10825 Leaf Bridge Way · Golf, FL 33473

$749,900

2 bd · 2.5 ba · 2,210 sqft · SingleFamily public records · 27 Days on market

Built 2012 6,248 sqft lot $753/mo HOA · 10% of rent

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Why this score? — see what drove the C- 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 +17.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 2 bedrooms + Office, single-family home with over 2,000 sq ft in a manned gated 55+ community. Enjoy serene lake views from the screened patio, with an east-facing front offering beautiful morning light. Features include a 2-car garage and generous living areas. Resort-style amenities include a fully renovated clubhouse with card rooms, billiards, lounge, theater, arts & crafts, tennis, pickleball, bocce, and 3 pools. The home also has a full water filtration/osmosis system. This is Active adult living at its finest!

Key facts

• 6,248 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Community association with amenities; Quarterly HOA fee; HOA fee includes pest control, security, common areas, and roof repairs; Community amenities include clubhouse, fitness center, pool, tennis courts, pickleball courts, basketball court, bocce ball, billiard room, game room, cafe/restaurant, sidewalks, internet included, and gated access

Exterior

• Parking: Attached 2-car garage; Driveway; 2 covered parking spaces (4 total spaces); Garage and attached garage access
• Security: Gated with guard
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water available
• Home design: Single-family residence; One story; Faces east; Resale property
• Construction: CBS construction; Barrel roof
• Exterior features: Screened patio; Patio; Waterfront property; Gated community with guard

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heating (type: Other); Central air conditioning
• Interior features: Entrance foyer; High ceilings; Walk-in closets; Blinds on windows; Unfurnished
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $750k).
• Recommended offer: $739k (1.5% below list) — sets the bar for market timing.

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: Sunset Palms Elementary School (math 80% / reading 79%, grade A, #116 of 2,144 statewide, top 6%, 920 students, 13% 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 21% FRL vs 52% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 66% at this address vs 50% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($5k loan paydown + $19k appreciation (2.5% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $210k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($739k) is reasonable based on typical stale-listing flexibility.

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 $738,651 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.51×
• Total profit: $106,375
• Equity at exit: $316,854

10-year hold

• IRR: 11.9%
• Equity multiple: 2.69×
• Total profit: $354,707
• Equity at exit: $473,053

Cash invested: $209,972 (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 33473

• Home prices YoY: 1.3%
• Active inventory: 100
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $7,700 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$538 /mo · $6,460/yr
• Insurance: −$312
• HOA: −$753
• Vacancy / Maint / Mgmt: −$1,617
• Net cashflow: $547

Break-even live

Break-even rent $7,008

Max offer price $749,900

Occupancy floor 88%

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: $187,475
• Closing costs: $22,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9741 Spruce Woods Dr Boynton Beach, FL	3.0	3.0	2431	$7,700	$3.17	8d	1	0.15mi

HOA detail

• Monthly dues: $753 · $9,036/yr
• Likely covers: waterpoolsecurity

Listing history 15 events

1. 2026-06-18
   price $749,900 Active 27 DOM
2. 2026-06-18
   days on market $769,900 Active 27 DOM
3. 2026-06-17
   days on market $769,900 Active 26 DOM
4. 2026-06-16
   days on market $769,900 Active 25 DOM
5. 2026-06-15
   days on market $769,900 Active 24 DOM
6. 2026-06-13
   days on market $769,900 Active 22 DOM
7. 2026-06-09
   days on market $769,900 Active 18 DOM
8. 2026-06-08
   days on market $769,900 Active 17 DOM
9. 2026-06-07
   days on market $769,900 Active 16 DOM
10. 2026-06-04
    days on market $769,900 Active 13 DOM
11. 2026-06-03
    days on market $769,900 Active 12 DOM
12. 2026-06-02
    days on market $769,900 Active 11 DOM
13. 2026-06-01
    days on market $769,900 Active 10 DOM
14. 2026-05-31
    days on market $769,900 Active 9 DOM
15. 2026-05-22
    listed $769,900 Active

ⓘ 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: $6,460 · $538/mo
• Projected year-2 tax: $6,460 · $538/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $92,400
• − Mortgage interest: −$42,006
• − Property taxes: −$6,460
• − Insurance: −$3,750
• − Repairs & maintenance: −$7,392
• − Management: −$7,392
• − HOA: −$9,036
• − Depreciation: −$21,815
• Taxable loss: −$5,451
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $7,868/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

• Population (ZIP): 11,455

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 (76%)
• Race & ethnicity: White 76% Two or more races 11% Hispanic / Latino 8% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Scotch-Irish 10% Romanian 6% Italian 3%
• Foreign-born: 12% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Arabic 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: ▲ 2.51%
• Current HPI: 196.4696
• 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

1 event — show timeline

• 2026-05-22 Listed $769,900 Beaches MLS

Property tax history

+16.7%/yr

Latest (2025): $6,460 · +3.2% YoY. Source: county tax records.