8241 Bellwort Pl #8241 · Boynton Beach, FL 33472

$157,900

3 bd · 2.0 ba · 1,694 sqft · SingleFamily public records · 95 Days on market

Built 1987 $684/mo HOA · 20% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Opportunity to own in this sought-after gated golf-and-country-club community, featuring golf, racquet sports, dining, and an active social calendar. MANDATORY club membership with initial MINIMUM buy-in of $90.5k. See documents for more information related to club membership. Property offered as-is and presents potential for buyers seeking a renovation and resale opportunity. Buyer to verify all community requirements, fees, and restrictions. This property is being sold occupied and could involve additional costs. Occupants are not to be disturbed.

Key facts

• $684 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info: No land lease
• HOA & community: Belongs to the Aberdeen association; Community pool; HOA fee of $684 monthly (includes grounds maintenance)

Exterior

• Parking: Attached 2-car garage; Driveway parking
• Security: No security features listed
• Utilities: Public water; Public sewer; Cable available
• Home design: Townhouse; One story; Resale property; Facing west of US-1
• Construction: Block construction; Slab foundation
• Exterior features: Waterfront: Yes (no specific waterfront features listed); Cable available

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No special interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $158k).
• Recommended offer: $144k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 169 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1k of equity ($1k loan paydown + $313 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 $44k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $34k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% 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 $143,689 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.16% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.21%
• DSCR: 1.99
• GRM: 3.8

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: 22.8%
• Equity multiple: 2.12×
• Total profit: $49,511
• Equity at exit: $47,420

10-year hold

• IRR: 26.8%
• Equity multiple: 4.05×
• Total profit: $134,803
• Equity at exit: $58,269

Cash invested: $44,212 (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: 169
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,419 high
• Mortgage (P&I): −$828
• Tax from tax record: −$305 /mo · $3,654/yr
• Insurance: −$66
• HOA: −$684
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $818

Break-even live

Break-even rent $2,383

Max offer price $157,900

Occupancy floor 71%

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	7d	1	0.33mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	24d	1	0.45mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	24d	1	0.73mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	2d	1	0.85mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	10d	1	0.85mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	24d	1	0.85mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	24d	1	0.89mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	18d	1	0.91mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	24d	1	0.97mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	21d	1	0.99mi
7366 Ashley Shores Cir Lake Worth, FL	3.0	2.5	1945	$4,200	$2.16	7d	1	0.99mi
6143 Windlass Cir Boynton Beach, FL	4.0	2.5	2245	$4,200	$1.87	18d	1	1.00mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,300	$2.08	7d	1	1.00mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	21d	1	1.01mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	24d	1	1.01mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	13d	1	1.05mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	2d	1	1.05mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	13d	1	1.09mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	14d	1	1.09mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	17d	1	1.09mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	12d	1	1.09mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	24d	1	1.12mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	24d	1	1.12mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	24d	1	1.13mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	1d	1	1.18mi
7354 Michigan Isle Rd Lake Worth, FL	4.0	3.0	2050	$3,295	$1.61	24d	1	1.19mi
7142 Davit Cir Lake Worth, FL	3.0	2.5	2050	$3,545	$1.73	17d	1	1.20mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	2d	1	1.22mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	7d	1	1.22mi
7600 Edisto Dr Lake Worth, FL	3.0	2.5	1764	$2,700	$1.53	20d	1	1.24mi
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	21d	1	1.27mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	24d	1	1.28mi
6974 Oak Bridge Ln Lake Worth, FL	2.0	2.5	1310	$2,650	$2.02	14d	1	1.34mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	7d	1	1.39mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	16d	1	1.39mi
6880 Brook Hollow Rd Lake Worth, FL	3.0	2.5	1428	$2,850	$2.00	24d	1	1.41mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	1.44mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	21d	1	1.44mi
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	24d	1	1.46mi
8520 Tourmaline Blvd Boynton Beach, FL	4.0	2.0	1699	$4,000	$2.35	18d	1	1.47mi

HOA detail

• Monthly dues: $684 · $8,208/yr
• Likely covers: security

Listing history 24 events

1. 2026-06-18
   days on market $157,900 Active 95 DOM
2. 2026-06-17
   days on market $157,900 Active 94 DOM
3. 2026-06-16
   days on market $157,900 Active 93 DOM
4. 2026-06-15
   days on market $157,900 Active 92 DOM
5. 2026-06-13
   days on market $157,900 Active 90 DOM
6. 2026-06-09
   days on market $157,900 Active 86 DOM
7. 2026-06-08
   days on market $157,900 Active 85 DOM
8. 2026-06-07
   days on market $157,900 Active 84 DOM
9. 2026-06-04
   pricedays on market $157,900 Active 81 DOM
10. 2026-06-03
    days on market $166,155 Active 80 DOM
11. 2026-06-02
    days on market $166,155 Active 79 DOM
12. 2026-06-01
    days on market $166,155 Active 78 DOM
13. 2026-05-31
    days on market $166,155 Active 77 DOM
14. 2026-05-14
    price $166,155
15. 2026-04-29
    price $174,900
16. 2026-04-13
    status Active
17. 2026-04-10
    historical
18. 2026-03-12
    price $182,500
19. 2026-01-07
    listed $192,000 Active
20. 2002-08-08
    soldstatus $173,000
21. 2002-08-07
    historical
22. 2002-06-07
    listed $179,900
23. 1994-10-04
    soldstatus $140,000
24. 1987-12-01
    soldstatus $147,900

ⓘ 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: $3,654 · $305/mo
• Projected year-2 tax: $3,654 · $305/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: $41,022
• − Mortgage interest: −$8,845
• − Property taxes: −$3,654
• − Insurance: −$790
• − Repairs & maintenance: −$3,282
• − Management: −$3,282
• − HOA: −$8,208
• − Depreciation: −$4,593
• Taxable income: $8,369
• Est. tax owed @ 24.0%: −$2,008
• After-tax cash flow: $7,811/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

+12.3% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $166,155 Beaches MLS
• 2026-04-29 Price Changed $174,900 Beaches MLS
• 2026-04-13 Relisted — Beaches MLS
• 2026-04-10 Listing Removed — Beaches MLS
• 2026-03-12 Price Changed $182,500 Beaches MLS
• 2026-01-07 Listed $192,000 Beaches MLS
• 2002-08-08 Sold (Public Records) $173,000 Public Records
• 2002-08-07 Listing Removed — Beaches MLS
• 2002-06-07 Listed $179,900 Beaches MLS
• 1994-10-04 Sold (Public Records) $140,000 Public Records
• 1987-12-01 Sold (Public Records) $147,900 Public Records

Property tax history

+7.7%/yr

Latest (2025): $3,654 · +7.8% YoY. Source: county tax records.