9300 SW 8th St #303 · Hillsboro Pines, FL 33428

$175,000

2 bd · 2.0 ba · 900 sqft · Condo public records · 99 Days on market

Built 1980 $699/mo HOA · 30% 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).

• Cash flow +8.5/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2/2 condo with a gorgeous views. This unit features partial impact windows, large balcony overlooking a golf course and tennis courts, and washer & dryer inside the unit. The amenities include lobby access for added security, clubhouse, library, pool, and tennis courts. The low HOA covers water, cable, exterior maintenance, exterior insurance, and high-speed internet. All schools for the area are A-rated.

Key facts

• Two-part ac system
• Large balcony
• Brand-new roof

Tags

• BRAND-NEW ROOF
• TWO-PART AC SYSTEM
• IN-UNIT WASHER AND DRYER
• LARGE BALCONY
• PEACEFUL VIEWS
• GOLF COURSE

Property features AI

Finance

• Other: Pets allowed with limits
• HOA & community: Monthly HOA ($699) covering insurance, water, common areas, elevator, legal/accounting; Community amenities: pool, storage, trash chute, internet included, library, lobby; Association present

Exterior

• Parking: Assigned parking; Guest parking (1 open space)
• Utilities: Cable available
• Home design: Condominium; Resale unit; 4-story building
• Construction: CBS construction
• Exterior features: Screened porch

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closets
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (15.6% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $148k (15.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 78/100 on livability (#173 in FL, #2,634 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities 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 rising (+3.7%/yr); 267 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 31% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 99 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,775 (15.6% 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. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 1.32% ✓
• Cap rate: 5.24%
• Cash-on-cash: -3.77%
• DSCR: 0.83
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.27×
• Total profit: $-35,981
• Equity at exit: $26,093

10-year hold

• IRR: -11.1%
• Equity multiple: 0.29×
• Total profit: $-34,895
• Equity at exit: $15,131

Cash invested: $49,000 (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 33428

• Rents YoY: 3.7%
• Active inventory: 267
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$918
• Tax from tax record: −$289 /mo · $3,463/yr
• Insurance: −$73
• HOA: −$699
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-154

Break-even live

Break-even rent $2,504

Max offer price $147,775

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9273 SW 8th St Boca Raton, FL	1.0–2.0	1.5–2.0	878	$2,200	$2.51	2d	3	0.10mi
9355 SW 8th St Boca Raton, FL	1.0–2.0	1.5–2.0	780	$1,975	$2.53	1d	4	0.11mi
9370 SW 8th St #107 Boca Raton, FL	2.0	2.0	900	$2,100	$2.33	5d	1	0.12mi
9370 SW 8th St #107 Boca Raton, FL	2.0	2.0	900	$2,150	$2.39	15d	1	0.12mi
9233 SW 8th St #110 Boca Raton, FL	2.0	2.0	979	$1,800	$1.84	7d	1	0.17mi
9440 SW 8th St Boca Raton, FL	1.0–2.0	1.5–2.0	878	$1,950	$2.22	2d	2	0.21mi
9235 SW 8th St Boca Raton, FL	2.0	2.0	900	$2,150	$2.39	2d	2	0.26mi
9235 SW 8th St Boca Raton, FL	2.0	2.0	1045	$2,175	$2.08	10d	4	0.26mi
9260 Boca Vue Dr Boca Raton, FL	1.0–3.0	1.0–2.0	1052	$3,304	$3.14	1d	33	0.29mi
9162 SW 5th St Unit A Boca Raton, FL	2.0	2.0	1039	$2,400	$2.31	24d	1	0.34mi
1620 SW 64th Way Unit H Boca Raton, FL	2.0	2.0	1008	$2,250	$2.23	24d	1	0.46mi
9374 SW 3rd St #708 Boca Raton, FL	2.0	2.0	961	$2,100	$2.19	7d	1	0.51mi
9200 SW 3rd St #109 Boca Raton, FL	2.0	2.0	961	$2,250	$2.34	24d	1	0.53mi
9993 Three Lakes Cir Boca Raton, FL	3.0	2.0	972	$2,600	$2.67	14d	1	0.53mi
9210 SW 3rd St #216 Boca Raton, FL	2.0	2.0	961	$2,350	$2.45	24d	1	0.54mi
9338 SW 3rd St #508 Boca Raton, FL	2.0	2.0	961	$2,300	$2.39	12d	1	0.54mi
9338 SW 3rd St #508 Boca Raton, FL	2.0	2.0	961	$2,300	$2.39	14d	1	0.54mi
9973 Three Lakes Cir Boca Raton, FL	2.0	2.0	1026	$2,500	$2.44	24d	1	0.56mi
22605 SW 66th Ave #206 Boca Raton, FL	1.0	1.5	960	$1,650	$1.72	5d	1	0.58mi
22605 SW 66th Ave #403 Boca Raton, FL	2.0	2.0	1030	$2,100	$2.04	24d	1	0.58mi
9915 Sandalfoot Blvd Boca Raton, FL	2.0	1.0	777	$2,000	$2.57	10d	2	0.58mi
9466 Boca Cove Cir #310 Boca Raton, FL	2.0	2.0	770	$2,000	$2.60	24d	1	0.60mi
23398 SW 57th Ave Boca Raton, FL	2.0	2.0	988	$2,150	$2.18	4d	2	0.62mi
9503 Boca Cove Cir #603 Boca Raton, FL	2.0	2.0	912	$2,200	$2.41	22d	1	0.62mi
23398 Lyons Rd #309 Boca Raton, FL	2.0	2.0	988	$2,200	$2.23	14d	1	0.62mi
9949 Sandalfoot Blvd #531 Boca Raton, FL	2.0	2.0	820	$2,200	$2.68	24d	1	0.63mi
9949 Sandalfoot Blvd Boca Raton, FL	2.0	1.5–2.0	818	$2,000	$2.44	12d	2	0.63mi
9921 Three Lakes Cir Unit 9921 Boca Raton, FL	3.0	2.0	967	$2,700	$2.79	24d	1	0.65mi
9780 Marina Blvd #415 Boca Raton, FL	2.0	2.0	955	$2,000	$2.09	24d	1	0.65mi
9826 Marina Blvd #1027 Boca Raton, FL	2.0	2.0	955	$2,500	$2.62	24d	1	0.76mi
9860 SW 3rd St Boca Raton, FL	1.0–3.0	1.5–2.5	1222	$2,631	$2.15	2d	36	0.79mi
10166 Marlin Cir Unit 2 Boca Raton, FL	2.0	1.0	789	$1,450	$1.84	16d	1	0.84mi
10267 Boca Bnd W Unit G4 Boca Raton, FL	2.0	2.0	1068	$2,850	$2.67	24d	1	0.92mi
10323 Boca Bnd W Unit K4 Boca Raton, FL	2.0	2.0	1068	$2,600	$2.43	24d	1	0.98mi
10457 S 228th Ln Boca Raton, FL	2.0	2.0	1104	$1,900	$1.72	7d	1	1.10mi
10669 Boca Entrada Blvd Boca Raton, FL	3.0	2.0	1083	$3,450	$3.19	24d	1	1.12mi
5800 NW 74th Pl Coconut Creek, FL	1.0–2.0	1.0–2.0	1115	$2,407	$2.16	2d	17	1.15mi
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,828	$2.64	1d	28	1.28mi
22974 Seaspray Pl Boca Raton, FL	3.0	2.0	1080	$2,200	$2.04	12d	1	1.30mi

HOA detail condo

• Monthly dues: $699 · $8,388/yr
• Likely covers: waterinternetcableexterior maint.poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $175,000 Active 99 DOM
2. 2026-06-17
   days on market $175,000 Active 98 DOM
3. 2026-06-16
   days on market $175,000 Active 97 DOM
4. 2026-06-15
   days on market $175,000 Active 96 DOM
5. 2026-06-13
   days on market $175,000 Active 94 DOM
6. 2026-06-09
   days on market $175,000 Active 90 DOM
7. 2026-06-08
   days on market $175,000 Active 89 DOM
8. 2026-06-07
   days on market $175,000 Active 88 DOM
9. 2026-06-04
   days on market $175,000 Active 85 DOM
10. 2026-06-03
    days on market $175,000 Active 84 DOM
11. 2026-06-02
    days on market $175,000 Active 83 DOM
12. 2026-06-01
    days on market $175,000 Active 82 DOM
13. 2026-05-31
    days on market $175,000 Active 81 DOM
14. 2026-02-11
    listed $175,000 Active
15. 2022-07-21
    soldstatus $240,000
16. 2022-07-15
    soldstatus $240,000 Closed 424-char remark

    Show marketing remark (424 chars)

    Beautiful 2/2 condo with a gorgeous views. This unit features partial impact windows, large balcony overlooking a golf course and tennis courts, and washer & dryer inside the unit. The amenities include lobby access for added security, clubhouse, library, pool, and tennis courts. The low HOA covers water, cable, exterior maintenance, exterior insurance, and high-speed internet. All schools for the area are A-rated.

17. 2022-06-10
    historical Active Under Contract 424-char remark

    Show marketing remark (424 chars)

    Beautiful 2/2 condo with a gorgeous views. This unit features partial impact windows, large balcony overlooking a golf course and tennis courts, and washer & dryer inside the unit. The amenities include lobby access for added security, clubhouse, library, pool, and tennis courts. The low HOA covers water, cable, exterior maintenance, exterior insurance, and high-speed internet. All schools for the area are A-rated.

18. 2022-06-04
    listed $230,000 Active 424-char remark

    Show marketing remark (424 chars)

    Beautiful 2/2 condo with a gorgeous views. This unit features partial impact windows, large balcony overlooking a golf course and tennis courts, and washer & dryer inside the unit. The amenities include lobby access for added security, clubhouse, library, pool, and tennis courts. The low HOA covers water, cable, exterior maintenance, exterior insurance, and high-speed internet. All schools for the area are A-rated.

19. 2010-02-16
    soldstatus $50,000
20. 2010-01-11
    soldstatus $50,000 449-char remark

    Show marketing remark (449 chars)

    LOVELY 2/2 CONDO W/ FANTASTIC GOLF COURSE VIEW. NEWER BERBER CARPET IN MASTER BEDROOM & LIVING ROOM - NEWER CERAMIC THRUOUT REST OF CONDO. NEWER WATER HEATER & A/C. NEW HURRICANE IMPACT WINDOW IN BR. EAT-IN KITCHEN. DINING AREA HAS A BUILT-IN, MIRRORED DRY BAR. MASTER BATH HAS LARGE ROMAN TUB. VERY WELL MAINTAINED BUILDING IN GREAT BOCA RATON LOCATION. CLOSE TO GREAT SHOPPING, RESTAURANTS AND ENTERTAINMENT. EXCELLENT SCHOOL DISTRICT.

21. 2009-11-09
    historical 449-char remark

    Show marketing remark (449 chars)

    LOVELY 2/2 CONDO W/ FANTASTIC GOLF COURSE VIEW. NEWER BERBER CARPET IN MASTER BEDROOM & LIVING ROOM - NEWER CERAMIC THRUOUT REST OF CONDO. NEWER WATER HEATER & A/C. NEW HURRICANE IMPACT WINDOW IN BR. EAT-IN KITCHEN. DINING AREA HAS A BUILT-IN, MIRRORED DRY BAR. MASTER BATH HAS LARGE ROMAN TUB. VERY WELL MAINTAINED BUILDING IN GREAT BOCA RATON LOCATION. CLOSE TO GREAT SHOPPING, RESTAURANTS AND ENTERTAINMENT. EXCELLENT SCHOOL DISTRICT.

22. 2008-10-17
    listed $79,000 449-char remark

    Show marketing remark (449 chars)

    LOVELY 2/2 CONDO W/ FANTASTIC GOLF COURSE VIEW. NEWER BERBER CARPET IN MASTER BEDROOM & LIVING ROOM - NEWER CERAMIC THRUOUT REST OF CONDO. NEWER WATER HEATER & A/C. NEW HURRICANE IMPACT WINDOW IN BR. EAT-IN KITCHEN. DINING AREA HAS A BUILT-IN, MIRRORED DRY BAR. MASTER BATH HAS LARGE ROMAN TUB. VERY WELL MAINTAINED BUILDING IN GREAT BOCA RATON LOCATION. CLOSE TO GREAT SHOPPING, RESTAURANTS AND ENTERTAINMENT. EXCELLENT SCHOOL DISTRICT.

23. 2008-08-31
    historical
24. 2006-02-28
    listed $125,000
25. 1994-05-24
    soldstatus $50,000

ⓘ 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: $3,463 · $289/mo
• Projected year-2 tax: $3,463 · $289/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 ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,708
• − Mortgage interest: −$9,803
• − Property taxes: −$3,463
• − Insurance: −$875
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − HOA: −$8,388
• − Depreciation: −$5,091
• Taxable loss: −$4,345
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $-807/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 — Hillsboro Pines

• Score: 78/100
• State rank: #173
• US rank: #2634

Category grades

Amenities F Commute A Cost of living F Crime A+ Employment A+ Housing B- Health & safety A+ 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): 47,588
• Household income: $88,543
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1990.0

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 0.69)
• Race & ethnicity: White 50% Two or more races 23% Hispanic / Latino 22% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Estonian 12% Romanian 3% Scotch-Irish 3%
• Foreign-born: 37% · Canada, Jamaica, Vietnam
• Languages at home: 55% English-only · Spanish 19% Other Indo-European 17% French/Haitian/Cajun 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: ▼ -299.00%
• Current HPI: 373.2649
• Rent YoY: ▲ 3.72%
• 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

+250.0% since first listed

12 events — show timeline

• 2026-02-11 Listed $175,000 Beaches MLS
• 2022-07-21 Sold (Public Records) $240,000 Public Records
• 2022-07-15 Sold (MLS) $240,000 Beaches MLS
• 2022-06-10 Contingent — Beaches MLS
• 2022-06-04 Listed $230,000 Beaches MLS
• 2010-02-16 Sold (Public Records) $50,000 Public Records
• 2010-01-11 Sold (MLS) $50,000 Beaches MLS
• 2009-11-09 Listing Removed — Beaches MLS
• 2008-10-17 Listed $79,000 Beaches MLS
• 2008-08-31 Listing Removed — Beaches MLS
• 2006-02-28 Listed $125,000 Beaches MLS
• 1994-05-24 Sold (Public Records) $50,000 Public Records

Property tax history

+15.6%/yr

Latest (2025): $3,463 · -4.3% YoY. Source: county tax records.