4820 Boxwood Cir · Golf, FL 33436

$319,000

3 bd · 2.0 ba · 1,731 sqft · SingleFamily public records · 17 Days on market

Built 1988 4,935 sqft lot Est $493k · 35% under $356/mo HOA · 12% of rent

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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 +15.0/15.0
• Cash flow +11.7/30.0
• 1% rule +4.4/10.0
• Schools +4.3/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful three bed two bath single family home in Fairmont Place. Fairmont Place is a quaint gated community. Relax in your nicely landscaped and serene outdoor patio. The Florida room is enclosed and also has screened sliders with a beautiful garden view.

Key facts

• Screened patio
• Glass enclosed patio
• Garden view lot

Tags

• GARDEN VIEW LOT
• OPEN AND AIRY GREAT ROOM
• EAT-IN GALLEY KITCHEN
• GRANITE COUNTERTOPS
• GLASS ENCLOSED PATIO
• SCREENED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (6.2% below list).
• Recommended offer: $299k (6.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#703 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Rents soft (-0.6%/yr); 456 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $2,993/mo this rent would consume 47% of the median local household income ($76k/yr) (locally 1813% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• 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 17 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $234k; 36% 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,275 (6.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $493,335
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4848 Boxwood Cir	0.06mi	3/2.0	1,731 (0%)	14mo	$493,000	$285	85

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.26×
• Total profit: $-66,295
• Equity at exit: $47,564

10-year hold

• IRR: -27.7%
• Equity multiple: -0.10×
• Total profit: $-98,574
• Equity at exit: $27,581

Cash invested: $89,320 (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 33436

• Home prices YoY: -26.0%
• Rents YoY: -0.6%
• Active inventory: 456
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,993 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$297 /mo · $3,567/yr
• Insurance: −$133
• HOA: −$356
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $-95

Break-even live

Break-even rent $3,113

Max offer price $302,264

Occupancy floor 98%

Sensitivity live

Price	-10% $86	-5% $-4	+0% $-95	+5% $-185	+10% $-275
Rent	-10% $-331	-5% $-213	+0% $-95	+5% $23	+10% $142
Rate	-1.0pp $66	-0.5pp $-14	base $-95	+0.5pp $-177	+1.0pp $-261

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	25d	1	0.16mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	9d	1	0.35mi
4419 Sanderling Cir E Boynton Beach, FL	3.0	3.5	1866	$10,000	$5.36	25d	1	0.58mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,811	$2.73	3d	51	0.58mi
4249 Quail Ridge Dr N Unit A Boynton Beach, FL	2.0	2.0	1212	$4,000	$3.30	25d	1	0.65mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	25d	1	0.68mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	25d	1	0.73mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	25d	1	0.75mi
4116 Quail Ridge Dr N Unit A Boynton Beach, FL	2.0	2.0	1267	$3,800	$3.00	25d	1	0.75mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	25d	1	0.83mi
11211 S Military Trl Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,688	$2.60	0d	31	0.88mi
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	25d	1	0.95mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	25d	1	0.95mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	25d	1	0.96mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	3d	1	0.96mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,315	$1.93	5d	1	0.97mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,267	$1.89	23d	1	0.97mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	25d	1	0.98mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	5d	1	1.03mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	25d	1	1.03mi
10111 Quail Covey Rd Unit Hibiscus Boynton Beach, FL	2.0	2.0	1737	$4,900	$2.82	25d	1	1.06mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	25d	1	1.07mi
9842 Kamena Cir Boynton Beach, FL	3.0	2.5	1596	$2,800	$1.75	25d	1	1.11mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	25d	1	1.12mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,757	$2.71	0d	19	1.13mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	4d	1	1.14mi
9766 Kamena Cir Boynton Beach, FL	3.0	2.5	1596	$3,300	$2.07	6d	1	1.14mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	25d	1	1.16mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	15d	1	1.21mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	3d	1	1.23mi
1910 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$5,000	$3.26	25d	1	1.24mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$2,850	$1.93	25d	1	1.24mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$3,000	$2.03	0d	1	1.24mi
1110 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$2,800	$1.82	18d	1	1.25mi
1110 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$2,700	$1.76	25d	1	1.25mi
1201 Belmont Pl Boynton Beach, FL	2.0	2.0	1143	$2,400	$2.10	25d	1	1.25mi
401 Belmont Pl Boynton Beach, FL	2.0	2.0	1143	$2,300	$2.01	25d	1	1.25mi
1110 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$2,800	$1.82	18d	1	1.25mi
1101 Belmont Pl #1101 Boynton Beach, FL	2.0	2.0	1143	$2,300	$2.01	22d	1	1.25mi
1201 Belmont Pl Boynton Beach, FL	2.0	2.0	1143	$2,400	$2.10	21d	1	1.25mi

HOA detail

• Monthly dues: $356 · $4,272/yr
• Likely covers: security

Listing history 10 events

1. 2026-04-24
   status Pending
2. 2026-04-05
   listed $319,000 Active
3. 2018-05-14
   soldstatus $234,000
4. 2018-05-08
   soldstatus $234,000 Closed 257-char remark

   Show marketing remark (257 chars)

   Wonderful three bed two bath single family home in Fairmont Place. Fairmont Place is a quaint gated community. Relax in your nicely landscaped and serene outdoor patio. The Florida room is enclosed and also has screened sliders with a beautiful garden view.

5. 2018-04-04
   status Pending 257-char remark

   Show marketing remark (257 chars)

   Wonderful three bed two bath single family home in Fairmont Place. Fairmont Place is a quaint gated community. Relax in your nicely landscaped and serene outdoor patio. The Florida room is enclosed and also has screened sliders with a beautiful garden view.

6. 2018-02-26
   listed $244,000 Active 257-char remark

   Show marketing remark (257 chars)

   Wonderful three bed two bath single family home in Fairmont Place. Fairmont Place is a quaint gated community. Relax in your nicely landscaped and serene outdoor patio. The Florida room is enclosed and also has screened sliders with a beautiful garden view.

7. 2011-05-11
   soldstatus $130,000
8. 2011-05-06
   soldstatus $130,000 836-char remark

   Show marketing remark (836 chars)

   Steal this unique, absolutely delightful home in pristine condition. Move right in! Oozing with charm & situated on a private lot, this bright & cheerful home is in a warm & welcoming understated gated community. You can be the next lucky owner! Move right into this pristine & delightfuly charming home! From the pretty landscaping, rock-covered facade through the entire bright & cheerful home back to the glassed-in Florida room with screened sliders. The next lucky owner will enjoy a divine & private setting for enjoying the Florida lifestyle. This home is a dream and shows true pride of ownership. Eat-in-kitchen has lovely window-box for plants looking out on private walk. Double-door entry into 3rd bedroom which is used as a den. All newer appliances. .. (see supplement for full remarks)

9. 2011-04-28
   historical 836-char remark

   Show marketing remark (836 chars)

   Steal this unique, absolutely delightful home in pristine condition. Move right in! Oozing with charm & situated on a private lot, this bright & cheerful home is in a warm & welcoming understated gated community. You can be the next lucky owner! Move right into this pristine & delightfuly charming home! From the pretty landscaping, rock-covered facade through the entire bright & cheerful home back to the glassed-in Florida room with screened sliders. The next lucky owner will enjoy a divine & private setting for enjoying the Florida lifestyle. This home is a dream and shows true pride of ownership. Eat-in-kitchen has lovely window-box for plants looking out on private walk. Double-door entry into 3rd bedroom which is used as a den. All newer appliances. .. (see supplement for full remarks)

10. 2011-03-08
    listed $150,000 836-char remark

    Show marketing remark (836 chars)

    Steal this unique, absolutely delightful home in pristine condition. Move right in! Oozing with charm & situated on a private lot, this bright & cheerful home is in a warm & welcoming understated gated community. You can be the next lucky owner! Move right into this pristine & delightfuly charming home! From the pretty landscaping, rock-covered facade through the entire bright & cheerful home back to the glassed-in Florida room with screened sliders. The next lucky owner will enjoy a divine & private setting for enjoying the Florida lifestyle. This home is a dream and shows true pride of ownership. Eat-in-kitchen has lovely window-box for plants looking out on private walk. Double-door entry into 3rd bedroom which is used as a den. All newer appliances. .. (see supplement for full remarks)

ⓘ 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: $3,567 · $297/mo
• Projected year-2 tax: $3,567 · $297/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 · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,913
• − Mortgage interest: −$17,869
• − Property taxes: −$3,567
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,873
• − Management: −$2,873
• − HOA: −$4,272
• − Depreciation: −$9,280
• Taxable loss: −$6,416
• Est. tax savings @ 24.0%: +$1,540
• After-tax cash flow: $403/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 — Golf

• Score: 63/100
• State rank: #703
• US rank: #14941

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 48,743
• Household income: $75,789
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 1813.0

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 0.64)
• Race & ethnicity: White 52% Black 24% Hispanic / Latino 19% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 12% Romanian 3% Scotch-Irish 2%
• Foreign-born: 27% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 14% French/Haitian/Cajun 13% Other Indo-European 2%

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: ▼ -109.59%
• Current HPI: 311.7742
• Rent YoY: ▼ -0.57%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• 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

+112.7% since first listed

10 events — show timeline

• 2026-04-24 Pending — Beaches MLS
• 2026-04-05 Listed $319,000 Beaches MLS
• 2018-05-14 Sold (Public Records) $234,000 Public Records
• 2018-05-08 Sold (MLS) $234,000 Beaches MLS
• 2018-04-04 Pending — Beaches MLS
• 2018-02-26 Listed $244,000 Beaches MLS
• 2011-05-11 Sold (Public Records) $130,000 Public Records
• 2011-05-06 Sold (MLS) $130,000 Beaches MLS
• 2011-04-28 Listing Removed — Beaches MLS
• 2011-03-08 Listed $150,000 Beaches MLS

Property tax history

+5.3%/yr

Latest (2025): $3,567 · +3.2% YoY. Source: county tax records.