9815 Lemonwood Dr · Golf, FL 33437

$445,000

3 bd · 2.0 ba · 1,810 sqft · SingleFamily public records · 1 Days on market

Built 1996 6,061 sqft lot $522/mo HOA · 14% 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 +8.6/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Amazing lake views from this 1 story 3 bedroom, 2 bath home. Home won't last.

Key facts

• 6,061 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Pets allowed with no restrictions in multi-family context (listed as allowed); Property faces east; Part of a senior community
• Financial info: Not a land lease community
• HOA & community: Community association (Estates I) with monthly fee; Association amenities include clubhouse, fitness center, pool (including heated), spa/hot tub, sauna, tennis and pickleball courts, bocce ball, jogging path, sidewalks, street lights, gated security, manager on site, maintenance, recreation facilities, community room, library, lobby, kitchen facilities, internet included, parking, and common area maintenance; Association fee is paid monthly and covers cable TV, internet, grounds maintenance, security, common areas, common real estate tax, legal/accounting, reserve funds, and recreation facilities

Exterior

• Parking: Attached garage for two cars; Total parking for four vehicles; Covered parking spaces; Driveway and on-street parking available; Paver block and decorative aggregate surfaces; Garage with garage door opener and guest parking
• Security: Security system; Gated community with guard; Secured garage/parking; Security lights; Smoke detectors; Fire alarm
• Utilities: Public water; Public sewer; Electric service: Three phase; Cable available; Water and sewer available
• Home design: Single-family residence; One story; Resale property; Accessible design features throughout (accessible bedroom, closets, common areas, doors, entrance, electrical/environmental controls, full bath, hallway(s), kitchen and appliances, washer/dryer, approach with ramp, ceiling track, grip-accessible features, adaptable bathroom walls, safe emergency egress, visitable)
• Construction: Concrete block (CBS) construction with stucco; Block and concrete materials; Barrel tile roof
• Exterior features: Covered and screened patio; Screened porch; Patio and porch areas; Landscaped lot; Private road frontage; Asphalt road surface; Public-maintained road; Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range / electric cooktop; Microwave; Refrigerator; Freezer; Water purifier (owned); Water softener (owned); Disposal; Energy Star qualified dryer noted among appliances (washer/dryer features listed separately)
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile; Tile; Laminate; Engineered wood; Wood; Other flooring types
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating and central air; Electric heating and electric cooling; Window/wall heating; Ceiling fans; Central individual cooling
• Interior features: Built-in features; Cathedral and vaulted ceilings; Entrance foyer; High ceilings; Kitchen island; Walk-in closets; Closet cabinetry; Roman tub; Bedroom layout: split/three-way split
• Laundry & utility: Laundry room on main level; Washer hookup; Washer/dryer hookups inside and in garage; Electric dryer hookup; Laundry sink / laundry tub; Utility sink

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $445k.

Deal economics

• At list price, monthly cash flow is $-386 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $377k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $371k (16.7% below list).
• Recommended offer: $371k (16.7% 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.
• Zoned schools: Crystal Lakes Elementary School (math 55% / reading 64%, grade B-, #690 of 2,144 statewide, top 34%, 788 students, 37% 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 33% FRL vs 52% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.3%/yr); 479 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,709/mo this rent would consume 55% of the median local household income ($81k/yr) (locally 902% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($3k loan paydown + $-1k 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.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $199k; list at $445k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $370,888 (16.7% 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: 0.83% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.24% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.61×
• Total profit: $-48,761
• Equity at exit: $123,862

10-year hold

• IRR: -3.7%
• Equity multiple: 0.63×
• Total profit: $-45,572
• Equity at exit: $144,682

Cash invested: $124,600 (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 33437

• Home prices YoY: -0.1%
• Rents YoY: 1.3%
• Active inventory: 479
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,709 high
• Mortgage (P&I): −$2,334
• Tax from tax record: −$275 /mo · $3,304/yr
• Insurance: −$185
• HOA: −$522
• Vacancy / Maint / Mgmt: −$779
• Net cashflow: $-386

Break-even live

Break-even rent $4,198

Max offer price $376,751

Occupancy floor —

Sensitivity live

Price	-10% $-134	-5% $-260	+0% $-386	+5% $-512	+10% $-638
Rent	-10% $-679	-5% $-533	+0% $-386	+5% $-240	+10% $-93
Rate	-1.0pp $-162	-0.5pp $-273	base $-386	+0.5pp $-502	+1.0pp $-619

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7933 Venture Center Way Boynton Beach, FL	1.0–3.0	1.0–2.0	1120	$2,911	$2.60	0d	17	0.49mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	17d	1	0.51mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	8d	1	0.51mi
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	25d	1	0.53mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	25d	1	0.61mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	14d	1	0.69mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	3d	1	0.69mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	25d	1	0.70mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,750	$2.45	0d	1	0.89mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	25d	1	0.89mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	11d	1	0.89mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	22d	1	0.89mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	3d	1	1.03mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	22d	1	1.07mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,650	$2.51	0d	12	1.07mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	25d	1	1.16mi
7821 Dorchester Rd Boynton Beach, FL	3.0	3.0	2325	$11,000	$4.73	25d	1	1.23mi
8895 Chestnut Ridge Way Boynton Beach, FL	4.0	3.0	2530	$4,500	$1.78	25d	1	1.37mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	22d	1	1.38mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	25d	1	1.38mi
7816 Bridlington Dr Boynton Beach, FL	3.0	3.0	2330	$12,000	$5.15	25d	1	1.44mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	3d	1	1.45mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	25d	1	1.45mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	25d	1	1.47mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	15d	1	1.48mi

HOA detail

• Monthly dues: $522 · $6,264/yr

Listing history 2 events

1. 2026-06-18
   price $445,000 Active 1 DOM
2. 2026-06-17
   listed $465,000 Active 1 DOM

ⓘ 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: $3,304 · $275/mo
• Projected year-2 tax: $3,694 · $308/mo
• Expected delta: +$390/yr (+$32/mo · 11.8%)

ⓘ 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: $44,507
• − Mortgage interest: −$24,927
• − Property taxes: −$3,304
• − Insurance: −$2,225
• − Repairs & maintenance: −$3,561
• − Management: −$3,561
• − HOA: −$6,264
• − Depreciation: −$12,945
• Taxable loss: −$12,280
• Est. tax savings @ 24.0%: +$2,947
• After-tax cash flow: $-1,689/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): 37,229
• Household income: $80,710
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 902.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 13% Hispanic / Latino 12% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1% Dominican 1%
• Common ancestry: Scotch-Irish 8% Romanian 8% Hispanic 6%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 78% English-only · Spanish 10% French/Haitian/Cajun 6% 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: ▼ -0.24%
• Current HPI: 257.5891
• Rent YoY: ▲ 1.28%
• 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

+133.7% since first listed

10 events — show timeline

• 2026-06-17 Listed $465,000 Beaches MLS
• 2026-03-31 Listing Removed — Beaches MLS
• 2025-12-14 Price Changed $495,000 Beaches MLS
• 2025-11-04 Listed $550,000 Beaches MLS
• 2013-10-18 Sold (Public Records) $199,000 Public Records
• 2013-09-30 Sold (MLS) $199,000 Beaches MLS
• 2013-06-26 Contingent — Beaches MLS
• 2013-06-10 Relisted — Beaches MLS
• 2013-06-05 Contingent — Beaches MLS
• 2013-05-24 Listed $199,000 Beaches MLS

Property tax history

+3.2%/yr

Latest (2025): $3,304 · +3.3% YoY. Source: county tax records.