7968 Rockford Rd · Boynton Beach, FL 33472

$169,900

2 bd · 2.0 ba · 1,584 sqft · Townhouse public records · 223 Days on market

Built 2000 $670/mo HOA · 18% 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 MLS

STUNNING VILLA HAS TOP OF THE LINE GOURMET KITCHEN WITH HIGH LEVEL BLOND WOOD CABINETS, GRANITE COUNTER TOPS, EXTENDED BREAKFAST BAR, LARGE PANTRY, UPGRADED APPLIANCES & MORE. ALSO FEATURED ARE ACCORDION HURRICANE SHUTTERS & TILE ON DIAGONAL. FABULOUS UPGRADED VILLA OFFERS GOURMET KITCHEN WITH ALL THE BELLS & WHISTLES. ALSO FEATURED ARE ACCORDION SHUTTERS, 18'' TILE ON DIAGONAL, LARGE PRIVATE YARD, ALARM SYSTEM, PANEL MOLDINGS, FRESH PAINT, SCREENED FRONT DOOR ENTRY, EXOTIC PLANTS & SHRUBS, TANKLESS WATER HEATER, 2 REFRIGERATORS AND MORE! THIS VILLA IS EXTREMELY PRIVATE AND IS LOCATED IN PRESTIGIOUS ABERDEEN COUNTRY CLUB. MANY LEVELS OF MEMBERSHIP TO CHOOSE FROM INCLUDING SOCIAL TO FULL SPORTS MEMBERSHIPS. WWW. ABERDEENCOUNTRYCLUB. COM

Key facts

• Uv lights
• Tall trees
• Den

Tags

• BACKYARD SPACE
• SCREENED IN PATIO
• TALL TREES
• WELL-GROOMED SHRUBBERY
• DEN
• UV LIGHTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: 174 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 + $337 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $110k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.21% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.35%
• DSCR: 2.31
• 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: 30.3%
• Equity multiple: 2.50×
• Total profit: $71,174
• Equity at exit: $51,023

10-year hold

• IRR: 33.8%
• Equity multiple: 4.85×
• Total profit: $183,302
• Equity at exit: $62,697

Cash invested: $47,572 (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: 3.8×

Monthly cashflow live

• Estimated rent: $3,751 high
• Mortgage (P&I): −$891
• Tax from tax record: −$168 /mo · $2,011/yr
• Insurance: −$71
• HOA: −$670
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $1,164

Break-even live

Break-even rent $2,278

Max offer price $169,900

Occupancy floor 64%

Sensitivity live

Price	-10% $1,260	-5% $1,212	+0% $1,164	+5% $1,116	+10% $1,068
Rent	-10% $867	-5% $1,016	+0% $1,164	+5% $1,312	+10% $1,460
Rate	-1.0pp $1,249	-0.5pp $1,207	base $1,164	+0.5pp $1,120	+1.0pp $1,075

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	25d	1	0.04mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	23d	1	0.07mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	4d	1	0.19mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	23d	1	0.24mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	12d	1	0.43mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	25d	1	0.43mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,750	$2.45	0d	1	0.43mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	14d	1	0.50mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	25d	1	0.52mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	15d	1	0.54mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	4d	1	0.54mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	25d	1	0.78mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	25d	1	0.90mi
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	9d	1	0.99mi
8063 Dolomtian Way Boynton Beach, FL	2.0	2.0	1417	$3,100	$2.19	0d	1	1.02mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	9d	1	1.08mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	18d	1	1.08mi
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	25d	1	1.18mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	25d	1	1.28mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	25d	1	1.35mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	9d	1	1.49mi

HOA detail

• Monthly dues: $670 · $8,040/yr
• Likely covers: water

Listing history 12 events

1. 2026-04-23
   status Pending
2. 2026-03-12
   status Active
3. 2026-03-11
   historical
4. 2026-02-28
   price $169,900
5. 2026-02-06
   price $214,990
6. 2025-12-13
   price $219,990
7. 2025-10-29
   price $239,900
8. 2025-10-13
   price $259,900
9. 2025-09-11
   listed $280,000 Active
10. 2011-06-10
    soldstatus $122,450
11. 2011-06-07
    soldstatus $122,450 769-char remark

    Show marketing remark (769 chars)

    STUNNING VILLA HAS TOP OF THE LINE GOURMET KITCHEN WITH HIGH LEVEL BLOND WOOD CABINETS, GRANITE COUNTER TOPS, EXTENDED BREAKFAST BAR, LARGE PANTRY, UPGRADED APPLIANCES & MORE. ALSO FEATURED ARE ACCORDION HURRICANE SHUTTERS & TILE ON DIAGONAL. FABULOUS UPGRADED VILLA OFFERS GOURMET KITCHEN WITH ALL THE BELLS & WHISTLES. ALSO FEATURED ARE ACCORDION SHUTTERS, 18'' TILE ON DIAGONAL, LARGE PRIVATE YARD, ALARM SYSTEM, PANEL MOLDINGS, FRESH PAINT, SCREENED FRONT DOOR ENTRY, EXOTIC PLANTS & SHRUBS, TANKLESS WATER HEATER, 2 REFRIGERATORS AND MORE! THIS VILLA IS EXTREMELY PRIVATE AND IS LOCATED IN PRESTIGIOUS ABERDEEN COUNTRY CLUB. MANY LEVELS OF MEMBERSHIP TO CHOOSE FROM INCLUDING SOCIAL TO FULL SPORTS MEMBERSHIPS. WWW. ABERDEENCOUNTRYCLUB. COM

12. 2011-03-24
    listed $124,900 769-char remark

    Show marketing remark (769 chars)

    STUNNING VILLA HAS TOP OF THE LINE GOURMET KITCHEN WITH HIGH LEVEL BLOND WOOD CABINETS, GRANITE COUNTER TOPS, EXTENDED BREAKFAST BAR, LARGE PANTRY, UPGRADED APPLIANCES & MORE. ALSO FEATURED ARE ACCORDION HURRICANE SHUTTERS & TILE ON DIAGONAL. FABULOUS UPGRADED VILLA OFFERS GOURMET KITCHEN WITH ALL THE BELLS & WHISTLES. ALSO FEATURED ARE ACCORDION SHUTTERS, 18'' TILE ON DIAGONAL, LARGE PRIVATE YARD, ALARM SYSTEM, PANEL MOLDINGS, FRESH PAINT, SCREENED FRONT DOOR ENTRY, EXOTIC PLANTS & SHRUBS, TANKLESS WATER HEATER, 2 REFRIGERATORS AND MORE! THIS VILLA IS EXTREMELY PRIVATE AND IS LOCATED IN PRESTIGIOUS ABERDEEN COUNTRY CLUB. MANY LEVELS OF MEMBERSHIP TO CHOOSE FROM INCLUDING SOCIAL TO FULL SPORTS MEMBERSHIPS. WWW. ABERDEENCOUNTRYCLUB. COM

ⓘ 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: $2,011 · $168/mo
• Projected year-2 tax: $2,011 · $168/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 6 d/yr ≥106°F today · 21 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: $45,008
• − Mortgage interest: −$9,517
• − Property taxes: −$2,011
• − Insurance: −$850
• − Repairs & maintenance: −$3,601
• − Management: −$3,601
• − HOA: −$8,040
• − Depreciation: −$4,943
• Taxable income: $12,447
• Est. tax owed @ 24.0%: −$2,987
• After-tax cash flow: $10,977/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

+36.0% since first listed

12 events — show timeline

• 2026-04-23 Pending — Beaches MLS
• 2026-03-12 Relisted — Beaches MLS
• 2026-03-11 Listing Removed — Beaches MLS
• 2026-02-28 Price Changed $169,900 Beaches MLS
• 2026-02-06 Price Changed $214,990 Beaches MLS
• 2025-12-13 Price Changed $219,990 Beaches MLS
• 2025-10-29 Price Changed $239,900 Beaches MLS
• 2025-10-13 Price Changed $259,900 Beaches MLS
• 2025-09-11 Listed $280,000 Beaches MLS
• 2011-06-10 Sold (Public Records) $122,450 Public Records
• 2011-06-07 Sold (MLS) $122,450 Beaches MLS
• 2011-03-24 Listed $124,900 Beaches MLS

Property tax history

+4.6%/yr

Latest (2025): $2,011 · +3.6% YoY. Source: county tax records.