10555 Garden Palm Ct Unit A · Golf, FL 33437

$240,000

3 bd · 2.0 ba · 1,340 sqft · Condo public records · 61 Days on market

Built 1987 $866/mo HOA · 29% 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 +8.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

1 STORY SPACIOUS VILLA WITH 1 CAR GARAGE IN ACTIVE 55 PLUS PALM CHASE. WALK TO CLUBHOUSE.OPEN, AIRY 3/2 CONDO. (3RD BEDROOM USED AS A DEN) ON QUIET STREET. ALL TILED EXCEPT BEDROOMS. DON'T MISS THE CHANCE TO OWN THIS SPACIOUS VILLA. LANDSCAPED GARDEN VIEW, HUGE FAMILY ROOM. VERY OPEN FLOOR PLAN WITH BEAUTIFUL BUILT-IN BAR, ENTERTAINMENT UNIT, SHELVING THROUGHOUT. GREAT WINTER GETAWAY. CANNOT RENT FOR 1ST 2 YEARS. PLENTY OF ROOM FOR ENTERTAINING. ENJOY PEACEFULL NIGHTS SITTING IN YOUR SCREEN ENCLOSED EXPANSIVE PATIO. PALM CHASE IS CONVENIENTLY LOCATED JUST SOUTH OF BOYTON BEACH BOULEVARD, ON MILITARY TRAIL. SHORT DRIVE TO TWO LARGE SHOPPING PLAZAS, WITH GROCERY STORE, RESTAURANTS, SALON, THEATRE, ETC. CONVENIENT TO HOUSES OF WORSHIP AND NOT TOO FAR FROM... (see supplement for full remarks) 1 STORY SPACIOUS VILLA WITH 1 CAR GARAGE IN ACTIVE 55 PLUS PALM CHASE. WALK TO CLUBHOUSE.OPEN, AIRY 3/2 CONDO. (3RD BEDROOM USED AS A DEN) ON QUIET STREET. ALL TILED EXCEPT BEDROOMS. DON'T MISS THE CHANCE TO OWN THIS SPACIOUS VILLA. LANDSCAPED GARDEN VIEW, HUGE FAMILY ROOM. VERY OPEN FLOOR PLAN WITH BEAUTIFUL BUILT-IN BAR, ENTERTAINMENT UNIT, SHELVING THROUGHOUT. GREAT WINTER GETAWAY. CANNOT RENT FOR 1ST 2 YEARS. PLENTY OF ROOM FOR ENTERTAINING. ENJOY PEACEFULL NIGHTS SITTING IN YOUR SCREEN ENCLOSED EXPANSIVE PATIO. PALM CHASE IS CONVENIENTLY LOCATED JUST SOUTH OF BOYTON BEACH BOULEVARD, ON MILITARY TRAIL. SHORT DRIVE TO TWO LARGE SHOPPING PLAZAS, WITH GROCERY STORE, RESTAURANTS, SALON, THEATRE, ETC. CONVENIENT TO HOUSES OF WORSHIP AND NOT TOO FAR FROM THE BEACH. ''SOLD ''''AS-IS''''. PRICED UNFURNISHED- FURNISHINGS ARE NEGOTIABLE.'' VERY EASY TO SHOW. ALL INFORMATION DEEMED RELIABLE, BUT NOT GUARANTEED. NOT CONTINGENT ON APPRAISAL

Key facts

• Screened patio
• Tree'd lot
• Tiled flooring

Tags

• SCREENED PATIO
• ACCORDION SHUTTERS
• TILED FLOORING
• BONUS ROOM
• TREE'D LOT
• HEATED POOL

Property features AI

Finance

• Other: Pets allowed (pet restrictions possible); Community contains approximately 350 units; Senior community
• Financial info: Monthly HOA fee paid monthly
• HOA & community: Community association with a range of amenities; Monthly HOA fee; Association amenities include: heated pool, pool, spa/hot tub, tennis courts, pickleball court(s), basketball court, shuffleboard, clubhouse, fitness center, game room, billiard room, jogging path, sidewalks, library, business center, management/manager on site, on-site manager, internet included, gated community, recreation facilities

Exterior

• Parking: Attached garage with garage door opener; One covered parking space; Two additional open parking spaces (three total)
• Security: Owned security system; Intercom/entry phone; Smoke detectors; Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water and sewer available
• Home design: Villa; One story; Resale condition; East-facing
• Construction: CBS construction; Spanish tile roof; Block foundation; Building labeled 36-A
• Exterior features: Covered and screened patio; Patio; Many trees; Paved road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Cathedral and vaulted ceilings; Entrance foyer; Walk-in closets; Split bedroom layout; Skylights; Window blinds
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (18.1% below list).
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $197k (18.1% below list) — sets the bar for cash-flow.

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: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% FRL); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL) — zoned schools average 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-20 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 489 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).
• This rent runs 44% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($2k loan paydown + $-580 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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask is 7173% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $120k; list at $240k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,583 (18.1% 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 61 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
8. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 6.8

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: -9.8%
• Equity multiple: 0.56×
• Total profit: $-29,807
• Equity at exit: $66,802

10-year hold

• IRR: -5.4%
• Equity multiple: 0.48×
• Total profit: $-35,116
• Equity at exit: $78,031

Cash invested: $67,200 (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 33437

• Home prices YoY: -0.1%
• Rents YoY: 1.3%
• Active inventory: 489
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,957 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$357 /mo · $4,289/yr
• Insurance: −$100
• HOA: −$866
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-246

Break-even live

Break-even rent $3,268

Max offer price $196,583

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-178	+0% $-246	+5% $-314	+10% $-382
Rent	-10% $-479	-5% $-363	+0% $-246	+5% $-129	+10% $-12
Rate	-1.0pp $-125	-0.5pp $-185	base $-246	+0.5pp $-308	+1.0pp $-371

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	26d	1	0.07mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	26d	1	0.10mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,811	$2.73	3d	51	0.27mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	26d	1	0.31mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	15d	1	0.37mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	4d	1	0.37mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	3d	1	0.39mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	26d	1	0.39mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	26d	1	0.39mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	26d	1	0.42mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	5d	1	0.42mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	9d	1	0.47mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,757	$2.71	1d	19	0.56mi
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	26d	1	0.57mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	26d	1	0.60mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	26d	1	0.66mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	26d	1	0.67mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	26d	1	0.76mi
11234 Green Lake Dr #102 Boynton Beach, FL	2.0	2.0	1196	$2,200	$1.84	26d	1	0.77mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	4d	1	0.78mi
11230 Green Lake Dr #204 Boynton Beach, FL	3.0	2.0	1549	$3,000	$1.94	13d	1	0.80mi
11282 Green Lake Dr #204 Boynton Beach, FL	2.0	2.0	1196	$3,750	$3.14	26d	1	0.80mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	26d	1	0.81mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	3d	1	0.89mi
11211 S Military Trl Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,688	$2.60	0d	31	0.91mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	16d	1	0.91mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	4d	1	0.94mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	26d	1	0.94mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	15d	1	0.95mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	26d	1	0.95mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$2,850	$1.93	26d	1	0.96mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$3,000	$2.03	1d	1	0.96mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	26d	1	0.98mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	16d	1	0.99mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	21d	1	1.00mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	26d	1	1.02mi
6446 Aspen Glen Cir Boynton Beach, FL	3.0	2.0	1800	$3,800	$2.11	22d	1	1.06mi
6446 Aspen Glen Cir Unit 6446 Boynton Beach, FL	3.0	2.0	1800	$4,000	$2.22	26d	1	1.06mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	26d	1	1.09mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	26d	1	1.11mi

HOA detail condo

• Monthly dues: $866 · $10,392/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $240,000 Active 61 DOM
2. 2026-06-18
   days on market $240,000 Active 58 DOM
3. 2026-06-17
   days on market $240,000 Active 57 DOM
4. 2026-06-16
   days on market $240,000 Active 56 DOM
5. 2026-06-15
   days on market $240,000 Active 55 DOM
6. 2026-06-13
   days on market $240,000 Active 53 DOM
7. 2026-06-09
   days on market $240,000 Active 49 DOM
8. 2026-06-08
   days on market $240,000 Active 48 DOM
9. 2026-06-07
   days on market $240,000 Active 47 DOM
10. 2026-06-04
    days on market $240,000 Active 44 DOM
11. 2026-06-03
    days on market $240,000 Active 43 DOM
12. 2026-06-02
    days on market $240,000 Active 42 DOM
13. 2026-06-01
    days on market $240,000 Active 41 DOM
14. 2026-05-31
    days on market $240,000 Active 40 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: $4,289 · $357/mo
• Projected year-2 tax: $4,289 · $357/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 · 25 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: $35,487
• − Mortgage interest: −$13,444
• − Property taxes: −$4,289
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − HOA: −$10,392
• − Depreciation: −$6,982
• Taxable loss: −$6,497
• Est. tax savings @ 24.0%: +$1,559
• After-tax cash flow: $-1,390/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

+9.1% since first listed

17 events — show timeline

• 2026-05-29 Relisted — Beaches MLS
• 2026-05-29 Price Changed $240,000 Beaches MLS
• 2026-04-10 Listing Removed — Beaches MLS
• 2026-04-01 Relisted — Beaches MLS
• 2025-11-06 Pending — Beaches MLS
• 2025-11-02 Listing Removed — Beaches MLS
• 2025-10-30 Rental Removed $3,300 RMLSFL
• 2025-10-09 Listed for Rent $3,300 RMLSFL
• 2025-10-09 Rental Removed $3,300 GFLMLS
• 2025-10-08 Listed for Rent $3,300 GFLMLS
• 2025-10-08 Listed $300,000 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2006-04-10 Sold (Public Records) $120,000 Public Records
• 2006-03-15 Sold (MLS) $240,000 Beaches MLS
• 2006-02-15 Listing Removed — Beaches MLS
• 2005-08-11 Listed $265,000 Beaches MLS
• 2004-06-29 Listed $219,900 Beaches MLS

Property tax history

+8.4%/yr

Latest (2025): $4,289 · +0.6% YoY. Source: county tax records.