8864 Shoal Creek Ln · Boynton Beach, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 26 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A- 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 +27.2/30.0
- ARV discount +15.0/15.0
- DSCR +9.5/10.0
- 1% rule +9.0/10.0
- Schools +5.9/10.0
- Appreciation +5.1/10.0
- Condition / age +4.0/5.0
- Livability +3.6/5.0
- Rent growth +2.5/5.0
$298,500
8864 Shoal Creek Ln · Boynton Beach, FL 33472
3 bd · 2.0 ba · 2,003 sqft · SingleFamily
public records
· 169 Days on market
Built 1993
8,368 sqft lot
2-car garage
$149/sqft
· 36% below area
Est $413k · 28% under
$625/mo HOA · 15% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Key facts
- Championship golf
- 8,368 sq ft lot
- 2 garage spots
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $298k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $859 ($10k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $298k).
- Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
- Cap rate 9.7% vs local median 4.2% 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: 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 84d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
- At $4,176/mo this rent would consume 51% of the median local household income ($98k/yr) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- In year one you build about $3k of equity ($2k loan paydown + $591 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 $84k cash investment doubles in ~6 years — after that, you're playing with house money.
- By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 169 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
- Current owner paid $167k; list at $298k implies a 79% 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
$262,680
(12.0% below list)
Questions for the listing agent
- It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.40% ✓
- Cap rate
- 9.75%
- Cash-on-cash
- 12.33%
- DSCR
- 1.55
- GRM
- 6.0
CMA / ARV
- ARV (median comp)
- $413,246
- List price
- $298,500
- Delta
- -27.77%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 7244 Trentino Way | 0.35mi | 3/2.0 | 1,984 (-1%) | 1mo | $445,000 | $224 | 81 |
| 7823 Rockford Rd | 0.31mi | 3/2.0 | 1,820 (-9%) | 1mo | $300,000 | $165 | 70 |
| 9822 Harbour Lake Cir | 0.57mi | 3/2.0 | 1,937 (-3%) | 1mo | $339,500 | $175 | 67 |
| 9758 Harbour Lake Cir | 0.59mi | 3/2.0 | 1,937 (-3%) | 1mo | $342,500 | $177 | 66 |
| 7348 Trentino Way | 0.28mi | 3/2.0 | 1,736 (-13%) | 0mo | $568,000 | $327 | 65 |
| 7818 Caprio Dr | 0.53mi | 3/2.0 | 1,884 (-6%) | 1mo | $395,000 | $210 | 65 |
| 9512 Honeybell Cir | 0.74mi | 3/2.0 | 1,972 (-2%) | 0mo | $500,000 | $254 | 63 |
| 9846 Harbour Lake Cir | 0.62mi | 3/2.0 | 1,861 (-7%) | 0mo | $500,000 | $269 | 59 |
| 9131 Grand Prix Ln | 0.68mi | 3/2.5 | 2,100 (+5%) | 0mo | $863,000 | $411 | 58 |
| 7756 Cherry Blossom Way | 0.72mi | 3/2.0 | 1,848 (-8%) | 1mo | $390,000 | $211 | 53 |
| 9875 Harbour Lake Cir | 0.69mi | 3/2.0 | 1,821 (-9%) | 0mo | $400,000 | $220 | 52 |
| 7594 Seafoam Ct | 0.49mi | 2/2.0 (-1) | 1,722 (-14%) | 1mo | $415,000 | $241 | 48 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
0.2% appreciation · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- 12.1%
- Equity multiple
- 1.59×
- Total profit
- $49,064
- Equity at exit
- $89,644
10-year hold
- IRR
- 16.7%
- Equity multiple
- 2.87×
- Total profit
- $156,709
- Equity at exit
- $110,154
Cash invested: $83,580 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 63 active · 78 under contract
- Months of supply
- 11.8 mo (8%/mo absorbed)
- Median asking
- $389,000 ($201/sqft)
- Median days on market
- 93 d
- This list price
- 21% of active listings are priced below it
- ARV vs active asking
- +2.5% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33472
- Home prices YoY
- 0.1%
- Active inventory
- 228
- Price-to-rent
- 6.0×
Monthly cashflow live
↻
- Estimated rent
- $4,176 high interval (Pro) →
- Mortgage (P&I)
- −$1,565
- Tax from tax record
- −$125 /mo · $1,503/yr
- Insurance
- −$124
- HOA
- −$625
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$877
- Net cashflow
- $859
Break-even live
Break-even rent
$3,089
Max offer price
$298,500
Occupancy floor
74%
Sensitivity live
| Price | -10% $1,028 | -5% $943 | +0% $859 | +5% $775 | +10% $690 |
|---|---|---|---|---|---|
| Rent | -10% $529 | -5% $694 | +0% $859 | +5% $1,024 | +10% $1,189 |
| Rate | -1.0pp $1,009 | -0.5pp $935 | base $859 | +0.5pp $782 | +1.0pp $703 |
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
- $74,625
- Closing costs
- $8,955
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $4,900 | $2.53 | 120d | 1 | 0.06mi |
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $5,000 | $2.58 | 106d | 1 | 0.06mi |
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $4,500 | $2.32 | 87d | 1 | 0.06mi |
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $9,900 | $5.11 | 64d | 1 | 0.06mi |
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $4,500 | $2.32 | 10d | 1 | 0.06mi |
| 8976 Shoal Creek Ln #8976 Boynton Beach, FL | 3.0 | 2.0 | 1787 | $4,500 | $2.52 | 20d | 1 | 0.17mi |
| 7577 Caprio Dr Boynton Beach, FL | 3.0 | 2.0 | 1884 | $3,200 | $1.70 | 110d | 1 | 0.23mi |
| 7577 Caprio Dr Boynton Beach, FL | 3.0 | 2.0 | 1884 | $3,200 | $1.70 | 1d | 1 | 0.23mi |
| 7725 Rockford Rd Boynton Beach, FL | 3.0 | 2.5 | 2249 | $10,000 | $4.45 | 99d | 1 | 0.29mi |
| 7832 Rockford Rd Boynton Beach, FL | 3.0 | 2.0 | 1598 | $3,500 | $2.19 | 81d | 1 | 0.34mi |
| 7832 Rockford Rd Boynton Beach, FL | 3.0 | 2.0 | 1598 | $3,800 | $2.38 | 83d | 1 | 0.34mi |
| 7275 Summer Tree Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $4,300 | $2.50 | 120d | 1 | 0.37mi |
| 7275 Summer Tree Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $4,300 | $2.50 | 45d | 1 | 0.37mi |
| 7192 Summer Tree Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $3,000 | $1.74 | 120d | 1 | 0.44mi |
| 7975 Rockford Rd Boynton Beach, FL | 2.0 | 2.0 | 1720 | $3,700 | $2.15 | 120d | 1 | 0.48mi |
| 7936 Rockford Rd Boynton Beach, FL | 3.0 | 2.0 | 1871 | $9,000 | $4.81 | 43d | 1 | 0.48mi |
| 7940 Rockford Rd Boynton Beach, FL | 3.0 | 2.0 | 1633 | $9,000 | $5.51 | 1d | 1 | 0.48mi |
| 7702 Majestic Palm Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $3,250 | $1.89 | 5d | 1 | 0.51mi |
| 7702 Majestic Palm Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $4,000 | $2.32 | 1d | 1 | 0.51mi |
| 7821 Dorchester Rd Boynton Beach, FL | 3.0 | 3.0 | 2325 | $6,500 | $2.80 | 1d | 1 | 0.51mi |
| 7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL | 3.0 | 2.0 | 2011 | $3,000 | $1.49 | 103d | 1 | 0.68mi |
| 7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL | 3.0 | 2.0 | 2011 | $3,850 | $1.91 | 44d | 1 | 0.68mi |
| 7891 Sailing Shores Ter Boynton Beach, FL | 3.0 | 2.0 | 2011 | $3,250 | $1.62 | 39d | 1 | 0.68mi |
| 7891 Sailing Shores Ter Boynton Beach, FL | 3.0 | 2.0 | 2011 | $3,250 | $1.62 | 29d | 1 | 0.68mi |
| 7891 Sailing Shores Ter Boynton Beach, FL | 3.0 | 2.0 | 2011 | $3,400 | $1.69 | 112d | 1 | 0.68mi |
| 7816 Bridlington Dr Boynton Beach, FL | 3.0 | 3.0 | 2330 | $12,000 | $5.15 | 120d | 1 | 0.68mi |
| 7136 Ashford Ln Boynton Beach, FL | 3.0 | 2.0 | 1905 | $8,500 | $4.46 | 24d | 1 | 0.73mi |
| 9650 Harbour Lake Cir Boynton Beach, FL | 3.0 | 2.0 | 1937 | $2,975 | $1.54 | 120d | 1 | 0.77mi |
| 6861 Cobia Cir Boynton Beach, FL | 4.0 | 3.0 | 2639 | $4,200 | $1.59 | 51d | 1 | 0.87mi |
| 6862 Swansea Ln Boynton Beach, FL | 3.0 | 2.0 | 1906 | $6,000 | $3.15 | 38d | 1 | 0.93mi |
| 8451 Siciliano St Boynton Beach, FL | 3.0 | 2.0 | 1627 | $3,200 | $1.97 | 108d | 1 | 0.96mi |
| 8451 Siciliano St Boynton Beach, FL | 3.0 | 2.0 | 1627 | $3,200 | $1.97 | 89d | 1 | 0.96mi |
| 6731 Southport Dr Boynton Beach, FL | 3.0 | 2.0 | 1727 | $3,600 | $2.08 | 120d | 1 | 0.97mi |
| 8481 Siciliano St Unit 8481 Boynton Beach, FL | 3.0 | 2.0 | 1774 | $3,650 | $2.06 | 120d | 1 | 0.98mi |
| 8481 Siciliano St Unit 8481 Boynton Beach, FL | 3.0 | 2.0 | 1774 | $3,650 | $2.06 | 0d | 1 | 0.98mi |
| 8082 Aberdeen Dr #102 Boynton Beach, FL | 2.0 | 2.0 | 1619 | $8,500 | $5.25 | 120d | 1 | 1.01mi |
| 7673 Springfield Lake Dr Lake Worth, FL | 3.0 | 2.5 | 2043 | $3,210 | $1.57 | 0d | 1 | 1.02mi |
| 7418 Wescott Ter Lake Worth, FL | 3.0 | 2.5 | 2170 | $3,250 | $1.50 | 103d | 1 | 1.03mi |
| 8073 Aberdeen Dr Boynton Beach, FL | 2.0 | 2.0 | 1450 | $2,700 | $1.86 | 51d | 1 | 1.07mi |
| 7705 Thornlee Dr Lake Worth, FL | 4.0 | 2.5 | 2382 | $3,500 | $1.47 | 98d | 1 | 1.19mi |
Property features AI
Finance
- HOA & community
- Monthly HOA feeHOA includes cable TV, grounds maintenance, security, common areas and common real estate taxAssociation amenities include a poolPets allowed with restrictions and limits
Exterior
- Parking
- Attached 2-car garage with garage door openerDriveway with two additional open parking spacesTwo covered parking spaces
- Security
- Gated community with guardSecurity systemHOA provides community security
- Utilities
- Public waterPublic sewerCable available
- Home design
- Villa single-story (one level)Faces westResale condition
- Construction
- Stucco and CBS constructionSpanish tile roof
- Exterior features
- Not waterfrontCommunity pool (HOA amenity)
Interior
- Kitchen
- DisposalDishwasherElectric rangeMicrowaveRefrigerator
- Bedrooms
- Three main-level bedrooms
- Flooring
- TileWood
- Bathrooms
- Two full bathrooms (both on the main level)
- Heating & cooling
- Central electric heatingElectric cooling with ceiling fans
- Interior features
- Built-in featuresCathedral and vaulted ceilings, with high ceilingsWalk-in closetsSplit bedroom layoutBlinds on windows
- Laundry & utility
- Laundry in garage
Listing history 50 events
-
2026-09-23days on market $298,500 Active 169 DOM
-
2026-09-22days on market $298,500 Active 168 DOM
-
2026-09-21days on market $298,500 Active 167 DOM
-
2026-09-20days on market $298,500 Active 166 DOM
-
2026-09-18days on market $298,500 Active 164 DOM
-
2026-09-17days on market $298,500 Active 163 DOM
-
2026-09-16days on market $298,500 Active 162 DOM
-
2026-09-15days on market $298,500 Active 161 DOM
-
2026-09-13days on market $298,500 Active 159 DOM
-
2026-09-12days on market $298,500 Active 158 DOM
-
2026-09-11days on market $298,500 Active 157 DOM
-
2026-09-05days on market $298,500 Active 151 DOM
-
2026-09-04days on market $298,500 Active 150 DOM
-
2026-09-03days on market $298,500 Active 149 DOM
-
2026-08-31days on market $298,500 Active 146 DOM
-
2026-08-29days on market $298,500 Active 144 DOM
-
2026-08-28days on market $298,500 Active 143 DOM
-
2026-08-27days on market $298,500 Active 142 DOM
-
2026-08-25days on market $298,500 Active 140 DOM
-
2026-08-24days on market $298,500 Active 139 DOM
-
2026-08-23days on market $298,500 Active 138 DOM
-
2026-08-22days on market $298,500 Active 137 DOM
-
2026-08-21days on market $298,500 Active 136 DOM
-
2026-08-20days on market $298,500 Active 135 DOM
-
2026-08-19days on market $298,500 Active 134 DOM
-
2026-08-18days on market $298,500 Active 133 DOM
-
2026-08-17days on market $298,500 Active 132 DOM
-
2026-08-16days on market $298,500 Active 131 DOM
-
2026-08-15days on market $298,500 Active 130 DOM
-
2026-08-14days on market $298,500 Active 129 DOM
-
2026-08-13days on market $298,500 Active 128 DOM
-
2026-08-12days on market $298,500 Active 127 DOM
-
2026-08-11days on market $298,500 Active 126 DOM
-
2026-08-10days on market $298,500 Active 125 DOM
-
2026-08-09days on market $298,500 Active 124 DOM
-
2026-08-08days on market $298,500 Active 123 DOM
-
2026-08-06days on market $298,500 Active 121 DOM
-
2026-08-05days on market $298,500 Active 120 DOM
-
2026-08-03days on market $298,500 Active 118 DOM
-
2026-07-31days on market $298,500 Active 115 DOM
-
2026-07-26days on market $298,500 Active 110 DOM
-
2026-07-24days on market $298,500 Active 108 DOM
-
2026-07-23days on market $298,500 Active 107 DOM
-
2026-07-22days on market $298,500 Active 106 DOM
-
2026-07-21days on market $298,500 Active 105 DOM
-
2026-07-20days on market $298,500 Active 104 DOM
-
2026-07-18days on market $298,500 Active 102 DOM
-
2026-07-18days on market $298,500 Active 101 DOM
-
2026-07-16days on market $298,500 Active 100 DOM
-
2026-07-15days on market $298,500 Active 99 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
- $1,503 · $125/mo
- Projected year-2 tax
- $2,478 · $206/mo
- Expected delta
- +$974/yr (+$81/mo · 64.8%)
ⓘ 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $50,112
- − Mortgage interest
- −$16,721
- − Property taxes
- −$1,503
- − Insurance
- −$1,492
- − Repairs & maintenance
- −$4,009
- − Management
- −$4,009
- − HOA
- −$7,500
- − Depreciation
- −$8,684
- Taxable income
- $6,194
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,487
- After-tax cash flow
- $8,822/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.
Condition & rehab AI · 9 photos
80/100
Cosmetic rehab
Est. rehab $10,015–$30,045 screening
This single-family home is in good condition with a cosmetic rehab level. It has a well-maintained exterior and interior, and the kitchen and bathrooms are in good condition. The home is located in a desirable area with a golf course view, which can be a significant selling point.
Components & finishes AI
Roof tile · good
Flooring tile
Counters granite
Appliances stainless steel
HVAC central · new lt5
Value-add opportunities
- Resale Paint exterior walls — Fresh paint can enhance curb appeal and home value ↑
- Rental Trim landscaping — Well-maintained landscaping can attract renters and increase rental value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 59/100
Zoned Schools
Elementary
Crystal Lakes Elementary School
B-
FL #690/2,144
Nat'l #7,252/41,679
Middle
Christa Mcauliffe Middle School
B+
FL #111/571
Nat'l #1,453/14,009
High
Park Vista Community High School
C-
FL #146/667
Nat'l #4,818/17,239
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
B
Composite livability gradescore 72/100
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
- County
- Palm Beach · 1,637,487 people
- City population
- 148,060
- Metro
- Miami-Fort Lauderdale-West Palm Beach, FL
- Population (ZIP)
- 18,689
- Household income
- $98,289
- Rent vs Own
- Severe rent burden
- 9% of renters
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
+78.7% since first listed2 events — show timeline
- 2026-04-07 Listed $298,500 Beaches MLS
- 1993-07-07 Sold (Public Records) $167,000 Public Records
Property tax history
+1.0%/yrLatest (2025): $1,503 · +3.7% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…