10074 Hickorywood Pl · Golf, FL 33437

$239,000

2 bd · 2.0 ba · 1,511 sqft · SingleFamily public records · 100 Days on market

Built 1982 2,648 sqft lot Est $431k · 45% under $519/mo HOA · 19% 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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• Appreciation +4.9/10.0
• DSCR +4.7/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious, villa with garden view on quiet cul-de-sac in sought after community. New Laminate floors, large table size kitchen with granite counters, updated cabinets, and newer appliances. Enclosed and screened oversized lanai. Three sola tubes and one skylight brighten the house. Attached carport. Two spacious bedrooms with two updated baths. Master bedroom has large walk in closet. Lovely community with many amenities including clubhouse with cafe, pool, activity rooms, tennis, library, and more.

Key facts

• Laminate floors
• Updated cabinets
• Garden view

Tags

• GARDEN VIEW
• CUL-DE-SAC
• LAMINATE FLOORS
• GRANITE COUNTERS
• UPDATED CABINETS
• NEWER APPLIANCES

Property features AI

Finance

• Other: Senior community; Pets allowed (possible restrictions or limits)
• Financial info: Not a land-lease property
• HOA & community: Community association: Banyan Springs Patio Villas / The Villas Association; Monthly HOA fee (approx.): $57; Association covers cable TV, grounds maintenance, and common areas; Community amenities include clubhouse, pool, tennis and pickleball courts, shuffleboard, cafe/restaurant, library, sidewalks, street lights, manager on site

Exterior

• Parking: Attached carport (1 covered space); Driveway; Total 2 parking spaces
• Security: Smoke detectors; Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa; Single-story (one level); Resale property; Northwest-facing
• Construction: Frame and stucco construction; Concrete and tile roof
• Exterior features: Covered and screened patio/porch; Front porch; Entry-level living area

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric heat pump); Central air conditioning; Ductless system; Ceiling fans
• Interior features: Cathedral and vaulted/high ceilings; Walk-in closets; Split bedroom layout; Skylights
• Laundry & utility: Washer hookup inside (in kitchen); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $217k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#703 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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.
• Market conditions: Rents rising (+1.3%/yr); 490 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 41% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($2k loan paydown + $-578 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 100 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; 37% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $430,635
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4848 Boxwood Cir	0.68mi	3/2.0 (+1)	1,731 (+15%)	14mo	$493,000	$285	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.24% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.87×
• Total profit: $-8,594
• Equity at exit: $66,524

10-year hold

• IRR: 1.6%
• Equity multiple: 1.16×
• Total profit: $10,495
• Equity at exit: $77,706

Cash invested: $66,920 (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 33437

• Home prices YoY: -0.1%
• Rents YoY: 1.3%
• Active inventory: 490
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,784 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$241 /mo · $2,887/yr
• Insurance: −$100
• HOA: −$519
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $87

Break-even live

Break-even rent $2,674

Max offer price $239,000

Occupancy floor 92%

Sensitivity live

Price	-10% $222	-5% $154	+0% $87	+5% $19	+10% $-49
Rent	-10% $-133	-5% $-23	+0% $87	+5% $196	+10% $306
Rate	-1.0pp $207	-0.5pp $147	base $87	+0.5pp $25	+1.0pp $-38

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	25d	1	0.26mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	25d	1	0.28mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	25d	1	0.30mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,266	$2.20	3d	51	0.32mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	25d	1	0.37mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	3d	1	0.37mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	4d	1	0.39mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	9d	1	0.41mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	25d	1	0.43mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,311	$2.27	0d	19	0.48mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	15d	1	0.49mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	3d	1	0.49mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	21d	1	0.56mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	25d	1	0.60mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	25d	1	0.60mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	25d	1	0.62mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	25d	1	0.63mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	25d	1	0.64mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$1,800	$1.50	9d	1	0.71mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$2,000	$1.67	25d	1	0.71mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	25d	1	0.71mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	25d	1	0.74mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	25d	1	0.86mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	22d	1	0.86mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	9d	1	0.86mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	25d	1	0.87mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	5d	1	0.96mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	25d	1	0.96mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	25d	1	1.04mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	25d	1	1.08mi
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	25d	1	1.09mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,315	$1.93	5d	1	1.15mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,267	$1.89	23d	1	1.15mi
4045 White Pine Dr Boynton Beach, FL	3.0	2.0	1566	$1,800	$1.15	2d	1	1.15mi
5916 Seashell Ter Boynton Beach, FL	3.0	2.0	1882	$2,900	$1.54	16d	1	1.17mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	25d	1	1.20mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	4d	1	1.20mi
9766 Kamena Cir Boynton Beach, FL	3.0	2.5	1596	$3,300	$2.07	6d	1	1.28mi
4419 Sanderling Cir E Boynton Beach, FL	3.0	3.5	1866	$10,000	$5.36	25d	1	1.31mi
11234 Green Lake Dr #102 Boynton Beach, FL	2.0	2.0	1196	$2,200	$1.84	25d	1	1.31mi

HOA detail

• Monthly dues: $519 · $6,228/yr
• Likely covers: pool

Listing history 28 events

1. 2026-06-21
   days on market $239,000 Active 100 DOM
2. 2026-06-18
   days on market $239,000 Active 97 DOM
3. 2026-06-17
   days on market $239,000 Active 96 DOM
4. 2026-06-16
   days on market $239,000 Active 95 DOM
5. 2026-06-15
   days on market $239,000 Active 94 DOM
6. 2026-06-13
   days on market $239,000 Active 92 DOM
7. 2026-06-09
   days on market $239,000 Active 88 DOM
8. 2026-06-08
   days on market $239,000 Active 87 DOM
9. 2026-06-07
   days on market $239,000 Active 86 DOM
10. 2026-06-04
    days on market $239,000 Active 83 DOM
11. 2026-06-03
    days on market $239,000 Active 82 DOM
12. 2026-06-02
    days on market $239,000 Active 81 DOM
13. 2026-06-01
    days on market $239,000 Active 80 DOM
14. 2026-05-31
    days on market $239,000 Active 79 DOM
15. 2026-05-08
    price $239,000
16. 2026-03-14
    listed $259,900 Active
17. 2020-02-14
    soldstatus $175,000
18. 2020-02-12
    soldstatus $175,000 Closed 503-char remark

    Show marketing remark (503 chars)

    Spacious, villa with garden view on quiet cul-de-sac in sought after community. New Laminate floors, large table size kitchen with granite counters, updated cabinets, and newer appliances. Enclosed and screened oversized lanai. Three sola tubes and one skylight brighten the house. Attached carport. Two spacious bedrooms with two updated baths. Master bedroom has large walk in closet. Lovely community with many amenities including clubhouse with cafe, pool, activity rooms, tennis, library, and more.

19. 2020-01-28
    historical Contingent 503-char remark

    Show marketing remark (503 chars)

    Spacious, villa with garden view on quiet cul-de-sac in sought after community. New Laminate floors, large table size kitchen with granite counters, updated cabinets, and newer appliances. Enclosed and screened oversized lanai. Three sola tubes and one skylight brighten the house. Attached carport. Two spacious bedrooms with two updated baths. Master bedroom has large walk in closet. Lovely community with many amenities including clubhouse with cafe, pool, activity rooms, tennis, library, and more.

20. 2020-01-17
    listed $174,900 Active 503-char remark

    Show marketing remark (503 chars)

    Spacious, villa with garden view on quiet cul-de-sac in sought after community. New Laminate floors, large table size kitchen with granite counters, updated cabinets, and newer appliances. Enclosed and screened oversized lanai. Three sola tubes and one skylight brighten the house. Attached carport. Two spacious bedrooms with two updated baths. Master bedroom has large walk in closet. Lovely community with many amenities including clubhouse with cafe, pool, activity rooms, tennis, library, and more.

21. 2013-03-23
    soldstatus $115,000
22. 2013-03-15
    soldstatus $115,000 247-char remark

    Show marketing remark (247 chars)

    ABSOLUTELY LOVELY, UPGRADED 2 BEDROOM 2 BATH UNIT W/SPACIOUS OPEN FLOOR PLAN, VAULTED CEILINGS, SKYLIGHTS, GRANITE KITCHEN COUNTERS AND ISLAND! LUXURIOUS MASTER BEDROOM W/BIG WALK IN CLOSET! ACTIVE RESORT LIVING WITH ALL THE EXTRAS! FLORIDA OASIS!

23. 2013-03-12
    historical 247-char remark

    Show marketing remark (247 chars)

    ABSOLUTELY LOVELY, UPGRADED 2 BEDROOM 2 BATH UNIT W/SPACIOUS OPEN FLOOR PLAN, VAULTED CEILINGS, SKYLIGHTS, GRANITE KITCHEN COUNTERS AND ISLAND! LUXURIOUS MASTER BEDROOM W/BIG WALK IN CLOSET! ACTIVE RESORT LIVING WITH ALL THE EXTRAS! FLORIDA OASIS!

24. 2013-01-26
    listed $115,000 247-char remark

    Show marketing remark (247 chars)

    ABSOLUTELY LOVELY, UPGRADED 2 BEDROOM 2 BATH UNIT W/SPACIOUS OPEN FLOOR PLAN, VAULTED CEILINGS, SKYLIGHTS, GRANITE KITCHEN COUNTERS AND ISLAND! LUXURIOUS MASTER BEDROOM W/BIG WALK IN CLOSET! ACTIVE RESORT LIVING WITH ALL THE EXTRAS! FLORIDA OASIS!

25. 2010-08-20
    soldstatus $85,000
26. 2010-07-30
    historical
27. 2010-03-22
    listed $107,000
28. 1993-05-27
    soldstatus $104,500

ⓘ 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: $2,887 · $241/mo
• Projected year-2 tax: $2,887 · $241/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,403
• − Mortgage interest: −$13,388
• − Property taxes: −$2,887
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,672
• − Management: −$2,672
• − HOA: −$6,228
• − Depreciation: −$6,953
• Taxable loss: −$2,592
• Est. tax savings @ 24.0%: +$622
• After-tax cash flow: $1,660/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 — Golf

• Score: 63/100
• State rank: #703
• US rank: #14941

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,229
• Household income: $80,710
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 902.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 13% Hispanic / Latino 12% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1% Dominican 1%
• Common ancestry: Scotch-Irish 8% Romanian 8% Hispanic 6%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 78% English-only · Spanish 10% French/Haitian/Cajun 6% 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: ▼ -0.24%
• Current HPI: 257.5891
• Rent YoY: ▲ 1.28%
• 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

+128.7% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $239,000 Beaches MLS
• 2026-03-14 Listed $259,900 Beaches MLS
• 2020-02-14 Sold (Public Records) $175,000 Public Records
• 2020-02-12 Sold (MLS) $175,000 Beaches MLS
• 2020-01-28 Contingent — Beaches MLS
• 2020-01-17 Listed $174,900 Beaches MLS
• 2013-03-23 Sold (Public Records) $115,000 Public Records
• 2013-03-15 Sold (MLS) $115,000 Beaches MLS
• 2013-03-12 Listing Removed — Beaches MLS
• 2013-01-26 Listed $115,000 Beaches MLS
• 2010-08-20 Sold (MLS) $85,000 Beaches MLS
• 2010-07-30 Listing Removed — Beaches MLS
• 2010-03-22 Listed $107,000 Beaches MLS
• 1993-05-27 Sold (Public Records) $104,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,887 · +3.4% YoY. Source: county tax records.