9928 Pavarotti Ter #101 · Golf, FL 33437

$350,000

3 bd · 2.0 ba · 1,417 sqft · Condo public records · 55 Days on market

Built 1990 $575/mo HOA · 19% 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 +8.8/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Lovely 2 bedroom 2 bath and Den with a garage in much sought after ''Sun Valley''. Updated kitchen and bathrooms, crown molding with granite and marble backsplash in the kitchen. Stainless steel appliances. Tile throughout the villa, Florida room has electric hurricane shutters with accordion on other windows. The Den comes with Plantation shutters and blinds on the other windows. Washer and dryer in garage with separate sink. Pull down attic stairs. Screened in foyer at the front door. Villa is on a corner so there is plenty of greenery and privacy. For a bonus you are right across the street from the pool, mailbox, tennis and shuffleboard. Villa is easy to show, waiting for a new owner.

Key facts

• Pickleball courts
• Clubhouse
• Community pool

Tags

• PRIVATE GARAGE
• FULL IMPACT WINDOWS
• COMMUNITY POOL
• PICKLEBALL COURTS
• CLUBHOUSE
• OPEN LAYOUT

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with size limit
• HOA & community: Has association (Sun Valley East Condo Association); Monthly HOA fee; Association amenities include a clubhouse, pool, fitness center, billiard and game rooms, business center, community and hobby rooms, library, kitchen facilities, picnic area, jogging path, pickleball and shuffleboard courts, maintained community with street lights, manager on site, parking, security, and recreation facilities; HOA fee covers cable TV, insurance, internet, grounds and structure maintenance, pest control, security, sewer, trash, water, common areas and taxes, reserve funds, roof repairs, and pool service

Exterior

• Parking: 3 total parking spaces; Attached 1-car garage; 1 covered parking space
• Security: Smoke detectors; Security system; Security patrol
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Villa; One story; Entry level: 1; Faces west; Resale condition; Private road frontage
• Construction: Built with CBS construction; Block foundation; Barrel and composition roof
• Exterior features: Corner lot; Landscaped grounds; Paved road frontage; No waterfront

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; High ceilings; Walk-in closets; Closet cabinetry; Plantation shutters; Storm windows; Smoke detectors; Security system; Security patrol
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (13.8% below list).
• Recommended offer: $299k (14.6% 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: Crystal Lakes Elementary School (math 55% / reading 64%, grade B-, #690 of 2,144 statewide, top 34%, 788 students, 37% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 479 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 45% 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 $2k of equity ($2k loan paydown + $-846 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 55 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $146k; list at $350k implies a 140% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $298,948 (14.6% 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 55 days. Have you received any prior offers? Is the seller open to a 15% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 9.7

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: -8.4%
• Equity multiple: 0.62×
• Total profit: $-37,535
• Equity at exit: $97,420

10-year hold

• IRR: -3.6%
• Equity multiple: 0.65×
• Total profit: $-34,428
• Equity at exit: $113,795

Cash invested: $98,000 (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 33437

• Home prices YoY: -0.1%
• Rents YoY: 1.3%
• Active inventory: 479
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,018 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$146
• HOA: −$575
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $-289

Break-even live

Break-even rent $3,384

Max offer price $298,948

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,839	$2.79	1d	19	0.18mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	2d	1	0.26mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	1d	1	0.29mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	1d	1	0.35mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	24d	1	0.35mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	24d	1	0.35mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	19d	1	0.41mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	13d	1	0.42mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	20d	1	0.42mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	7d	1	0.42mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	24d	1	0.44mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	24d	1	0.46mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	24d	1	0.50mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	24d	1	0.51mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	24d	1	0.53mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	24d	1	0.54mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	24d	1	0.58mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	24d	1	0.59mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,811	$2.73	1d	51	0.70mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	2d	1	0.79mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	13d	1	0.79mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	24d	1	0.80mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	24d	1	0.80mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	24d	1	0.81mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	24d	1	0.82mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	24d	1	0.83mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	2d	1	0.83mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	21d	1	0.87mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	0.87mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	7d	1	0.90mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	14d	1	0.92mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	24d	1	0.98mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,825	$2.68	2d	13	1.01mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	14d	1	1.02mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	3d	1	1.03mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	24d	1	1.03mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	2d	1	1.08mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	24d	1	1.09mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	24d	1	1.21mi
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	24d	1	1.26mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-04-04
   listed $350,000 Active
2. 2014-12-05
   soldstatus $146,000
3. 2014-12-02
   soldstatus $146,000 Closed 697-char remark

   Show marketing remark (697 chars)

   Lovely 2 bedroom 2 bath and Den with a garage in much sought after ''Sun Valley''. Updated kitchen and bathrooms, crown molding with granite and marble backsplash in the kitchen. Stainless steel appliances. Tile throughout the villa, Florida room has electric hurricane shutters with accordion on other windows. The Den comes with Plantation shutters and blinds on the other windows. Washer and dryer in garage with separate sink. Pull down attic stairs. Screened in foyer at the front door. Villa is on a corner so there is plenty of greenery and privacy. For a bonus you are right across the street from the pool, mailbox, tennis and shuffleboard. Villa is easy to show, waiting for a new owner.

4. 2014-10-23
   historical Contingent 697-char remark

   Show marketing remark (697 chars)

   Lovely 2 bedroom 2 bath and Den with a garage in much sought after ''Sun Valley''. Updated kitchen and bathrooms, crown molding with granite and marble backsplash in the kitchen. Stainless steel appliances. Tile throughout the villa, Florida room has electric hurricane shutters with accordion on other windows. The Den comes with Plantation shutters and blinds on the other windows. Washer and dryer in garage with separate sink. Pull down attic stairs. Screened in foyer at the front door. Villa is on a corner so there is plenty of greenery and privacy. For a bonus you are right across the street from the pool, mailbox, tennis and shuffleboard. Villa is easy to show, waiting for a new owner.

5. 2014-10-13
   listed $155,000 Active 697-char remark

   Show marketing remark (697 chars)

   Lovely 2 bedroom 2 bath and Den with a garage in much sought after ''Sun Valley''. Updated kitchen and bathrooms, crown molding with granite and marble backsplash in the kitchen. Stainless steel appliances. Tile throughout the villa, Florida room has electric hurricane shutters with accordion on other windows. The Den comes with Plantation shutters and blinds on the other windows. Washer and dryer in garage with separate sink. Pull down attic stairs. Screened in foyer at the front door. Villa is on a corner so there is plenty of greenery and privacy. For a bonus you are right across the street from the pool, mailbox, tennis and shuffleboard. Villa is easy to show, waiting for a new owner.

6. 2002-09-25
   soldstatus $136,000
7. 2002-09-18
   soldstatus $136,000 320-char remark

   Show marketing remark (320 chars)

   LOVELY 2/2 VILLA WITH A GARAGE IN HIGHLY SOUGHT AFTER SUN VALLEY EAST FRESHLY PAINTED, MEXICAN TILE THROUGHOUT, END UNIT, WALK TO CLUBHOUSE, VERY ACTIVE COMMUNITY, NO AGE RESTRICTIONS!!! ELECTRIC BLINDS IN FLORIDA ROOM, ACCORDIAN STORM SHUTTERS, WOOD BLINDS IN BEDROOMS, ONE OWNER, APPLIANCES LIKE NEW. HURRY WON'T LAST!

8. 2002-07-24
   historical 320-char remark

   Show marketing remark (320 chars)

   LOVELY 2/2 VILLA WITH A GARAGE IN HIGHLY SOUGHT AFTER SUN VALLEY EAST FRESHLY PAINTED, MEXICAN TILE THROUGHOUT, END UNIT, WALK TO CLUBHOUSE, VERY ACTIVE COMMUNITY, NO AGE RESTRICTIONS!!! ELECTRIC BLINDS IN FLORIDA ROOM, ACCORDIAN STORM SHUTTERS, WOOD BLINDS IN BEDROOMS, ONE OWNER, APPLIANCES LIKE NEW. HURRY WON'T LAST!

9. 2002-07-05
   listed $140,000 320-char remark

   Show marketing remark (320 chars)

   LOVELY 2/2 VILLA WITH A GARAGE IN HIGHLY SOUGHT AFTER SUN VALLEY EAST FRESHLY PAINTED, MEXICAN TILE THROUGHOUT, END UNIT, WALK TO CLUBHOUSE, VERY ACTIVE COMMUNITY, NO AGE RESTRICTIONS!!! ELECTRIC BLINDS IN FLORIDA ROOM, ACCORDIAN STORM SHUTTERS, WOOD BLINDS IN BEDROOMS, ONE OWNER, APPLIANCES LIKE NEW. HURRY WON'T LAST!

10. 1990-07-05
    soldstatus $103,000

ⓘ 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: $1,408 · $117/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$1,497/yr (+$125/mo · 106.3%)

ⓘ 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: $36,222
• − Mortgage interest: −$19,605
• − Property taxes: −$1,408
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,898
• − Management: −$2,898
• − HOA: −$6,900
• − Depreciation: −$10,182
• Taxable loss: −$9,419
• Est. tax savings @ 24.0%: +$2,261
• After-tax cash flow: $-1,207/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

+239.8% since first listed

10 events — show timeline

• 2026-04-04 Listed $350,000 Beaches MLS
• 2014-12-05 Sold (Public Records) $146,000 Public Records
• 2014-12-02 Sold (MLS) $146,000 Beaches MLS
• 2014-10-23 Contingent — Beaches MLS
• 2014-10-13 Listed $155,000 Beaches MLS
• 2002-09-25 Sold (Public Records) $136,000 Public Records
• 2002-09-18 Sold (MLS) $136,000 Beaches MLS
• 2002-07-24 Listing Removed — Beaches MLS
• 2002-07-05 Listed $140,000 Beaches MLS
• 1990-07-05 Sold (Public Records) $103,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,408 · +4.3% YoY. Source: county tax records.