9717 Sills Dr E #102 · Golf, FL 33437

$298,000

2 bd · 2.0 ba · 1,498 sqft · Condo public records · 162 Days on market

Built 1993 $575/mo HOA · 21% 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 +9.2/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

MUST SEE!!! Excellent condition lakeview 2/2 +DEN. Updated kitchen, updated bathrooms, 2019 hurricane shutters, washer and dryer 3 yr new , A/C replaced in 2016, upgraded paneled interior doors, Tiled floors with wood laminate in the two bedrooms. Active 55+ Community offers club house, pool tables, fitness center, card room, tennis courts, shuffleboard, many clubs to join.

Key facts

• Quartz countertops
• Water views
• Glass back splash

Tags

• ASSIGNED PARKING SPACE
• WATER VIEWS
• REMODELED EAT IN KITCHEN
• QUARTZ COUNTERTOPS
• GLASS BACK SPLASH
• HIGH END VINYL FLOORS

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed (with number limit); Community contains 354 units
• HOA & community: Community association with monthly fee; Association amenities include clubhouse, fitness center, pool, shuffleboard, tennis courts, bocce ball, pickleball, library, recreation facilities, managed community, street lights, manager on site, and internet included; Association fee covers cable TV, insurance, maintenance of grounds, security, water, common areas, common real estate tax, roof repairs, and recreation facilities

Exterior

• Parking: Assigned parking; Guest parking; 2 open parking spaces (1 parking total noted)
• Security: Smoke detectors; Owned security system; Security system; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; One level; Entry-level living area; Faces east; Resale property, updated/remodeled
• Construction: CBS construction; Barrel roof; Two-story building (unit in a two-story building); Building area approximately 1,498 (public records)
• Exterior features: Open patio; Screened patio; Screened porch; Patio and porch areas; Waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Built-in features; Walk-in closets; Stacked bedroom layout; Closet cabinetry; Unfurnished
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $298k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (6.9% below list).
• Recommended offer: $259k (13.1% below list) — sets the bar for cash-flow.

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: Crystal Lakes Elementary School (math 55% / reading 64%, grade B-, #690 of 2,144 statewide, top 34%, 788 students, 37% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL) — zoned schools at 51% FRL track the district average.
• 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).
• 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 + $-720 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 162 days — a 12% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $17k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $258,964 (13.1% 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 162 days. Have you received any prior offers? Is the seller open to a 13% 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. 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?
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: 0.93% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.1%
• Equity multiple: 0.63×
• Total profit: $-30,623
• Equity at exit: $82,946

10-year hold

• IRR: -3.3%
• Equity multiple: 0.67×
• Total profit: $-27,120
• Equity at exit: $96,888

Cash invested: $83,440 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,775 high
• Mortgage (P&I): −$1,563
• Tax from tax record: −$151 /mo · $1,815/yr
• Insurance: −$124
• HOA: −$575
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $-221

Break-even live

Break-even rent $3,055

Max offer price $258,964

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-137	+0% $-221	+5% $-305	+10% $-390
Rent	-10% $-440	-5% $-331	+0% $-221	+5% $-111	+10% $-2
Rate	-1.0pp $-71	-0.5pp $-145	base $-221	+0.5pp $-298	+1.0pp $-377

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	4d	1	0.12mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	3d	1	0.16mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,311	$2.27	1d	19	0.27mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	21d	1	0.28mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	15d	1	0.28mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	26d	1	0.31mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	26d	1	0.37mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	26d	1	0.38mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	3d	1	0.38mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	26d	1	0.40mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	9d	1	0.41mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	22d	1	0.41mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	26d	1	0.44mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	26d	1	0.47mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	26d	1	0.49mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	26d	1	0.60mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	26d	1	0.67mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	26d	1	0.67mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,266	$2.20	3d	51	0.68mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	26d	1	0.73mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	15d	1	0.76mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	5d	1	0.76mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	16d	1	0.81mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	26d	1	0.83mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	9d	1	0.85mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	26d	1	0.86mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	26d	1	0.86mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	26d	1	0.90mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	26d	1	0.95mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	0.95mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	4d	1	0.97mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	26d	1	0.97mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	26d	1	1.05mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$2,000	$1.67	26d	1	1.07mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$1,800	$1.50	9d	1	1.07mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	26d	1	1.09mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	4d	1	1.10mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	5d	1	1.10mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	26d	1	1.10mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,280	$2.16	1d	12	1.15mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $298,000 Active 162 DOM
2. 2026-06-18
   days on market $298,000 Active 159 DOM
3. 2026-06-17
   days on market $298,000 Active 158 DOM
4. 2026-06-16
   days on market $298,000 Active 157 DOM
5. 2026-06-15
   days on market $298,000 Active 156 DOM
6. 2026-06-13
   days on market $298,000 Active 154 DOM
7. 2026-06-09
   days on market $298,000 Active 150 DOM
8. 2026-06-07
   days on market $298,000 Active 148 DOM
9. 2026-06-04
   days on market $298,000 Active 145 DOM
10. 2026-06-03
    days on market $298,000 Active 144 DOM
11. 2026-06-01
    days on market $298,000 Active 142 DOM
12. 2026-05-31
    days on market $298,000 Active 141 DOM
13. 2026-03-31
    price $300,000
14. 2026-03-15
    price $305,000
15. 2026-01-09
    listed $315,000 Active
16. 2026-01-08
    historical
17. 2025-12-20
    listed $315,000 Active
18. 2025-12-16
    historical
19. 2021-04-29
    soldstatus $230,000
20. 2021-04-22
    soldstatus $230,000 Closed 377-char remark

    Show marketing remark (377 chars)

    MUST SEE!!! Excellent condition lakeview 2/2 +DEN. Updated kitchen, updated bathrooms, 2019 hurricane shutters, washer and dryer 3 yr new , A/C replaced in 2016, upgraded paneled interior doors, Tiled floors with wood laminate in the two bedrooms. Active 55+ Community offers club house, pool tables, fitness center, card room, tennis courts, shuffleboard, many clubs to join.

21. 2021-03-16
    status Pending 377-char remark

    Show marketing remark (377 chars)

    MUST SEE!!! Excellent condition lakeview 2/2 +DEN. Updated kitchen, updated bathrooms, 2019 hurricane shutters, washer and dryer 3 yr new , A/C replaced in 2016, upgraded paneled interior doors, Tiled floors with wood laminate in the two bedrooms. Active 55+ Community offers club house, pool tables, fitness center, card room, tennis courts, shuffleboard, many clubs to join.

22. 2021-03-08
    listed $230,000 Active 377-char remark

    Show marketing remark (377 chars)

    MUST SEE!!! Excellent condition lakeview 2/2 +DEN. Updated kitchen, updated bathrooms, 2019 hurricane shutters, washer and dryer 3 yr new , A/C replaced in 2016, upgraded paneled interior doors, Tiled floors with wood laminate in the two bedrooms. Active 55+ Community offers club house, pool tables, fitness center, card room, tennis courts, shuffleboard, many clubs to join.

23. 2017-09-06
    soldstatus $150,000
24. 2017-09-01
    soldstatus $150,000 Closed
25. 2017-07-20
    status Pending
26. 2017-07-07
    listed $154,900 Active
27. 2017-07-06
    historical
28. 2017-06-16
    status Active
29. 2017-06-14
    historical Active Under Contract
30. 2017-06-14
    status Pending
31. 2017-06-01
    listed $159,900 Active
32. 2016-04-08
    soldstatus $118,500 Closed
33. 2016-04-05
    soldstatus $118,500
34. 2016-03-15
    status Pending
35. 2016-03-04
    price $125,000
36. 2016-02-07
    listed $139,000 Active
37. 1995-11-16
    soldstatus $90,000
38. 1993-07-21
    soldstatus $97,000

ⓘ 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: $1,815 · $151/mo
• Projected year-2 tax: $2,473 · $206/mo
• Expected delta: +$658/yr (+$55/mo · 36.2%)

ⓘ 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: $33,300
• − Mortgage interest: −$16,693
• − Property taxes: −$1,815
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,664
• − Management: −$2,664
• − HOA: −$6,900
• − Depreciation: −$8,669
• Taxable loss: −$7,595
• Est. tax savings @ 24.0%: +$1,823
• After-tax cash flow: $-829/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

+209.3% since first listed

26 events — show timeline

• 2026-03-31 Price Changed $300,000 Beaches MLS
• 2026-03-15 Price Changed $305,000 Beaches MLS
• 2026-01-09 Listed $315,000 Beaches MLS
• 2026-01-08 Listing Removed — Beaches MLS
• 2025-12-20 Listed $315,000 Beaches MLS
• 2025-12-16 Coming Soon — Beaches MLS
• 2021-04-29 Sold (Public Records) $230,000 Public Records
• 2021-04-22 Sold (MLS) $230,000 MARMLS
• 2021-03-16 Pending — MARMLS
• 2021-03-08 Listed $230,000 MARMLS
• 2017-09-06 Sold (Public Records) $150,000 Public Records
• 2017-09-01 Sold (MLS) $150,000 Beaches MLS
• 2017-07-20 Pending — Beaches MLS
• 2017-07-07 Listed $154,900 Beaches MLS
• 2017-07-06 Listing Removed — Beaches MLS
• 2017-06-16 Relisted — Beaches MLS
• 2017-06-14 Contingent — Beaches MLS
• 2017-06-14 Pending — Beaches MLS
• 2017-06-01 Listed $159,900 Beaches MLS
• 2016-04-08 Sold (MLS) $118,500 Beaches MLS
• 2016-04-05 Sold (Public Records) $118,500 Public Records
• 2016-03-15 Pending — Beaches MLS
• 2016-03-04 Price Changed $125,000 Beaches MLS
• 2016-02-07 Listed $139,000 Beaches MLS
• 1995-11-16 Sold (Public Records) $90,000 Public Records
• 1993-07-21 Sold (Public Records) $97,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,815 · +3.6% YoY. Source: county tax records.