	1.46mi
9654 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,400	$2.05	26d	1	1.48mi
8300 Calabria Lakes Dr Boynton Beach, FL	4.0	2.5	2670	$5,750	$2.15	26d	1	1.49mi

HOA detail

• Monthly dues: $620 · $7,440/yr
• Likely covers: waterlandscaping

Listing history 19 events

1. 2025-12-17
   historical
2. 2025-10-24
   listed $340,000
3. 2025-07-01
   historical
4. 2024-03-04
   status Active
5. 2024-02-22
   historical Active Under Contract
6. 2023-11-28
   price $445,000
7. 2023-10-29
   price $480,000
8. 2023-10-19
   price $489,000
9. 2023-09-30
   listed $500,000 Active
10. 2021-05-18
    soldstatus $366,000
11. 2021-05-13
    soldstatus $366,000 Closed 499-char remark

    Show marketing remark (499 chars)

    Almost perfect, Nicely updated with great water view. Sit on your outdoor patio and roll down your lighted canvas canopy and enjoy the day. Inside your kitchen newer appliances, beautiful cupboards and granite tops. The bathrooms are nicely updated and the master even has a $700 toilet. Everything is covered with a blanket warranty. Newer A/C and Hot water tank and even a newer roof installed in 2012, Accordion shutters protect your home . Custom Landscaping. Very nice home to enjoy your life.

12. 2021-03-27
    historical Active Under Contract 499-char remark

    Show marketing remark (499 chars)

    Almost perfect, Nicely updated with great water view. Sit on your outdoor patio and roll down your lighted canvas canopy and enjoy the day. Inside your kitchen newer appliances, beautiful cupboards and granite tops. The bathrooms are nicely updated and the master even has a $700 toilet. Everything is covered with a blanket warranty. Newer A/C and Hot water tank and even a newer roof installed in 2012, Accordion shutters protect your home . Custom Landscaping. Very nice home to enjoy your life.

13. 2021-03-15
    listed $369,900 Active 499-char remark

    Show marketing remark (499 chars)

    Almost perfect, Nicely updated with great water view. Sit on your outdoor patio and roll down your lighted canvas canopy and enjoy the day. Inside your kitchen newer appliances, beautiful cupboards and granite tops. The bathrooms are nicely updated and the master even has a $700 toilet. Everything is covered with a blanket warranty. Newer A/C and Hot water tank and even a newer roof installed in 2012, Accordion shutters protect your home . Custom Landscaping. Very nice home to enjoy your life.

14. 2015-08-04
    soldstatus $236,000
15. 2002-10-07
    soldstatus $215,000
16. 2002-09-18
    soldstatus $215,000
17. 2002-05-25
    historical
18. 2002-05-16
    listed $229,900
19. 1992-07-27
    soldstatus $161,500

ⓘ 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: $6,374 · $531/mo
• Projected year-2 tax: $6,374 · $531/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: $42,698
• − Mortgage interest: −$19,045
• − Property taxes: −$6,374
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,416
• − Management: −$3,416
• − HOA: −$7,440
• − Depreciation: −$9,891
• Taxable loss: −$8,584
• Est. tax savings @ 24.0%: +$2,060
• After-tax cash flow: $-1,119/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

+110.5% since first listed

19 events — show timeline

• 2025-12-17 Listing Removed — Beaches MLS
• 2025-10-24 Listed $340,000 Beaches MLS
• 2025-07-01 Listing Removed — Beaches MLS
• 2024-03-04 Relisted — Beaches MLS
• 2024-02-22 Contingent — Beaches MLS
• 2023-11-28 Price Changed $445,000 Beaches MLS
• 2023-10-29 Price Changed $480,000 Beaches MLS
• 2023-10-19 Price Changed $489,000 Beaches MLS
• 2023-09-30 Listed $500,000 Beaches MLS
• 2021-05-18 Sold (Public Records) $366,000 Public Records
• 2021-05-13 Sold (MLS) $366,000 Beaches MLS
• 2021-03-27 Contingent — Beaches MLS
• 2021-03-15 Listed $369,900 Beaches MLS
• 2015-08-04 Sold (Public Records) $236,000 Public Records
• 2002-10-07 Sold (Public Records) $215,000 Public Records
• 2002-09-18 Sold (MLS) $215,000 Beaches MLS
• 2002-05-25 Listing Removed — Beaches MLS
• 2002-05-16 Listed $229,900 Beaches MLS
• 1992-07-27 Sold (Public Records) $161,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $6,374 · -1.5% YoY. Source: county tax records.