5881 Parkwalk Dr · Boynton Beach, FL 33472

$179,000

2 bd · 2.0 ba · 1,178 sqft · Condo public records · 169 Days on market

Built 1985 $901/mo HOA · 38% 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).

• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• 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
• DSCR +0.7/10.0

Listing remarks

A wonderful 1st floor home with a truly Serene view and deeded parking spot right in front for easy access. Large shade trees right outside are a cooling escape from the Florida sun and make for a tranquil setting right outside your bedroom window and patio. Home is being sold Furnished for an easy transition. Aberdeen is renowned for being the best kept 55 and over community around. It offers so much. Wonderful pools, clubhouse, tennis, pickleball, game room, library, gym, and Theatre room. Brand New Barrel Roof paid off by owner and good for 20 years. Fresh paint too on the outside. Screened in patio with hurricane shutters and Bamboo hard wood flooring makes this condo a Florida dr

Key facts

• Shade trees
• Furnished
• New ac

Tags

• GOLF VIEW HOME
• SHADE TREES
• FURNISHED
• NEW ROOF
• NEW AC

Property features AI

Finance

• Other: Senior community; Pets allowed (with possible restrictions and limits)
• HOA & community: Has association; Monthly HOA fee; HOA amenities include: Billiard room, Clubhouse, Fitness center, Game room, On-site management, Picnic area, Pool, Shuffleboard court, Spa/Hot tub, Tennis courts, Community room, Library, Pickleball courts, Street lights; HOA fee includes cable TV, insurance, and grounds maintenance

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Condominium; South-facing; Entry level living area; 2-story building
• Construction: CBS construction; Barrel roof
• Exterior features: Covered patio; Patio; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Trash compactor; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Furnished; Blinds; Casement windows
• Laundry & utility: Laundry closet inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-311 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (30.7% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $124k (30.7% below list) — sets the bar for cash-flow.

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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $2k of equity ($1k loan paydown + $355 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.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $179k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,024 (30.7% 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 169 days. Have you received any prior offers? Is the seller open to a 31% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.32% ✓
• Cap rate: 4.21%
• Cash-on-cash: -7.45%
• DSCR: 0.67
• GRM: 6.3

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: -9.6%
• Equity multiple: 0.55×
• Total profit: $-22,773
• Equity at exit: $53,756

10-year hold

• IRR: -3.2%
• Equity multiple: 0.65×
• Total profit: $-17,481
• Equity at exit: $66,055

Cash invested: $50,120 (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 33472

• Home prices YoY: 0.1%
• Active inventory: 173
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$939
• Tax from tax record: −$259 /mo · $3,112/yr
• Insurance: −$75
• HOA: −$901
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-311

Break-even live

Break-even rent $2,751

Max offer price $124,024

Occupancy floor —

Sensitivity live

Price	-10% $-210	-5% $-261	+0% $-311	+5% $-362	+10% $-413
Rent	-10% $-497	-5% $-404	+0% $-311	+5% $-218	+10% $-125
Rate	-1.0pp $-221	-0.5pp $-266	base $-311	+0.5pp $-358	+1.0pp $-405

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	23d	1	0.11mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	26d	1	0.60mi
7808 Sonoma Springs Cir #107 Lake Worth, FL	1.0	1.0	729	$1,825	$2.50	4d	1	0.60mi
7808 Sonoma Springs Cir Lake Worth, FL	1.0	1.0	729	$1,812	$2.49	12d	2	0.61mi
7816 Sonoma Springs Cir #207 Lake Worth, FL	1.0	1.0	729	$1,800	$2.47	3d	1	0.63mi
7816 Sonoma Springs Cir #207 Lake Worth, FL	1.0	1.0	729	$1,800	$2.47	23d	1	0.63mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,100	$1.90	1d	1	0.64mi
7872 Sonoma Springs Cir #102 Lake Worth, FL	1.0	1.0	729	$1,900	$2.61	4d	1	0.64mi
7872 Sonoma Springs Cir #102 Lake Worth, FL	1.0	1.0	729	$1,725	$2.37	9d	1	0.64mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	16d	1	0.65mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	26d	1	0.69mi
5072 Arbor Glen Cir Lake Worth, FL	3.0	2.0	1232	$3,300	$2.68	16d	1	0.69mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	20d	1	0.72mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	3d	1	0.84mi
4725 Via Bari Lake Worth, FL	1.0–3.0	1.0–2.0	1150	$2,290	$1.99	0d	9	1.46mi

HOA detail condo

• Monthly dues: $901 · $10,812/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $179,000 Active 169 DOM
2. 2026-06-18
   days on market $179,000 Active 166 DOM
3. 2026-06-17
   days on market $179,000 Active 165 DOM
4. 2026-06-16
   days on market $179,000 Active 164 DOM
5. 2026-06-15
   days on market $179,000 Active 163 DOM
6. 2026-06-13
   days on market $179,000 Active 161 DOM
7. 2026-06-09
   pricedays on market $179,000 Active 157 DOM
8. 2026-06-07
   days on market $190,000 Active 155 DOM
9. 2026-06-04
   days on market $190,000 Active 152 DOM
10. 2026-06-03
    days on market $190,000 Active 151 DOM
11. 2026-06-01
    days on market $190,000 Active 149 DOM
12. 2026-05-31
    days on market $190,000 Active 148 DOM
13. 2026-04-21
    price $190,000
14. 2026-01-03
    listed $195,000 Active
15. 2026-01-02
    historical
16. 2025-01-02
    listed $249,500 Active
17. 2008-07-29
    soldstatus $100,000
18. 1985-03-01
    soldstatus $65,900

ⓘ 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: $3,112 · $259/mo
• Projected year-2 tax: $3,112 · $259/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 4 d/yr ≥106°F today · 15 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: $28,290
• − Mortgage interest: −$10,027
• − Property taxes: −$3,112
• − Insurance: −$895
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − HOA: −$10,812
• − Depreciation: −$5,207
• Taxable loss: −$6,290
• Est. tax savings @ 24.0%: +$1,510
• After-tax cash flow: $-2,225/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

+188.3% since first listed

6 events — show timeline

• 2026-04-21 Price Changed $190,000 Beaches MLS
• 2026-01-03 Listed $195,000 Beaches MLS
• 2026-01-02 Listing Removed — Beaches MLS
• 2025-01-02 Listed $249,500 Beaches MLS
• 2008-07-29 Sold (Public Records) $100,000 Public Records
• 1985-03-01 Sold (Public Records) $65,900 Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,112 · -15.3% YoY. Source: county tax records.