10084 S 42nd Dr Dr #122 · Boynton Beach, FL 33436

$120,000

1 bd · 1.5 ba · 932 sqft · Condo · 56 Days on market

Built 1975 Fair condition $682/mo HOA · 33% 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 +18.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Elegantly renovated from top to bottom. This 1 bedroom/1.5 bath/1 car garage unit boasts of knock down ceiling and walls, diagonal tile throughout with 6'' baseboards and crown molding. The kitchen features wood cabinetry, granite counter tops, backsplash and overhead lighting. Both baths have new vanities, granite counter tops with a custom, tiled shower. New appliances, new disposal and storm panels included. This 55+, pet friendly community offers a manned-gate (24/7). The active clubhouse offers a carefree, easy lifestyle which includes Bingo, Cards, Crafts, Parties, Trips and more. It also offers a well-read library, sauna, exercise room, billiards, shuffle board and very competitive Bocce Tournaments. Choose from 3 heated swimming pools and 6 Tennis Courts. Conveniently located

Key facts

• Garage
• Built 1975
• Listed 55 days

Property features AI

Finance

• Financial info: Pets allowed with limits
• HOA & community: Has homeowners association; Monthly HOA fee; Association amenities include: clubhouse, fitness center, community room, management/manager on site, billiard room, picnic area, shuffleboard court, tennis courts, pickleball courts, bocce ball, street lights

Exterior

• Parking: Two parking spaces total; One detached garage; One covered space; Driveway
• Security: Association-provided security
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Single-story; Faces west; Resale condition
• Construction: CBS construction; Composition/shingle roof
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: One bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: No notable interior features listed
• Laundry & utility: Laundry in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% FRL); Congress Community Middle School (math 21% / reading 28%, grade F, #522 of 571 statewide, top 93%, 988 students, 72% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL) — zoned schools average 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-22 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.6%/yr); 445 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• 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 56 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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.
9. 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.
10. 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: 1.72% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.48×
• Total profit: $-17,475
• Equity at exit: $17,892

10-year hold

• IRR: -20.3%
• Equity multiple: 0.20×
• Total profit: $-27,015
• Equity at exit: $10,375

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 33436

• Home prices YoY: -26.0%
• Rents YoY: -0.6%
• Active inventory: 445
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$682
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $119

Break-even live

Break-even rent $1,913

Max offer price $120,000

Occupancy floor 89%

Sensitivity live

Price	-10% $202	-5% $160	+0% $119	+5% $77	+10% $36
Rent	-10% $-44	-5% $37	+0% $119	+5% $200	+10% $282
Rate	-1.0pp $179	-0.5pp $149	base $119	+0.5pp $88	+1.0pp $56

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	25d	1	0.45mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	15d	1	0.49mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	3d	1	0.82mi
5020 Ashley Lake Dr Boynton Beach, FL	1.0	1.0	784	$2,074	$2.65	25d	1	0.82mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	14d	1	0.82mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$1,721	$1.67	2d	51	0.93mi
204 Belmont Pl Boynton Beach, FL	1.0	1.0	878	$2,200	$2.51	25d	1	1.03mi
8949 Oak St Boynton Beach, FL	2.0	2.0	1040	$1,300	$1.25	25d	1	1.20mi
1561 Stonehaven Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	975	$1,774	$1.82	4d	4	1.24mi
10423 Boynton Place Cir Boynton Beach, FL	2.0	1.0	861	$2,200	$2.56	19d	1	1.33mi
10423 Boynton Place Cir Boynton Beach, FL	2.0	1.0	861	$2,200	$2.56	8d	1	1.33mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$1,865	$1.83	0d	19	1.35mi
5724 Boynton Cres Boynton Beach, FL	2.0	1.0	861	$2,300	$2.67	25d	1	1.39mi
4482 King Theodore Dr Boynton Beach, FL	1.0	1.0	800	$1,795	$2.24	25d	1	1.42mi
11211 S Military Trl Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$1,834	$1.78	0d	31	1.48mi

HOA detail condo

• Monthly dues: $682 · $8,184/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $120,000 Active 56 DOM
2. 2026-06-17
   days on market $120,000 Active 55 DOM
3. 2026-06-16
   days on market $120,000 Active 54 DOM
4. 2026-06-15
   days on market $120,000 Active 53 DOM
5. 2026-06-13
   days on market $120,000 Active 51 DOM
6. 2026-06-09
   days on market $120,000 Active 47 DOM
7. 2026-06-08
   days on market $120,000 Active 46 DOM
8. 2026-06-07
   days on market $120,000 Active 45 DOM
9. 2026-06-04
   days on market $120,000 Active 42 DOM
10. 2026-06-03
    days on market $120,000 Active 41 DOM
11. 2026-06-02
    days on market $120,000 Active 40 DOM
12. 2026-06-01
    days on market $120,000 Active 39 DOM
13. 2026-05-31
    days on market $120,000 Active 38 DOM
14. 2026-05-12
    price $120,000
15. 2026-04-23
    listed $130,000 Active
16. 2015-02-20
    soldstatus $100,000 Closed 794-char remark

    Show marketing remark (794 chars)

    Elegantly renovated from top to bottom. This 1 bedroom/1.5 bath/1 car garage unit boasts of knock down ceiling and walls, diagonal tile throughout with 6'' baseboards and crown molding. The kitchen features wood cabinetry, granite counter tops, backsplash and overhead lighting. Both baths have new vanities, granite counter tops with a custom, tiled shower. New appliances, new disposal and storm panels included. This 55+, pet friendly community offers a manned-gate (24/7). The active clubhouse offers a carefree, easy lifestyle which includes Bingo, Cards, Crafts, Parties, Trips and more. It also offers a well-read library, sauna, exercise room, billiards, shuffle board and very competitive Bocce Tournaments. Choose from 3 heated swimming pools and 6 Tennis Courts. Conveniently located

17. 2015-01-22
    status Pending 794-char remark

    Show marketing remark (794 chars)

    Elegantly renovated from top to bottom. This 1 bedroom/1.5 bath/1 car garage unit boasts of knock down ceiling and walls, diagonal tile throughout with 6'' baseboards and crown molding. The kitchen features wood cabinetry, granite counter tops, backsplash and overhead lighting. Both baths have new vanities, granite counter tops with a custom, tiled shower. New appliances, new disposal and storm panels included. This 55+, pet friendly community offers a manned-gate (24/7). The active clubhouse offers a carefree, easy lifestyle which includes Bingo, Cards, Crafts, Parties, Trips and more. It also offers a well-read library, sauna, exercise room, billiards, shuffle board and very competitive Bocce Tournaments. Choose from 3 heated swimming pools and 6 Tennis Courts. Conveniently located

18. 2014-12-21
    historical Contingent 794-char remark

    Show marketing remark (794 chars)

    Elegantly renovated from top to bottom. This 1 bedroom/1.5 bath/1 car garage unit boasts of knock down ceiling and walls, diagonal tile throughout with 6'' baseboards and crown molding. The kitchen features wood cabinetry, granite counter tops, backsplash and overhead lighting. Both baths have new vanities, granite counter tops with a custom, tiled shower. New appliances, new disposal and storm panels included. This 55+, pet friendly community offers a manned-gate (24/7). The active clubhouse offers a carefree, easy lifestyle which includes Bingo, Cards, Crafts, Parties, Trips and more. It also offers a well-read library, sauna, exercise room, billiards, shuffle board and very competitive Bocce Tournaments. Choose from 3 heated swimming pools and 6 Tennis Courts. Conveniently located

19. 2014-09-28
    listed $112,000 Active 794-char remark

    Show marketing remark (794 chars)

    Elegantly renovated from top to bottom. This 1 bedroom/1.5 bath/1 car garage unit boasts of knock down ceiling and walls, diagonal tile throughout with 6'' baseboards and crown molding. The kitchen features wood cabinetry, granite counter tops, backsplash and overhead lighting. Both baths have new vanities, granite counter tops with a custom, tiled shower. New appliances, new disposal and storm panels included. This 55+, pet friendly community offers a manned-gate (24/7). The active clubhouse offers a carefree, easy lifestyle which includes Bingo, Cards, Crafts, Parties, Trips and more. It also offers a well-read library, sauna, exercise room, billiards, shuffle board and very competitive Bocce Tournaments. Choose from 3 heated swimming pools and 6 Tennis Courts. Conveniently located

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,761
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − HOA: −$8,184
• − Depreciation: −$3,491
• Taxable income: $2
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,425/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include painting, replacing ceiling fans, light fixtures, and window treatments.

Repairs flagged

• Minor ceiling fans — need cleaning
• Minor light fixtures — need cleaning
• Minor window treatments — need replacement

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace ceiling fans — improves air circulation and aesthetics
• Both replace light fixtures — enhances lighting and aesthetics
• Both replace window treatments — improves curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling fans · need cleaning	Minor	$500–3,000
light fixtures · need cleaning	Minor	$500–3,000
window treatments · need replacement	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace ceiling fans — improves air circulation and aesthetics ↑
• Both replace light fixtures — enhances lighting and aesthetics ↑
• Both replace window treatments — improves curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Palm Beach County · 1,438,312 people
• City population: 148,060
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 48,743
• Household income: $75,789
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 1813.0

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 0.64)
• Race & ethnicity: White 52% Black 24% Hispanic / Latino 19% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 12% Romanian 3% Scotch-Irish 2%
• Foreign-born: 27% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 14% French/Haitian/Cajun 13% Other Indo-European 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: ▼ -109.59%
• Current HPI: 311.7742
• Rent YoY: ▼ -0.57%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• 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

+7.1% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $120,000 Beaches MLS
• 2026-04-23 Listed $130,000 Beaches MLS
• 2015-02-20 Sold (MLS) $100,000 Beaches MLS
• 2015-01-22 Pending — Beaches MLS
• 2014-12-21 Contingent — Beaches MLS
• 2014-09-28 Listed $112,000 Beaches MLS