9904 Summerbrook Ter Unit B · Golf, FL 33437

$215,000

2 bd · 2.0 ba · 1,350 sqft · Condo public records · 97 Days on market

Built 1992 $933/mo HOA · 29% of rent

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Why this score? — see what drove the C 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 +18.7/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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

Listing remarks

Enjoy the easy lifestyle in this very comfortable, well maintained 2 Bedroom 2 bathroom Villa in the gated community of Palm Isles. The kitchen has newer cabinets and appliances complete with breakfast area and washer/ dryer enclosed closet. The dining /living area feels spacious and opens to an enclosed porch. The Main Bedroom has ample closet space and an en-suite bathroom with walk-in shower. The second bedroom is located close to the 2nd bathroom which has a walk-in jacuzzi tub. Walk to the satellite pool down the street. Play tennis, pickleball, and enjoy the newly remodeled clubhouse complete with a theater, cafe, large community pool, and fitness center. Minutes away from shopping,

Key facts

• $933 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Senior community; Directions: Boynton Beach Blvd., just east of the Turnpike. Left into Palm Isles Community. Go through gate, right and right onto Summerbrook Terrace.
• Financial info: Home warranty included
• HOA & community: Homeowners association with onsite manager; Community amenities include clubhouse, fitness center, pool, tennis courts, cafe/restaurant; Pets allowed (possible restrictions and limits); Monthly association fee covers cable TV, insurance, grounds maintenance, security, sewer, trash, and water

Exterior

• Parking: Attached garage with garage door opener (1 covered space, 1 garage space)
• Security: Gated community with guard; Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Single-story (1 story); Multi/split levels; Resale property; North-facing
• Construction: CBS construction; Barrel roof
• Exterior features: Screened porch; Porch; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; High ceilings; Vaulted ceilings; Skylight(s); Accessible full bath; Smoke detector(s)
• Laundry & utility: Laundry closet with washer and dryer hookups; Electric water heater; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.

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); 490 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,174/mo this rent would consume 47% 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 $966 of equity ($1k loan paydown + $-520 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 97 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $215k implies a 95% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 5.6

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-44
• Equity at exit: $59,844

10-year hold

• IRR: 4.0%
• Equity multiple: 1.39×
• Total profit: $23,684
• Equity at exit: $69,903

Cash invested: $60,200 (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: 490
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,174 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$90
• HOA: −$933
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $212

Break-even live

Break-even rent $2,905

Max offer price $215,000

Occupancy floor 88%

Sensitivity live

Price	-10% $334	-5% $273	+0% $212	+5% $152	+10% $91
Rent	-10% $-38	-5% $87	+0% $212	+5% $338	+10% $463
Rate	-1.0pp $321	-0.5pp $267	base $212	+0.5pp $157	+1.0pp $100

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,280	$2.16	0d	12	0.57mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	25d	1	0.61mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	25d	1	0.64mi
7933 Venture Center Way Boynton Beach, FL	1.0–3.0	1.0–2.0	1120	$2,474	$2.21	0d	17	0.84mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	25d	1	0.97mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	25d	1	0.97mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	23d	1	0.97mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	4d	1	0.97mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	25d	1	0.97mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	16d	1	1.02mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	25d	1	1.13mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	23d	1	1.15mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	25d	1	1.24mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	25d	1	1.32mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	23d	1	1.34mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	4d	1	1.40mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	25d	1	1.40mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	25d	1	1.43mi

HOA detail condo

• Monthly dues: $933 · $11,196/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   pricedays on market $215,000 Active 97 DOM
2. 2026-06-18
   days on market $249,000 Active 94 DOM
3. 2026-06-17
   days on market $249,000 Active 93 DOM
4. 2026-06-16
   days on market $249,000 Active 92 DOM
5. 2026-06-15
   days on market $249,000 Active 91 DOM
6. 2026-06-13
   days on market $249,000 Active 89 DOM
7. 2026-06-09
   days on market $249,000 Active 85 DOM
8. 2026-06-08
   days on market $249,000 Active 84 DOM
9. 2026-06-07
   days on market $249,000 Active 83 DOM
10. 2026-06-04
    days on market $249,000 Active 80 DOM
11. 2026-06-03
    days on market $249,000 Active 79 DOM
12. 2026-06-02
    days on market $249,000 Active 78 DOM
13. 2026-06-01
    days on market $249,000 Active 77 DOM
14. 2026-05-31
    days on market $249,000 Active 76 DOM
15. 2026-05-01
    price $249,000
16. 2026-03-16
    listed $259,900 Active
17. 2026-03-07
    historical $259,900
18. 1998-10-19
    soldstatus $110,000
19. 1996-01-08
    soldstatus $112,500

ⓘ 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: $1,738 · $145/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$46/yr (+$4/mo · 2.7%)

ⓘ 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 · 24 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: $38,087
• − Mortgage interest: −$12,043
• − Property taxes: −$1,738
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,047
• − Management: −$3,047
• − HOA: −$11,196
• − Depreciation: −$6,255
• Taxable loss: −$314
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $2,625/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

+121.3% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $249,000 Beaches MLS
• 2026-03-16 Listed $259,900 Beaches MLS
• 2026-03-07 Coming Soon $259,900 Beaches MLS
• 1998-10-19 Sold (Public Records) $110,000 Public Records
• 1996-01-08 Sold (Public Records) $112,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,738 · +3.7% YoY. Source: county tax records.