9758 Harbour Lake Cir · Golf, FL 33437

$379,000

3 bd · 2.0 ba · 1,937 sqft · SingleFamily public records · 61 Days on market

Built 1994 4,791 sqft lot $667/mo HOA · 19% 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 +8.7/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

BRIGHT FURNISHED HOME LIGHT TILE THROUGHOUT.FLORIDA RM ALL WHITE EAT IN KIT MIRRORED WALL IN DIN AREA VOLUME CEIL.SHORT DISTANCE TO MULTIMILLION CLHSE EXCELLENT CONDITION IMMEDIATE OCCUPANCY

Key facts

• Large soaking tub
• Natural light
• Dual closets

Tags

• NATURAL LIGHT
• INSIDE LAUNDRY
• GENEROUS LIVING AREAS
• DUAL CLOSETS
• LUXURIOUS BATH
• LARGE SOAKING TUB

Property features AI

Finance

• Financial info: Pets allowed with restrictions (breed, number, size limits)
• HOA & community: Community association (Palm Isles - Southwind Estates); Quarterly HOA fees; Association amenities include: clubhouse, fitness center, indoor pool, heated pool, spa/hot tub, sauna, tennis courts, billiard room, game room, pool, shuffleboard, community room, business center, cafe/restaurant, library, lobby, maintained grounds, sidewalks, street lights, gated entry, security, manager on site, recreation facilities, hobby room, internet included, manager on site

Exterior

• Parking: Attached 2-car garage; Driveway with two covered spaces (4 total parking spaces); Garage access
• Security: Gated community with guard; Security gate; Owned security system
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected; Sewer connected
• Home design: Single family residence; One story; Resale property; South-facing
• Construction: CBS construction
• Exterior features: Not waterfront; Barrel tile roof

Interior

• Kitchen: Dishwasher; Electric range; Electric cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic 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; Roman tub
• Laundry & utility: Laundry closet with washer and electric dryer hookups inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $345k (9.0% below list).
• Recommended offer: $322k (14.9% 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); 479 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,449/mo this rent would consume 51% 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 + $-916 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($356k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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.
• Current owner paid $285k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $322,385 (14.9% 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 61 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.91% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 9.2

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: -8.6%
• Equity multiple: 0.61×
• Total profit: $-41,338
• Equity at exit: $105,492

10-year hold

• IRR: -3.8%
• Equity multiple: 0.63×
• Total profit: $-39,334
• Equity at exit: $123,224

Cash invested: $106,120 (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: 9.2×

Monthly cashflow live

• Estimated rent: $3,449 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$233 /mo · $2,794/yr
• Insurance: −$158
• HOA: −$667
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $-320

Break-even live

Break-even rent $3,855

Max offer price $322,385

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-213	+0% $-320	+5% $-428	+10% $-535
Rent	-10% $-593	-5% $-457	+0% $-320	+5% $-184	+10% $-48
Rate	-1.0pp $-130	-0.5pp $-224	base $-320	+0.5pp $-419	+1.0pp $-519

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	8d	1	0.08mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	17d	1	0.08mi
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	24d	1	0.16mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	24d	1	0.19mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	24d	1	0.24mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	3d	1	0.48mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	14d	1	0.48mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	11d	1	0.62mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	24d	1	0.62mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	22d	1	0.80mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,825	$2.68	2d	13	0.82mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	3d	1	0.85mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	22d	1	0.88mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	0.88mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	22d	1	0.99mi
7933 Venture Center Way Boynton Beach, FL	1.0–3.0	1.0–2.0	1120	$2,921	$2.61	2d	16	1.03mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	24d	1	1.03mi
7821 Dorchester Rd Boynton Beach, FL	3.0	3.0	2325	$11,000	$4.73	24d	1	1.08mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	24d	1	1.11mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	24d	1	1.12mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	24d	1	1.13mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	24d	1	1.16mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	3d	1	1.19mi
6039 Sunberry Cir Boynton Beach, FL	4.0	2.0	2149	$3,650	$1.70	5d	1	1.22mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	24d	1	1.25mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	3d	1	1.25mi
7816 Bridlington Dr Boynton Beach, FL	3.0	3.0	2330	$12,000	$5.15	24d	1	1.27mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	24d	1	1.33mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	15d	1	1.36mi
9629 El Clair Ranch Rd Boynton Beach, FL	4.0	2.0	2231	$4,800	$2.15	24d	1	1.38mi
6143 Windlass Cir Boynton Beach, FL	4.0	2.5	2245	$4,200	$1.87	19d	1	1.39mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,200	$1.82	10d	1	1.40mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,200	$1.82	1d	1	1.40mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,300	$1.87	22d	1	1.40mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	24d	1	1.46mi
9654 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,400	$2.05	24d	1	1.47mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	24d	1	1.49mi

HOA detail

• Monthly dues: $667 · $8,004/yr

Listing history 25 events

1. 2026-06-18
   days on market $379,000 Active 61 DOM
2. 2026-06-17
   days on market $379,000 Active 60 DOM
3. 2026-06-16
   days on market $379,000 Active 59 DOM
4. 2026-06-15
   days on market $379,000 Active 58 DOM
5. 2026-06-13
   days on market $379,000 Active 56 DOM
6. 2026-06-09
   days on market $379,000 Active 52 DOM
7. 2026-06-08
   days on market $379,000 Active 51 DOM
8. 2026-06-07
   days on market $379,000 Active 50 DOM
9. 2026-06-04
   days on market $379,000 Active 47 DOM
10. 2026-06-03
    days on market $379,000 Active 46 DOM
11. 2026-06-02
    days on market $379,000 Active 45 DOM
12. 2026-06-01
    days on market $379,000 Active 44 DOM
13. 2026-05-31
    days on market $379,000 Active 43 DOM
14. 2026-04-18
    listed $379,000 Active
15. 2026-03-03
    historical
16. 2026-01-21
    price $425,000
17. 2025-12-07
    price $430,000
18. 2025-11-07
    price $435,000
19. 2025-10-07
    price $445,000
20. 2025-09-07
    listed $455,000 Active
21. 2004-07-22
    soldstatus $285,000
22. 1999-04-09
    soldstatus $160,000
23. 1999-03-30
    soldstatus $160,000 190-char remark

    Show marketing remark (190 chars)

    BRIGHT FURNISHED HOME LIGHT TILE THROUGHOUT.FLORIDA RM ALL WHITE EAT IN KIT MIRRORED WALL IN DIN AREA VOLUME CEIL.SHORT DISTANCE TO MULTIMILLION CLHSE EXCELLENT CONDITION IMMEDIATE OCCUPANCY

24. 1999-03-02
    historical 190-char remark

    Show marketing remark (190 chars)

    BRIGHT FURNISHED HOME LIGHT TILE THROUGHOUT.FLORIDA RM ALL WHITE EAT IN KIT MIRRORED WALL IN DIN AREA VOLUME CEIL.SHORT DISTANCE TO MULTIMILLION CLHSE EXCELLENT CONDITION IMMEDIATE OCCUPANCY

25. 1998-09-08
    listed $167,000 190-char remark

    Show marketing remark (190 chars)

    BRIGHT FURNISHED HOME LIGHT TILE THROUGHOUT.FLORIDA RM ALL WHITE EAT IN KIT MIRRORED WALL IN DIN AREA VOLUME CEIL.SHORT DISTANCE TO MULTIMILLION CLHSE EXCELLENT CONDITION IMMEDIATE OCCUPANCY

ⓘ 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: $2,794 · $233/mo
• Projected year-2 tax: $3,146 · $262/mo
• Expected delta: +$352/yr (+$29/mo · 12.6%)

ⓘ 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 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $41,389
• − Mortgage interest: −$21,230
• − Property taxes: −$2,794
• − Insurance: −$1,895
• − Repairs & maintenance: −$3,311
• − Management: −$3,311
• − HOA: −$8,004
• − Depreciation: −$11,025
• Taxable loss: −$10,182
• Est. tax savings @ 24.0%: +$2,444
• After-tax cash flow: $-1,402/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

+126.9% since first listed

12 events — show timeline

• 2026-04-18 Listed $379,000 Beaches MLS
• 2026-03-03 Listing Removed — Beaches MLS
• 2026-01-21 Price Changed $425,000 Beaches MLS
• 2025-12-07 Price Changed $430,000 Beaches MLS
• 2025-11-07 Price Changed $435,000 Beaches MLS
• 2025-10-07 Price Changed $445,000 Beaches MLS
• 2025-09-07 Listed $455,000 Beaches MLS
• 2004-07-22 Sold (Public Records) $285,000 Public Records
• 1999-04-09 Sold (Public Records) $160,000 Public Records
• 1999-03-30 Sold (MLS) $160,000 Beaches MLS
• 1999-03-02 Listing Removed — Beaches MLS
• 1998-09-08 Listed $167,000 Beaches MLS

Property tax history

+1.2%/yr

Latest (2025): $2,794 · +3.5% YoY. Source: county tax records.