8041 Aberdeen Dr #202 · Boynton Beach, FL 33472

$120,000

2 bd · 2.5 ba · 1,356 sqft · Condo public records · 241 Days on market

Built 1989 $826/mo HOA · 28% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BEAUTIFUL CORNER UNIT, VAULTED CEILINGS WITH SKLIGHTS. WESTERN EXPOSURE ALLOWS FOR BREATHTAKING SUNSETS & PICTURESQUE VIEWS OF GOLF COURSE & LAKES FROM GLASS/SCREEN ENCLOSED LANAI.$5000 SOC. MEMBERSHIP PURCHASE REQUIRED.

Key facts

• Quartz countertops
• Panoramic views
• New modern cabinets

Tags

• PANORAMIC VIEWS
• NEW MODERN CABINETS
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• NEW LAUNDRY BI-FOLD DOORS
• NEW ROOF

Property features AI

Finance

• Financial info: Pets allowed with restrictions (breed, number, size); Community of 20 units
• HOA & community: Monthly HOA with amenities including clubhouse, fitness center, golf course, game room, pool, spa, tennis courts, bocce, pickleball, putting green, cafe/restaurant, library, management and on-site manager; HOA fee paid monthly

Exterior

• Parking: Deeded parking; Guest parking; Two open parking spaces
• Security: Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Single-story; Southeast-facing
• Construction: CBS construction; Spanish tile roof
• Exterior features: Porch with glass enclosure; Waterfront location; Entry level living area

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Vaulted ceilings; Walk-in closets; Split bedroom layout; Plantation shutters; Skylights
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $774 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 4.3% in Boynton Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 174 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of equity ($830 loan paydown + $238 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.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $99k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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 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: 2.46% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.64%
• DSCR: 2.23
• GRM: 3.4

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: 28.6%
• Equity multiple: 2.41×
• Total profit: $47,392
• Equity at exit: $36,038

10-year hold

• IRR: 32.2%
• Equity multiple: 4.68×
• Total profit: $123,763
• Equity at exit: $44,283

Cash invested: $33,600 (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: 174
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,957 high
• Mortgage (P&I): −$629
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$50
• HOA: −$826
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $774

Break-even live

Break-even rent $1,978

Max offer price $120,000

Occupancy floor 69%

Sensitivity live

Price	-10% $842	-5% $808	+0% $774	+5% $740	+10% $706
Rent	-10% $540	-5% $657	+0% $774	+5% $891	+10% $1,007
Rate	-1.0pp $834	-0.5pp $804	base $774	+0.5pp $743	+1.0pp $711

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	25d	1	0.15mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	25d	1	0.52mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	19d	1	0.56mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	25d	1	0.58mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,100	$1.90	0d	1	0.64mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	25d	1	0.66mi
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	23d	1	0.83mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	2d	1	0.87mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	18d	1	0.96mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	4d	1	0.97mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	14d	1	1.26mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	16d	1	1.26mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	25d	1	1.28mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	16d	1	1.28mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	25d	1	1.30mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	23d	1	1.31mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	25d	1	1.31mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	25d	1	1.34mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	23d	1	1.37mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	23d	1	1.38mi
6974 Oak Bridge Ln Lake Worth, FL	2.0	2.5	1310	$2,650	$2.02	16d	1	1.42mi
6880 Brook Hollow Rd Lake Worth, FL	3.0	2.5	1428	$2,850	$2.00	25d	1	1.44mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	8d	1	1.49mi

HOA detail condo

• Monthly dues: $826 · $9,912/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-05-18
   status Pending
2. 2026-04-25
   price $120,000
3. 2026-03-21
   price $125,000
4. 2026-02-19
   price $139,000
5. 2026-01-08
   price $146,500
6. 2025-12-01
   price $169,500
7. 2025-11-03
   price $175,000
8. 2025-10-18
   price $199,000
9. 2025-10-08
   price $210,000
10. 2025-09-19
    listed $219,000 Active
11. 2025-07-23
    historical
12. 2025-02-05
    listed $210,000 Active
13. 2000-03-20
    soldstatus $90,000
14. 2000-03-17
    soldstatus $90,000 228-char remark

    Show marketing remark (228 chars)

    BEAUTIFUL CORNER UNIT, VAULTED CEILINGS WITH SKLIGHTS. WESTERN EXPOSURE ALLOWS FOR BREATHTAKING SUNSETS & PICTURESQUE VIEWS OF GOLF COURSE & LAKES FROM GLASS/SCREEN ENCLOSED LANAI.$5000 SOC. MEMBERSHIP PURCHASE REQUIRED.

15. 2000-03-02
    historical 228-char remark

    Show marketing remark (228 chars)

    BEAUTIFUL CORNER UNIT, VAULTED CEILINGS WITH SKLIGHTS. WESTERN EXPOSURE ALLOWS FOR BREATHTAKING SUNSETS & PICTURESQUE VIEWS OF GOLF COURSE & LAKES FROM GLASS/SCREEN ENCLOSED LANAI.$5000 SOC. MEMBERSHIP PURCHASE REQUIRED.

16. 1999-10-27
    listed $94,500 228-char remark

    Show marketing remark (228 chars)

    BEAUTIFUL CORNER UNIT, VAULTED CEILINGS WITH SKLIGHTS. WESTERN EXPOSURE ALLOWS FOR BREATHTAKING SUNSETS & PICTURESQUE VIEWS OF GOLF COURSE & LAKES FROM GLASS/SCREEN ENCLOSED LANAI.$5000 SOC. MEMBERSHIP PURCHASE REQUIRED.

17. 1994-11-30
    soldstatus $115,000
18. 1989-11-29
    soldstatus $120,900

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$310/yr (+$26/mo · 45.1%)

ⓘ 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: $35,488
• − Mortgage interest: −$6,722
• − Property taxes: −$686
• − Insurance: −$600
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − HOA: −$9,912
• − Depreciation: −$3,491
• Taxable income: $8,399
• Est. tax owed @ 24.0%: −$2,016
• After-tax cash flow: $7,270/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

-0.7% since first listed

18 events — show timeline

• 2026-05-18 Pending — Beaches MLS
• 2026-04-25 Price Changed $120,000 Beaches MLS
• 2026-03-21 Price Changed $125,000 Beaches MLS
• 2026-02-19 Price Changed $139,000 Beaches MLS
• 2026-01-08 Price Changed $146,500 Beaches MLS
• 2025-12-01 Price Changed $169,500 Beaches MLS
• 2025-11-03 Price Changed $175,000 Beaches MLS
• 2025-10-18 Price Changed $199,000 Beaches MLS
• 2025-10-08 Price Changed $210,000 Beaches MLS
• 2025-09-19 Listed $219,000 Beaches MLS
• 2025-07-23 Listing Removed — Beaches MLS
• 2025-02-05 Listed $210,000 Beaches MLS
• 2000-03-20 Sold (Public Records) $90,000 Public Records
• 2000-03-17 Sold (MLS) $90,000 Beaches MLS
• 2000-03-02 Listing Removed — Beaches MLS
• 1999-10-27 Listed $94,500 Beaches MLS
• 1994-11-30 Sold (Public Records) $115,000 Public Records
• 1989-11-29 Sold (Public Records) $120,900 Public Records

Property tax history

-2.0%/yr

Latest (2025): $686 · +2.7% YoY. Source: county tax records.