5518 Ainsley Ct · Golf, FL 33437

$399,000

3 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 57 Days on market

Built 1979 5,184 sqft lot Est $426k · 6% under $462/mo HOA · 14% 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).

• Cash flow +10.8/30.0
• ARV discount +10.4/15.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks

2 Bedroom 2 Bath with a Den that can be easily turned back into a third bedroom. Paved walkway leads into a Glass/Double French Door entryway to an open concept living area. Newly renovated kitchen seamlessly connects to the living & dining room areas and a private/serene atrium. There is also an oversized Screened/Shuttered Lanai. The primary suite offers a large remodeled bathroom and an oversized, Walk In Closet for ample storage. Brand new roof (3 weeks old as of 4/20/26) the A/C is 5 y/o and flooring is new. The garage attic access is equipped with drop down stairs/flooring and electric. Desirable 55+ gated community, access to stunning golf course, tennis, pool and social activi

Key facts

• 5,184 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed (cats and dogs, with limits)
• HOA & community: Homeowners association with monthly fee; Association amenities: pool (heated), managed and maintained community, manager on site, jogging path, picnic area, bike storage, street lights, gated security; Association fee includes cable TV, grounds and structure maintenance, security, sewer, trash, common areas, common real estate tax, legal/accounting, reserves, and pool service

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; 2 open parking spaces; Driveway with asphalt parking
• Security: Gated community with guard and security patrol; Security gate; Fire alarm; Smoke and carbon monoxide detectors
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone connected; Underground utilities; Sewer available; Water connected; Natural gas not available
• Home design: Villa / one-story; Updated / remodeled; Entry at side walkway; Faces south
• Construction: CBS construction; Concrete and shingle roof; Block and concrete perimeter foundation; Built as single-story (one level)
• Exterior features: Covered patio; Screened patio; Screened porch; Patio and porch; Cul-de-sac lot; Irregular lot with many trees and fruit trees; Sidewalks and landscaped yard; Private maintained asphalt road; Waterfront

Interior

• Kitchen: Electric range; Electric cooktop; Microwave; Dishwasher (ENERGY STAR qualified); Disposal; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans; Paddle fans
• Interior features: Cathedral ceilings; Vaulted ceiling; High ceilings; Entrance foyer; Kitchen island; Walk-in closets; Pull-down attic stairs; French doors; Blinds, drapes, sliding and shuttered windows
• Laundry & utility: Laundry in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (15.4% below list).
• Recommended offer: $338k (15.4% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% FRL); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL).
• Zoned-school proficiency averages 35% at this address vs 50% district-wide (-14 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 rising (+1.3%/yr); 489 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).
• At $3,376/mo this rent would consume 50% of the median local household income ($81k/yr) (locally 902% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($3k loan paydown + $-964 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.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $66k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $109k; list at $399k implies a 266% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $337,620 (15.4% 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 57 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $426,216
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5767 Seashell Ter	0.31mi	3/2.0	1,782 (+8%)	3mo	$460,000	$258	70

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: -6.6%
• Equity multiple: 0.70×
• Total profit: $-33,410
• Equity at exit: $111,059

10-year hold

• IRR: -1.7%
• Equity multiple: 0.83×
• Total profit: $-19,048
• Equity at exit: $129,726

Cash invested: $111,720 (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 33437

• Home prices YoY: -0.1%
• Rents YoY: 1.3%
• Active inventory: 489
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,376 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$129 /mo · $1,542/yr
• Insurance: −$166
• HOA: −$462
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $-182

Break-even live

Break-even rent $3,607

Max offer price $366,853

Occupancy floor —

Sensitivity live

Price	-10% $44	-5% $-69	+0% $-182	+5% $-295	+10% $-408
Rent	-10% $-449	-5% $-315	+0% $-182	+5% $-49	+10% $85
Rate	-1.0pp $19	-0.5pp $-80	base $-182	+0.5pp $-285	+1.0pp $-391

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	26d	1	0.06mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	6d	1	0.25mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	26d	1	0.25mi
11234 Green Lake Dr #102 Boynton Beach, FL	2.0	2.0	1196	$2,200	$1.84	26d	1	0.30mi
11282 Green Lake Dr #204 Boynton Beach, FL	2.0	2.0	1196	$3,750	$3.14	26d	1	0.30mi
11230 Green Lake Dr #204 Boynton Beach, FL	3.0	2.0	1549	$3,000	$1.94	14d	1	0.35mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$3,000	$2.03	1d	1	0.40mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$2,850	$1.93	26d	1	0.40mi
5916 Seashell Ter Boynton Beach, FL	3.0	2.0	1882	$2,900	$1.54	17d	1	0.45mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	26d	1	0.47mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	26d	1	0.50mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	26d	1	0.51mi
11211 S Military Trl Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,688	$2.60	1d	31	0.55mi
5256 Glenville Dr Boynton Beach, FL	3.0	2.0	2015	$5,000	$2.48	4d	1	0.73mi
11177 Aspen Glen Dr Boynton Beach, FL	3.0	2.0	1884	$3,000	$1.59	26d	1	0.76mi
6446 Aspen Glen Cir Unit 6446 Boynton Beach, FL	3.0	2.0	1800	$4,000	$2.22	26d	1	0.76mi
6446 Aspen Glen Cir Boynton Beach, FL	3.0	2.0	1800	$3,800	$2.11	22d	1	0.76mi
11690 Briarwood Cir Boynton Beach, FL	3.0	2.0	1952	$3,400	$1.74	26d	1	0.77mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,811	$2.73	3d	51	0.79mi
10839 Madison Dr Boynton Beach, FL	4.0	2.0	2079	$3,800	$1.83	3d	1	0.82mi
10839 Madison Dr Boynton Beach, FL	4.0	2.0	2079	$3,800	$1.83	12d	1	0.82mi
5750 Fairway Park Ct #101 Boynton Beach, FL	3.0	2.0	1426	$1,850	$1.30	26d	1	0.85mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	26d	1	0.87mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	9d	1	0.89mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	26d	1	0.90mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	4d	1	0.92mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	26d	1	0.92mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	26d	1	0.96mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	16d	1	1.02mi
5675 Northpointe Ln Boynton Beach, FL	2.0	2.0	1163	$3,000	$2.58	4d	1	1.04mi
5675 Northpointe Ln Boynton Beach, FL	2.0	2.5	1163	$2,950	$2.54	26d	1	1.04mi
12118 Country Greens Blvd Boynton Beach, FL	3.0	2.0	1566	$3,000	$1.92	12d	1	1.04mi
5734 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,600	$2.31	5d	1	1.04mi
5734 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,750	$2.44	17d	1	1.04mi
5694 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,825	$2.51	9d	1	1.05mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	26d	1	1.06mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,757	$2.71	1d	19	1.06mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	4d	1	1.10mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	26d	1	1.10mi
4419 Sanderling Cir E Boynton Beach, FL	3.0	3.5	1866	$10,000	$5.36	26d	1	1.13mi

HOA detail

• Monthly dues: $462 · $5,544/yr
• Likely covers: electricpoolsecurity

Listing history 37 events

1. 2026-06-21
   days on market $399,000 Active 57 DOM
2. 2026-06-18
   days on market $399,000 Active 54 DOM
3. 2026-06-17
   days on market $399,000 Active 53 DOM
4. 2026-06-16
   days on market $399,000 Active 52 DOM
5. 2026-06-15
   days on market $399,000 Active 51 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   days on market $399,000 Active 49 DOM
8. 2026-06-09
   days on market $399,000 Active 45 DOM
9. 2026-06-08
   days on market $399,000 Active 44 DOM
10. 2026-06-07
    days on market $399,000 Active 43 DOM
11. 2026-06-04
    days on market $399,000 Active 40 DOM
12. 2026-06-03
    days on market $399,000 Active 39 DOM
13. 2026-06-02
    days on market $399,000 Active 38 DOM
14. 2026-06-02
    price $399,000 Active 37 DOM
15. 2026-06-01
    days on market $449,400 Active 37 DOM
16. 2026-05-31
    days on market $449,400 Active 36 DOM
17. 2026-05-22
    price $449,500
18. 2026-05-19
    price $449,900
19. 2026-05-17
    price $454,800
20. 2026-05-09
    price $454,900
21. 2026-05-09
    price $464,700
22. 2026-04-30
    price $464,900
23. 2026-04-25
    listed $465,000 Active
24. 2026-04-13
    historical
25. 2026-04-06
    price $454,900
26. 2026-03-23
    listed $474,900 Active
27. 2022-03-14
    historical
28. 2022-03-08
    listed $475,000 Active
29. 2019-08-15
    historical
30. 2019-06-01
    price $269,900
31. 2019-03-25
    listed $274,900 Active
32. 2000-05-09
    soldstatus $109,000
33. 2000-05-02
    soldstatus $105,000
34. 2000-04-11
    historical
35. 1999-05-10
    listed $115,000
36. 1992-04-02
    soldstatus $115,000
37. 1979-01-01
    soldstatus $63,800

ⓘ 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: $1,542 · $129/mo
• Projected year-2 tax: $3,312 · $276/mo
• Expected delta: +$1,769/yr (+$147/mo · 114.7%)

ⓘ 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 · 25 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: $40,514
• − Mortgage interest: −$22,350
• − Property taxes: −$1,542
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,241
• − Management: −$3,241
• − HOA: −$5,544
• − Depreciation: −$11,607
• Taxable loss: −$9,007
• Est. tax savings @ 24.0%: +$2,162
• After-tax cash flow: $-22/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

+604.5% since first listed

21 events — show timeline

• 2026-05-22 Price Changed $449,500 Beaches MLS
• 2026-05-19 Price Changed $449,900 Beaches MLS
• 2026-05-17 Price Changed $454,800 Beaches MLS
• 2026-05-09 Price Changed $454,900 Beaches MLS
• 2026-05-09 Price Changed $464,700 Beaches MLS
• 2026-04-30 Price Changed $464,900 Beaches MLS
• 2026-04-25 Listed $465,000 Beaches MLS
• 2026-04-13 Listing Removed — Beaches MLS
• 2026-04-06 Price Changed $454,900 Beaches MLS
• 2026-03-23 Listed $474,900 Beaches MLS
• 2022-03-14 Listing Removed — Beaches MLS
• 2022-03-08 Listed $475,000 Beaches MLS
• 2019-08-15 Listing Removed — Beaches MLS
• 2019-06-01 Price Changed $269,900 Beaches MLS
• 2019-03-25 Listed $274,900 Beaches MLS
• 2000-05-09 Sold (Public Records) $109,000 Public Records
• 2000-05-02 Sold (MLS) $105,000 Beaches MLS
• 2000-04-11 Listing Removed — Beaches MLS
• 1999-05-10 Listed $115,000 Beaches MLS
• 1992-04-02 Sold (Public Records) $115,000 Public Records
• 1979-01-01 Sold (Public Records) $63,800 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,542 · +4.0% YoY. Source: county tax records.