6846 Fairway Lakes Dr · Boynton Beach, FL 33472

$300,000

3 bd · 2.0 ba · 2,278 sqft · SingleFamily public records · 171 Days on market

Built 1998 6,500 sqft lot $437/mo HOA · 11% 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 +23.2/30.0
• 1% rule +7.9/10.0
• DSCR +7.5/10.0
• 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

MANDATORY membership Aberdeen Country Club. Great opportunity to own a rare three-full-bathroom home in the desirable Aberdeen Country Club in Boynton Beach. Vacant, easy to show. Functional split floor plan with high ceilings, a built-in library, and an integrated entertainment center. The exterior includes a private, fully covered and screened yard, along with a two-car garage. For added peace of mind, the home is equipped with accordion shutters throughout. The primary suite is well-appointed with an oversized walk-in closet and a bathroom featuring double sinks, a separate shower, and a soaking tub. The home's essential systems have recently been updated, including a new air conditionin

Key facts

• Accordion shutters
• Built-in library
• Private yard

Tags

• PRIVATE YARD
• BUILT-IN LIBRARY
• ENTERTAINMENT CENTER
• ACCORDION SHUTTERS
• OVERSIZED WALK-IN CLOSET
• NEWER AIR CONDITIONING SYSTEM

Property features AI

Finance

• Financial info: Pets allowed with breed, number and size restrictions
• HOA & community: Community association with monthly HOA fee (includes trash); Amenities include clubhouse, fitness center, pool, tennis and pickleball courts, basketball court, playground, jogging paths/trails, business center, cafe/restaurant, game room, sauna, street lights and airport/runway access

Exterior

• Parking: Attached 2-car garage with garage door opener; Two covered parking spaces; Two open parking spaces
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Single family residence; One-story; Resale property; Faces southeast
• Construction: Stucco construction
• Exterior features: Screened porch; Open porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Laminate
• Bathrooms: Three full bathrooms (all on main level)
• Heating & cooling: Electric central heating (individual system); Central electric cooling with ceiling fans
• Interior features: Built-in features; Walk-in closet(s); Closet cabinetry
• Laundry & utility: Laundry closet inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 173 active listings in the ZIP; 40 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 + $594 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 $84k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $95k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; 30% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 6.5

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: 7.2%
• Equity multiple: 1.35×
• Total profit: $29,042
• Equity at exit: $90,094

10-year hold

• IRR: 12.1%
• Equity multiple: 2.36×
• Total profit: $113,833
• Equity at exit: $110,708

Cash invested: $84,000 (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: 173
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,867 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$437
• Vacancy / Maint / Mgmt: −$812
• Net cashflow: $545

Break-even live

Break-even rent $3,178

Max offer price $300,000

Occupancy floor 81%

Sensitivity live

Price	-10% $752	-5% $648	+0% $545	+5% $441	+10% $337
Rent	-10% $239	-5% $392	+0% $545	+5% $697	+10% $850
Rate	-1.0pp $696	-0.5pp $621	base $545	+0.5pp $467	+1.0pp $388

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	26d	1	0.30mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	26d	1	0.30mi
6143 Windlass Cir Boynton Beach, FL	4.0	2.5	2245	$4,200	$1.87	21d	1	0.63mi
7705 Thornlee Dr Lake Worth, FL	4.0	2.5	2382	$3,500	$1.47	4d	1	0.76mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	5d	1	0.77mi
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	10d	1	0.80mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	13d	1	0.80mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	26d	1	0.80mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,750	$2.45	1d	1	0.80mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	26d	1	0.82mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	26d	1	0.85mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	26d	1	0.92mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	5d	1	0.93mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	16d	1	0.95mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	5d	1	0.95mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	26d	1	0.98mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	0.98mi
7821 Dorchester Rd Boynton Beach, FL	3.0	3.0	2325	$11,000	$4.73	26d	1	1.03mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	26d	1	1.05mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	24d	1	1.05mi
7816 Bridlington Dr Boynton Beach, FL	3.0	3.0	2330	$12,000	$5.15	26d	1	1.07mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	10d	1	1.10mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	19d	1	1.10mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	24d	1	1.11mi
8520 Tourmaline Blvd Boynton Beach, FL	4.0	2.0	1699	$4,000	$2.35	21d	1	1.12mi
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	26d	1	1.16mi
7366 Ashley Shores Cir Lake Worth, FL	3.0	2.5	1945	$4,200	$2.16	0d	1	1.26mi
7366 Ashley Shores Cir Lake Worth, FL	3.0	2.5	1945	$4,200	$2.16	10d	1	1.26mi
6039 Sunberry Cir Boynton Beach, FL	4.0	2.0	2149	$3,650	$1.70	7d	1	1.29mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,200	$1.82	3d	1	1.31mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,300	$1.87	24d	1	1.31mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,200	$1.82	12d	1	1.31mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	26d	1	1.34mi
9629 El Clair Ranch Rd Boynton Beach, FL	4.0	2.0	2231	$4,800	$2.15	26d	1	1.35mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	20d	1	1.37mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	15d	1	1.39mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	26d	1	1.40mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	13d	1	1.40mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	26d	1	1.42mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	23d	1	1.45mi

HOA detail

• Monthly dues: $437 · $5,244/yr

Listing history 30 events

1. 2026-06-22
   days on market $300,000 Active 171 DOM
2. 2026-06-21
   pricedays on market $300,000 Active 170 DOM
3. 2026-06-18
   days on market $315,000 Active 167 DOM
4. 2026-06-17
   days on market $315,000 Active 166 DOM
5. 2026-06-16
   days on market $315,000 Active 165 DOM
6. 2026-06-15
   days on market $315,000 Active 164 DOM
7. 2026-06-13
   days on market $315,000 Active 162 DOM
8. 2026-06-09
   days on market $315,000 Active 158 DOM
9. 2026-06-07
   days on market $315,000 Active 156 DOM
10. 2026-06-04
    days on market $315,000 Active 153 DOM
11. 2026-06-03
    days on market $315,000 Active 152 DOM
12. 2026-06-01
    days on market $315,000 Active 150 DOM
13. 2026-05-31
    days on market $315,000 Active 149 DOM
14. 2026-05-20
    price $315,000
15. 2026-04-21
    price $349,900
16. 2026-03-29
    price $365,000
17. 2026-02-28
    price $375,000
18. 2026-02-04
    price $385,000
19. 2026-01-02
    listed $395,000 Active
20. 2014-10-15
    historical
21. 2014-06-26
    price $295,000
22. 2014-05-30
    price $315,000
23. 2014-05-02
    listed $335,000 Active
24. 2012-01-21
    historical
25. 2011-06-21
    listed $375,000
26. 2008-07-10
    historical
27. 2008-01-10
    listed $349,000
28. 2007-10-03
    historical
29. 2007-01-11
    listed $389,900
30. 1998-10-07
    soldstatus $230,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 25 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: $46,403
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,712
• − Management: −$3,712
• − HOA: −$5,244
• − Depreciation: −$8,727
• Taxable income: $2,202
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $6,007/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

+36.7% since first listed

17 events — show timeline

• 2026-05-20 Price Changed $315,000 Beaches MLS
• 2026-04-21 Price Changed $349,900 Beaches MLS
• 2026-03-29 Price Changed $365,000 Beaches MLS
• 2026-02-28 Price Changed $375,000 Beaches MLS
• 2026-02-04 Price Changed $385,000 Beaches MLS
• 2026-01-02 Listed $395,000 Beaches MLS
• 2014-10-15 Listing Removed — Beaches MLS
• 2014-06-26 Price Changed $295,000 Beaches MLS
• 2014-05-30 Price Changed $315,000 Beaches MLS
• 2014-05-02 Listed $335,000 Beaches MLS
• 2012-01-21 Listing Removed — Beaches MLS
• 2011-06-21 Listed $375,000 Beaches MLS
• 2008-07-10 Listing Removed — Beaches MLS
• 2008-01-10 Listed $349,000 Beaches MLS
• 2007-10-03 Listing Removed — Beaches MLS
• 2007-01-11 Listed $389,900 Beaches MLS
• 1998-10-07 Sold (Public Records) $230,500 Public Records

Property tax history

-13.2%/yr

Latest (2025): $462 · +3.4% YoY. Source: county tax records.