6069 Parkwalk Dr · Boynton Beach, FL 33472

$165,000

3 bd · 2.0 ba · 1,335 sqft · Condo public records · 37 Days on market

Built 1986 $901/mo HOA · 32% of rent

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Why this score? — see what drove the C+ 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 +20.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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

Listing remarks

Opportunity meets lifestyle in Aberdeen Cove, a 55+ non-equity community in Boynton Beach. This 2-bedroom, 2-bath end-unit with a den offers a spacious layout filled with natural light and a screened patio overlooking peaceful green space. Enjoy the convenience of first-floor living with parking just steps from your door. Key updates where matters most with a newer A/C (approx. 1.5 years) and a brand-new water heater. The home is priced to reflect the opportunity to update and make it your own. Residents enjoy a clubhouse, pools, tennis, walking paths, and an active social lifestyle—all in a well-maintained community with reserves. A great value for buyers ready to personalize and liv

Key facts

• $901 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Community association (The Coves at Aberdeen Condominium Association); Monthly HOA fee; HOA includes cable TV, insurance, grounds maintenance, pest control, common areas and recreation facilities; Community amenities: clubhouse, fitness center, game room, jogging path, pool, spa/hot tub, tennis courts, community room, manager on site, sidewalks, street lights; 144 units in community; Pets allowed (restrictions and limits may apply); Senior community

Exterior

• Parking: Assigned parking and guest spaces; One open parking space (total parking 1)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Single-story (split/one level); Faces north
• Construction: CBS construction; Barrel roof; Slab foundation; Built area about 1,335 (public records)
• Exterior features: Covered patio; Patio; Sidewalks; Paved road frontage; Waterfront community (no direct waterfront on property)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Storm windows
• Laundry & utility: Laundry closet inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 173 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 + $327 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 $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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 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: 1.69% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 4.9

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: 4.7%
• Equity multiple: 1.23×
• Total profit: $10,516
• Equity at exit: $49,552

10-year hold

• IRR: 10.0%
• Equity multiple: 2.12×
• Total profit: $51,897
• Equity at exit: $60,889

Cash invested: $46,200 (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: 173
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,782 high
• Mortgage (P&I): −$865
• Tax from tax record: −$155 /mo · $1,861/yr
• Insurance: −$69
• HOA: −$901
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $208

Break-even live

Break-even rent $2,519

Max offer price $165,000

Occupancy floor 88%

Sensitivity live

Price	-10% $301	-5% $255	+0% $208	+5% $161	+10% $114
Rent	-10% $-12	-5% $98	+0% $208	+5% $318	+10% $428
Rate	-1.0pp $291	-0.5pp $250	base $208	+0.5pp $165	+1.0pp $122

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	24d	1	0.07mi
8520 Tourmaline Blvd Boynton Beach, FL	4.0	2.0	1699	$4,000	$2.35	20d	1	0.51mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	26d	1	0.58mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	16d	1	0.62mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,100	$1.90	1d	1	0.63mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	26d	1	0.69mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	20d	1	0.70mi
5072 Arbor Glen Cir Lake Worth, FL	3.0	2.0	1232	$3,300	$2.68	16d	1	0.76mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	3d	1	0.86mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	26d	1	0.88mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	26d	1	0.89mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	4d	1	0.92mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	19d	1	1.29mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	22d	1	1.39mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	9d	1	1.39mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	1.41mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	26d	1	1.41mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	26d	1	1.49mi

HOA detail condo

• Monthly dues: $901 · $10,812/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $165,000 Active 37 DOM
2. 2026-06-18
   days on market $165,000 Active 34 DOM
3. 2026-06-17
   days on market $165,000 Active 33 DOM
4. 2026-06-16
   days on market $165,000 Active 32 DOM
5. 2026-06-15
   days on market $165,000 Active 31 DOM
6. 2026-06-13
   days on market $165,000 Active 29 DOM
7. 2026-06-09
   days on market $165,000 Active 25 DOM
8. 2026-06-08
   days on market $165,000 Active 24 DOM
9. 2026-06-07
   days on market $165,000 Active 23 DOM
10. 2026-06-04
    remarks 693-char remark
11. 2026-06-04
    days on market $165,000 Active 20 DOM
12. 2026-06-03
    days on market $165,000 Active 19 DOM
13. 2026-06-02
    days on market $165,000 Active 18 DOM
14. 2026-06-01
    days on market $165,000 Active 17 DOM
15. 2026-05-31
    days on market $165,000 Active 16 DOM
16. 2026-05-15
    listed $165,000 Active
17. 2018-10-05
    soldstatus $155,000
18. 2013-07-24
    soldstatus $110,000
19. 2005-07-13
    soldstatus $187,500
20. 1992-09-14
    soldstatus $85,000
21. 1986-12-01
    soldstatus $80,900

ⓘ 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: $1,861 · $155/mo
• Projected year-2 tax: $1,861 · $155/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 4 d/yr ≥106°F today · 15 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: $33,386
• − Mortgage interest: −$9,243
• − Property taxes: −$1,861
• − Insurance: −$825
• − Repairs & maintenance: −$2,671
• − Management: −$2,671
• − HOA: −$10,812
• − Depreciation: −$4,800
• Taxable income: $504
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $2,373/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

+104.0% since first listed

6 events — show timeline

• 2026-05-15 Listed $165,000 Beaches MLS
• 2018-10-05 Sold (Public Records) $155,000 Public Records
• 2013-07-24 Sold (Public Records) $110,000 Public Records
• 2005-07-13 Sold (Public Records) $187,500 Public Records
• 1992-09-14 Sold (Public Records) $85,000 Public Records
• 1986-12-01 Sold (Public Records) $80,900 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,861 · +3.6% YoY. Source: county tax records.