8914 Brittany Lakes Dr · Boynton Beach, FL 33472

$325,000

3 bd · 2.0 ba · 2,172 sqft · SingleFamily public records · 22 Days on market

Built 1994 9,906 sqft lot $694/mo HOA · 18% 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 +16.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +5.1/10.0
• DSCR +5.0/10.0
• 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

Expansive villa on a corner lot featuring a private outdoor patio and scenic lake views. The kitchen has been completely renovated with a beautiful open concept, showcasing white cabinetry, a quartz waterfall countertop on the island, and ample pull-out drawers. The living areas boast neutral tile throughout. Enjoy a resort-style lifestyle with many amenities provided at the mandatory Country Club in Aberdeen.

Key facts

• 9,906 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Located on a corner lot; Not waterfront; Living area reported from public records
• Financial info: Pets allowed (breed restrictions and possible pet restrictions)
• HOA & community: Community association managed by Davenport Professional Property Management; Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball courts, bocce, putting green, golf course access, library, lobby, cafe/restaurant, bar, sidewalks and street lights; HOA fee paid monthly

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 additional open parking spaces (4 total parking spaces); 2 covered parking spaces
• Security: Community gate / controlled entry (directions reference gated community)
• Utilities: Public water; Public sewer; Three-phase electric service; Cable connected; Phone available; Natural gas not available
• Home design: Villa; One story; Entry level: 1; North-facing
• Construction: CBS construction; Spanish tile roof; Built as resale property
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: High ceilings and vaulted ceilings; Walk-in closets; Closet cabinetry; Bedroom layout: stacked
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $320k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: 169 active listings in the ZIP; 22 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 $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.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~10 years — after that, you're playing with house money.
• 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 22 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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 $320,125 (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. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 7.0

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: 1.1%
• Equity multiple: 1.05×
• Total profit: $4,621
• Equity at exit: $97,602

10-year hold

• IRR: 6.5%
• Equity multiple: 1.72×
• Total profit: $65,685
• 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: 7.0×

Monthly cashflow live

• Estimated rent: $3,887 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$370 /mo · $4,437/yr
• Insurance: −$135
• HOA: −$694
• Vacancy / Maint / Mgmt: −$816
• Net cashflow: $167

Break-even live

Break-even rent $3,675

Max offer price $325,000

Occupancy floor 91%

Sensitivity live

Price	-10% $351	-5% $259	+0% $167	+5% $75	+10% $-17
Rent	-10% $-140	-5% $13	+0% $167	+5% $320	+10% $474
Rate	-1.0pp $331	-0.5pp $250	base $167	+0.5pp $83	+1.0pp $-3

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	3d	1	0.05mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	25d	1	0.14mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	22d	1	0.15mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	22d	1	0.15mi
7821 Dorchester Rd Boynton Beach, FL	3.0	3.0	2325	$11,000	$4.73	25d	1	0.20mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	11d	1	0.29mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	25d	1	0.29mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,750	$2.45	0d	1	0.29mi
7816 Bridlington Dr Boynton Beach, FL	3.0	3.0	2330	$12,000	$5.15	25d	1	0.40mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	14d	1	0.41mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	3d	1	0.41mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	13d	1	0.63mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	25d	1	0.64mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	25d	1	0.65mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	25d	1	0.76mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	8d	1	0.95mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	17d	1	0.95mi
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	8d	1	0.99mi
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	25d	1	1.04mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	25d	1	1.19mi
7705 Thornlee Dr Lake Worth, FL	4.0	2.5	2382	$3,500	$1.47	2d	1	1.21mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	25d	1	1.24mi

HOA detail

• Monthly dues: $694 · $8,328/yr
• Likely covers: water

Listing history 31 events

1. 2026-06-09
   days on market $325,000 Active 22 DOM
2. 2026-06-08
   days on market $325,000 Active 21 DOM
3. 2026-06-07
   days on market $325,000 Active 20 DOM
4. 2026-06-04
   days on market $325,000 Active 17 DOM
5. 2026-06-03
   days on market $325,000 Active 16 DOM
6. 2026-06-02
   days on market $325,000 Active 15 DOM
7. 2026-06-01
   days on market $325,000 Active 14 DOM
8. 2026-05-31
   days on market $325,000 Active 13 DOM
9. 2026-05-18
   listed $325,000 Active
10. 2024-05-23
    soldstatus $305,000 Closed 413-char remark

    Show marketing remark (413 chars)

    Expansive villa on a corner lot featuring a private outdoor patio and scenic lake views. The kitchen has been completely renovated with a beautiful open concept, showcasing white cabinetry, a quartz waterfall countertop on the island, and ample pull-out drawers. The living areas boast neutral tile throughout. Enjoy a resort-style lifestyle with many amenities provided at the mandatory Country Club in Aberdeen.

11. 2024-05-01
    historical Active Under Contract 413-char remark

    Show marketing remark (413 chars)

    Expansive villa on a corner lot featuring a private outdoor patio and scenic lake views. The kitchen has been completely renovated with a beautiful open concept, showcasing white cabinetry, a quartz waterfall countertop on the island, and ample pull-out drawers. The living areas boast neutral tile throughout. Enjoy a resort-style lifestyle with many amenities provided at the mandatory Country Club in Aberdeen.

12. 2024-04-11
    price $320,000 413-char remark

    Show marketing remark (413 chars)

    Expansive villa on a corner lot featuring a private outdoor patio and scenic lake views. The kitchen has been completely renovated with a beautiful open concept, showcasing white cabinetry, a quartz waterfall countertop on the island, and ample pull-out drawers. The living areas boast neutral tile throughout. Enjoy a resort-style lifestyle with many amenities provided at the mandatory Country Club in Aberdeen.

13. 2024-04-11
    status Active 413-char remark

    Show marketing remark (413 chars)

    Expansive villa on a corner lot featuring a private outdoor patio and scenic lake views. The kitchen has been completely renovated with a beautiful open concept, showcasing white cabinetry, a quartz waterfall countertop on the island, and ample pull-out drawers. The living areas boast neutral tile throughout. Enjoy a resort-style lifestyle with many amenities provided at the mandatory Country Club in Aberdeen.

14. 2024-03-06
    historical Active Under Contract 413-char remark

    Show marketing remark (413 chars)

    Expansive villa on a corner lot featuring a private outdoor patio and scenic lake views. The kitchen has been completely renovated with a beautiful open concept, showcasing white cabinetry, a quartz waterfall countertop on the island, and ample pull-out drawers. The living areas boast neutral tile throughout. Enjoy a resort-style lifestyle with many amenities provided at the mandatory Country Club in Aberdeen.

15. 2024-03-01
    price $329,900 413-char remark

    Show marketing remark (413 chars)

    Expansive villa on a corner lot featuring a private outdoor patio and scenic lake views. The kitchen has been completely renovated with a beautiful open concept, showcasing white cabinetry, a quartz waterfall countertop on the island, and ample pull-out drawers. The living areas boast neutral tile throughout. Enjoy a resort-style lifestyle with many amenities provided at the mandatory Country Club in Aberdeen.

16. 2024-02-11
    status Active 413-char remark

    Show marketing remark (413 chars)

    Expansive villa on a corner lot featuring a private outdoor patio and scenic lake views. The kitchen has been completely renovated with a beautiful open concept, showcasing white cabinetry, a quartz waterfall countertop on the island, and ample pull-out drawers. The living areas boast neutral tile throughout. Enjoy a resort-style lifestyle with many amenities provided at the mandatory Country Club in Aberdeen.

17. 2024-02-11
    historical 413-char remark

    Show marketing remark (413 chars)

    Expansive villa on a corner lot featuring a private outdoor patio and scenic lake views. The kitchen has been completely renovated with a beautiful open concept, showcasing white cabinetry, a quartz waterfall countertop on the island, and ample pull-out drawers. The living areas boast neutral tile throughout. Enjoy a resort-style lifestyle with many amenities provided at the mandatory Country Club in Aberdeen.

18. 2023-11-16
    listed $334,900 Active 413-char remark

    Show marketing remark (413 chars)

    Expansive villa on a corner lot featuring a private outdoor patio and scenic lake views. The kitchen has been completely renovated with a beautiful open concept, showcasing white cabinetry, a quartz waterfall countertop on the island, and ample pull-out drawers. The living areas boast neutral tile throughout. Enjoy a resort-style lifestyle with many amenities provided at the mandatory Country Club in Aberdeen.

19. 2023-11-10
    historical
20. 2023-08-31
    price $349,900
21. 2023-08-18
    status Active
22. 2023-08-10
    status Pending
23. 2023-07-06
    listed $359,000 Active
24. 2021-08-06
    soldstatus $201,000 Closed
25. 2021-06-16
    status Pending
26. 2021-05-21
    listed $201,000 Active
27. 2020-10-14
    historical
28. 2020-06-05
    price $149,000
29. 2020-01-02
    price $169,500
30. 2019-11-14
    listed $189,000 Active
31. 1994-10-24
    soldstatus $150,200

ⓘ 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: $4,437 · $370/mo
• Projected year-2 tax: $4,437 · $370/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: $46,638
• − Mortgage interest: −$18,205
• − Property taxes: −$4,437
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,731
• − Management: −$3,731
• − HOA: −$8,328
• − Depreciation: −$9,455
• Taxable loss: −$2,873
• Est. tax savings @ 24.0%: +$690
• After-tax cash flow: $2,692/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

+116.4% since first listed

23 events — show timeline

• 2026-05-18 Listed $325,000 Beaches MLS
• 2024-05-23 Sold (MLS) $305,000 Beaches MLS
• 2024-05-01 Contingent — Beaches MLS
• 2024-04-11 Price Changed $320,000 Beaches MLS
• 2024-04-11 Relisted — Beaches MLS
• 2024-03-06 Contingent — Beaches MLS
• 2024-03-01 Price Changed $329,900 Beaches MLS
• 2024-02-11 Relisted — Beaches MLS
• 2024-02-11 Listing Removed — Beaches MLS
• 2023-11-16 Listed $334,900 Beaches MLS
• 2023-11-10 Listing Removed — Beaches MLS
• 2023-08-31 Price Changed $349,900 Beaches MLS
• 2023-08-18 Relisted — Beaches MLS
• 2023-08-10 Pending — Beaches MLS
• 2023-07-06 Listed $359,000 Beaches MLS
• 2021-08-06 Sold (MLS) $201,000 Beaches MLS
• 2021-06-16 Pending — Beaches MLS
• 2021-05-21 Listed $201,000 Beaches MLS
• 2020-10-14 Listing Removed — Beaches MLS
• 2020-06-05 Price Changed $149,000 Beaches MLS
• 2020-01-02 Price Changed $169,500 Beaches MLS
• 2019-11-14 Listed $189,000 Beaches MLS
• 1994-10-24 Sold (Public Records) $150,200 Public Records

Property tax history

+5.8%/yr

Latest (2025): $4,437 · +69.2% YoY. Source: county tax records.