8033 Aberdeen Dr #102 · Boynton Beach, FL 33472

$200,000

2 bd · 2.0 ba · 1,054 sqft · Condo public records · 86 Days on market

Built 1989 $825/mo HOA · 37% of rent

---

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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• 1% rule +6.1/10.0
• 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
• DSCR +1.0/10.0

Listing remarks

Experience panoramic golf and lake views from this rare corner residence in Aberdeen Golf & Country Club. Designed for natural light and seamless indoor-outdoor living, this home features oversized windows, elevated ceilings, and a glass-enclosed lanai that creates a year-round space to relax & enjoy the scenery. The open kitchen is positioned to capture the tranquil fairway, 8th hole, & water views, complete with quartz countertops, white cabinetry, & a spacious breakfast bar that flows into the main living area. The primary suite offers a large walk-in closet & picturesque views. Hard flooring runs throughout with no carpet, creating a clean & low-mainten

Key facts

• Lake views
• Glass enclosed patio
• Corner residence

Tags

• PANORAMIC GOLF VIEWS
• LAKE VIEWS
• CORNER RESIDENCE
• OVERSIZED WINDOWS
• GLASS ENCLOSED PATIO
• OPEN KITCHEN

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly HOA fee; HOA covers amenities, common areas, cable TV, insurance, ground maintenance, structure maintenance, parking, roof, trash and water; Community clubhouse; Fitness center; Golf course; Pickleball; Pool; Putting green(s); Shuffleboard court; Spa/Hot Tub; Storage; Tennis courts; Golf course community

Exterior

• Parking: Assigned parking; Guest parking; One covered space; 1-car garage
• Utilities: Central heating and cooling
• Home design: Attached property; Single-level entry; Total of 2 stories; Built with block construction; Resale property
• Construction: Block construction
• Exterior features: Enclosed porch; Patio; Glass-enclosed patio/porch; Screened porch; On golf course; Lakefront; Has a view; Association heated pool

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Refrigerator; Disposal
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; High ceilings; Living/dining room; Walk-in closet(s); Bar; Blinds on windows
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (27.6% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $145k (27.6% below list) — sets the bar for cash-flow.

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.
• Market conditions: 174 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 ($1k loan paydown + $396 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 86 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• 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 $144,755 (27.6% 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 86 days. Have you received any prior offers? Is the seller open to a 28% 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. 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. 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?
9. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 4.42%
• Cash-on-cash: -6.70%
• DSCR: 0.70
• GRM: 7.5

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: -8.8%
• Equity multiple: 0.58×
• Total profit: $-23,443
• Equity at exit: $60,063

10-year hold

• IRR: -2.6%
• Equity multiple: 0.72×
• Total profit: $-15,842
• Equity at exit: $73,805

Cash invested: $56,000 (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: 174
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$112 /mo · $1,343/yr
• Insurance: −$83
• HOA: −$825
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-313

Break-even live

Break-even rent $2,619

Max offer price $144,755

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-256	+0% $-313	+5% $-369	+10% $-426
Rent	-10% $-488	-5% $-401	+0% $-313	+5% $-225	+10% $-137
Rate	-1.0pp $-212	-0.5pp $-262	base $-313	+0.5pp $-365	+1.0pp $-417

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	19d	1	0.56mi
7872 Sonoma Springs Cir #102 Lake Worth, FL	1.0	1.0	729	$1,725	$2.37	8d	1	0.57mi
7872 Sonoma Springs Cir #102 Lake Worth, FL	1.0	1.0	729	$1,900	$2.61	3d	1	0.57mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	25d	1	0.58mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,100	$1.90	0d	1	0.64mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	25d	1	0.66mi
7816 Sonoma Springs Cir #207 Lake Worth, FL	1.0	1.0	729	$1,800	$2.47	2d	1	0.74mi
7816 Sonoma Springs Cir #207 Lake Worth, FL	1.0	1.0	729	$1,800	$2.47	23d	1	0.74mi
7808 Sonoma Springs Cir #107 Lake Worth, FL	1.0	1.0	729	$1,825	$2.50	4d	1	0.74mi
7808 Sonoma Springs Cir Lake Worth, FL	1.0	1.0	729	$1,812	$2.49	12d	2	0.74mi
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	23d	1	0.83mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	2d	1	0.87mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	16d	1	1.28mi
6974 Oak Bridge Ln Lake Worth, FL	2.0	2.5	1310	$2,650	$2.02	16d	1	1.42mi
6880 Brook Hollow Rd Lake Worth, FL	3.0	2.5	1428	$2,850	$2.00	25d	1	1.44mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	8d	1	1.49mi

HOA detail condo

• Monthly dues: $825 · $9,900/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-21
   days on market $200,000 Active 86 DOM
2. 2026-06-18
   days on market $200,000 Active 83 DOM
3. 2026-06-17
   days on market $200,000 Active 82 DOM
4. 2026-06-16
   days on market $200,000 Active 81 DOM
5. 2026-06-15
   days on market $200,000 Active 80 DOM
6. 2026-06-13
   days on market $200,000 Active 78 DOM
7. 2026-06-09
   days on market $200,000 Active 74 DOM
8. 2026-06-08
   days on market $200,000 Active 73 DOM
9. 2026-06-07
   pricedays on market $200,000 Active 72 DOM
10. 2026-06-04
    days on market $205,000 Active 69 DOM
11. 2026-06-03
    days on market $205,000 Active 68 DOM
12. 2026-06-02
    days on market $205,000 Active 67 DOM
13. 2026-06-01
    days on market $205,000 Active 66 DOM
14. 2026-05-31
    days on market $205,000 Active 65 DOM
15. 2026-05-22
    price $205,000
16. 2026-04-21
    price $210,000
17. 2026-03-28
    listed $215,000 Active
18. 2026-01-15
    historical
19. 2025-11-04
    price $215,000
20. 2025-11-04
    price $220,000
21. 2025-05-08
    listed $230,000 Active
22. 2025-04-13
    historical
23. 2024-10-10
    listed $235,000 Active
24. 2024-10-07
    historical
25. 2024-09-19
    historical
26. 2024-03-23
    listed $240,900 Active
27. 2018-03-02
    historical
28. 2017-03-13
    listed $125,000 Active
29. 2015-04-28
    historical
30. 2015-03-02
    status Active
31. 2015-02-25
    historical
32. 2015-01-31
    price $150,000
33. 2014-03-31
    price $135,000
34. 2014-02-24
    listed $99,990 Active
35. 2013-09-22
    historical
36. 2007-06-28
    historical
37. 2007-06-03
    listed $249,990
38. 2005-08-18
    soldstatus $245,000
39. 2005-08-09
    soldstatus $245,000
40. 2005-05-25
    historical
41. 2005-02-25
    listed $249,990
42. 2001-10-11
    soldstatus $100,000
43. 2000-02-14
    listed $107,000
44. 1991-12-18
    soldstatus $104,000

ⓘ 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: $1,343 · $112/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$317/yr (+$26/mo · 23.6%)

ⓘ 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: $26,679
• − Mortgage interest: −$11,203
• − Property taxes: −$1,343
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − HOA: −$9,900
• − Depreciation: −$5,818
• Taxable loss: −$6,854
• Est. tax savings @ 24.0%: +$1,645
• After-tax cash flow: $-2,108/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

+97.1% since first listed

30 events — show timeline

• 2026-05-22 Price Changed $205,000 MARMLS
• 2026-04-21 Price Changed $210,000 MARMLS
• 2026-03-28 Listed $215,000 MARMLS
• 2026-01-15 Listing Removed — Beaches MLS
• 2025-11-04 Price Changed $215,000 Beaches MLS
• 2025-11-04 Price Changed $220,000 Beaches MLS
• 2025-05-08 Listed $230,000 Beaches MLS
• 2025-04-13 Listing Removed — Beaches MLS
• 2024-10-10 Listed $235,000 Beaches MLS
• 2024-10-07 Coming Soon — Beaches MLS
• 2024-09-19 Listing Removed — Beaches MLS
• 2024-03-23 Listed $240,900 Beaches MLS
• 2018-03-02 Listing Removed — Beaches MLS
• 2017-03-13 Listed $125,000 Beaches MLS
• 2015-04-28 Listing Removed — Beaches MLS
• 2015-03-02 Relisted — Beaches MLS
• 2015-02-25 Listing Removed — Beaches MLS
• 2015-01-31 Price Changed $150,000 Beaches MLS
• 2014-03-31 Price Changed $135,000 Beaches MLS
• 2014-02-24 Listed $99,990 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2007-06-28 Listing Removed — Beaches MLS
• 2007-06-03 Listed $249,990 Beaches MLS
• 2005-08-18 Sold (Public Records) $245,000 Public Records
• 2005-08-09 Sold (MLS) $245,000 Beaches MLS
• 2005-05-25 Listing Removed — Beaches MLS
• 2005-02-25 Listed $249,990 Beaches MLS
• 2001-10-11 Sold (Public Records) $100,000 Public Records
• 2000-02-14 Listed $107,000 Beaches MLS
• 1991-12-18 Sold (Public Records) $104,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,343 · +3.9% YoY. Source: county tax records.