7219 Le Chalet Blvd · Boynton Beach, FL 33472

$249,000

3 bd · 2.0 ba · 1,874 sqft · SingleFamily public records · 18 Days on market

Built 1988 6,900 sqft lot $670/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 +21.5/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

Welcome to this stunning 3-bed, 2-bath villa in the desirable Hamptons of Aberdeen Golf & Country Club. With a newly renovated kitchen featuring quartz countertops, vaulted ceilings, and a private garden, this home combines style and comfort. Enjoy a spacious breakfast nook, indoor/outdoor patio, and a main en-suite with double vanity and two walk-in closets. Just steps from the pool, this villa offers resort-style living with access to top-tier amenities: an 18-hole Jim Fazio golf course, tennis, pickleball, walking paths, remodeled clubhouse, 3 full-service restaurants, spa, fitness center, and more. Experience vibrant country club life in this golden opportunity!

Key facts

• Private garden
• Main en-suite
• Double vanity

Tags

• PRIVATE GARDEN
• SPACIOUS BREAKFAST NOOK
• INDOOR OUTDOOR PATIO
• MAIN EN-SUITE
• DOUBLE VANITY
• TWO WALK-IN CLOSETS

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Homeowners association with monthly fee; Association amenities include clubhouse, fitness center, golf course, pool, sauna, tennis courts, bocce ball, community room, pickleball courts, and putting green; HOA fee paid monthly

Exterior

• Parking: Attached 2-car garage; Driveway; Two covered parking spaces; Two additional open parking spaces; Total parking for 3 vehicles
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Villa (resale); One story; Faces south
• Construction: Built with block, brick, and CBS materials; Tile roof; Block and brick/mortar foundation
• Exterior features: Paved roads with private maintenance; No waterfront; Garage(s) as other on-site structure; Entry-level living area

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Built-in features; Cathedral and vaulted ceilings; Entrance foyer; Walk-in closets; Skylights
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $249k).
• Recommended offer: $245k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2k of equity ($2k loan paydown + $493 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 $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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.
• Current owner paid $81k; list at $249k implies a 207% gain — meaningful room to come down on a strong offer.

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 $245,265 (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: 1.43% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 5.8

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: 5.7%
• Equity multiple: 1.28×
• Total profit: $19,319
• Equity at exit: $74,778

10-year hold

• IRR: 10.8%
• Equity multiple: 2.22×
• Total profit: $84,758
• Equity at exit: $91,887

Cash invested: $69,720 (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: 5.8×

Monthly cashflow live

• Estimated rent: $3,549 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$351 /mo · $4,208/yr
• Insurance: −$104
• HOA: −$670
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $373

Break-even live

Break-even rent $3,076

Max offer price $249,000

Occupancy floor 84%

Sensitivity live

Price	-10% $514	-5% $444	+0% $373	+5% $303	+10% $233
Rent	-10% $93	-5% $233	+0% $373	+5% $514	+10% $654
Rate	-1.0pp $499	-0.5pp $437	base $373	+0.5pp $309	+1.0pp $243

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7705 Thornlee Dr Lake Worth, FL	4.0	2.5	2382	$3,500	$1.47	3d	1	0.18mi
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	9d	1	0.21mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	25d	1	0.53mi
7366 Ashley Shores Cir Lake Worth, FL	3.0	2.5	1945	$4,200	$2.16	9d	1	0.80mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	20d	1	0.81mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	25d	1	0.87mi
7816 Bridlington Dr Boynton Beach, FL	3.0	3.0	2330	$12,000	$5.15	25d	1	0.88mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	19d	1	0.89mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	15d	1	0.90mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	16d	1	0.90mi
7821 Dorchester Rd Boynton Beach, FL	3.0	3.0	2325	$11,000	$4.73	25d	1	0.97mi
7354 Michigan Isle Rd Lake Worth, FL	4.0	3.0	2050	$3,295	$1.61	25d	1	1.01mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	4d	1	1.01mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	25d	1	1.02mi
7142 Davit Cir Lake Worth, FL	3.0	2.5	2050	$3,545	$1.73	19d	1	1.03mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	12d	1	1.05mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	25d	1	1.05mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,750	$2.45	0d	1	1.05mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	9d	1	1.07mi
6143 Windlass Cir Boynton Beach, FL	4.0	2.5	2245	$4,200	$1.87	20d	1	1.09mi
7600 Edisto Dr Lake Worth, FL	3.0	2.5	1764	$2,700	$1.53	22d	1	1.09mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	23d	1	1.13mi
6974 Oak Bridge Ln Lake Worth, FL	2.0	2.5	1310	$2,650	$2.02	16d	1	1.14mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	14d	1	1.14mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	25d	1	1.17mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	23d	1	1.17mi
6880 Brook Hollow Rd Lake Worth, FL	3.0	2.5	1428	$2,850	$2.00	25d	1	1.21mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	15d	1	1.24mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	4d	1	1.24mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	25d	1	1.32mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	25d	1	1.33mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	4d	1	1.35mi
7479 Ridgefield Ln Lake Worth, FL	3.0	2.0	1964	$3,300	$1.68	25d	1	1.42mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	25d	1	1.42mi
8063 Dolomtian Way Boynton Beach, FL	2.0	2.0	1417	$3,100	$2.19	0d	1	1.48mi

HOA detail

• Monthly dues: $670 · $8,040/yr
• Likely covers: poolgym

Listing history 11 events

1. 2026-06-21
   days on market $249,000 Active 18 DOM
2. 2026-06-18
   days on market $249,000 Active 15 DOM
3. 2026-06-17
   days on market $249,000 Active 14 DOM
4. 2026-06-16
   days on market $249,000 Active 13 DOM
5. 2026-06-15
   days on market $249,000 Active 12 DOM
6. 2026-06-13
   days on market $249,000 Active 10 DOM
7. 2026-06-09
   days on market $249,000 Active 6 DOM
8. 2026-06-08
   days on market $249,000 Active 5 DOM
9. 2026-06-07
   days on market $249,000 Active 4 DOM
10. 2026-06-04
    remarks 676-char remark
11. 2026-06-04
    listed $249,000 Active 1 DOM

ⓘ 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: $4,208 · $351/mo
• Projected year-2 tax: $4,208 · $351/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: $42,588
• − Mortgage interest: −$13,948
• − Property taxes: −$4,208
• − Insurance: −$1,245
• − Repairs & maintenance: −$3,407
• − Management: −$3,407
• − HOA: −$8,040
• − Depreciation: −$7,244
• Taxable income: $1,089
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $4,220/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

+116.5% since first listed

22 events — show timeline

• 2026-06-03 Listed $249,000 Beaches MLS
• 2026-01-25 Listing Removed — Beaches MLS
• 2025-07-31 Listed $249,000 Beaches MLS
• 2025-07-25 Coming Soon — Beaches MLS
• 2025-04-02 Listing Removed — Beaches MLS
• 2025-01-07 Price Changed $275,000 Beaches MLS
• 2024-10-25 Price Changed $299,999 Beaches MLS
• 2024-08-06 Price Changed $309,000 Beaches MLS
• 2024-05-03 Listed $325,000 Beaches MLS
• 2023-02-01 Listing Removed — Beaches MLS
• 2022-07-20 Listed $300,000 Beaches MLS
• 2020-07-22 Listing Removed — Beaches MLS
• 2020-07-22 Sold (MLS) $81,000 Beaches MLS
• 2020-06-16 Pending — Beaches MLS
• 2020-05-28 Price Changed $87,900 Beaches MLS
• 2020-04-30 Price Changed $94,900 Beaches MLS
• 2020-04-06 Price Changed $109,900 Beaches MLS
• 2020-04-03 Listed $109,000 Beaches MLS
• 2019-09-26 Pending — Beaches MLS
• 2019-09-26 Listing Removed — Beaches MLS
• 2019-06-12 Price Changed $99,900 Beaches MLS
• 2018-12-17 Listed $115,000 Beaches MLS

Property tax history

+9.6%/yr

Latest (2025): $4,208 · +6.4% YoY. Source: county tax records.