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4759 Storkwood Ter
D+ Composite 48.28
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).

  • ARV discount +15.0/15.0
  • Cash flow +11.7/30.0
  • 1% rule +5.5/10.0
  • Condition / age +3.8/5.0
  • DSCR +3.6/10.0
  • Livability +3.6/5.0
  • Schools +2.8/10.0
  • Rent growth +2.4/5.0
  • Appreciation +0.0/10.0

$217,500

4759 Storkwood Ter · Boynton Beach, FL 33436
2 bd · 2.0 ba · 1,400 sqft · SingleFamily · 29 Days on market
55+ age-restricted Built 1979 Good condition Garage $155/sqft · 23% below area Est $282k · 23% under $580/mo HOA · 24% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

PRICED TO SELL! Don't miss this beautifully maintained 2-bedroom, 2-bath corner villa with a 1-car garage in the desirable 55+ community of Greentree Villas. Price has been reduced to help offset the upcoming assessment, offering an excellent opportunity for buyers. Take advantage of this exceptional value!Enjoy peaceful lake views from the enclosed patio, complete with storm shutters for added protection. The updated kitchen features granite countertops, abundant cabinet space, and a conveniently located washer and dryer. Tile flooring flows throughout the living and dining areas, while both bedrooms offer comfortable carpeting.

Key facts

  • Lake views
  • Washer and dryer
  • Updated kitchen

Tags

LAKE VIEWSENCLOSED PATIOUPDATED KITCHENABUNDANT CABINET SPACEWASHER AND DRYERTILE FLOORING

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath single-family listed at $218k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
  • To cash-flow at today's rent, offer at most $189k (13.2% below list).
  • Meets the 1% rule at list price ($2k rent vs $218k).
  • Recommended offer: $189k (13.2% below list) — sets the bar for cash-flow.
  • Cap rate 5.2% vs local median 4.2% in Boynton Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

  • Location reads 72/100 on livability (#351 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+, cost of living B; Watch: amenities D+, crime D-, commute 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); Congress Community Middle School (math 21% / reading 28%, grade F, #522 of 571 statewide, top 93%, 988 students, 72% 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 28% at this address vs 50% district-wide (-22 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 soft (-0.6%/yr); 648 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
  • This rent runs 38% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $7k 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 29 days — a 2% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

  • Watch-outs: HOA is 24% of rent.
  • 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 $188,826 (13.2% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
  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 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
1.10%
Cap rate
5.20%
Cash-on-cash
-3.90%
DSCR
0.83
GRM
7.6

CMA / ARV

ARV (median comp)
$281,702
List price
$217,500
Delta
-22.79%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
10198 Dovewood Ln Unit A 0.13mi 2/2.0 1,400 (0%) 1mo $215,000 $154 93
4717 Robinwood Ter Unit A 0.12mi 2/2.0 1,400 (0%) 2mo $185,000 $132 93
4723 Storkwood Ln Unit A 0.14mi 2/2.0 1,400 (0%) 2mo $290,000 $207 92
4888 Equestrian Cir Unit B 0.24mi 2/2.0 1,400 (0%) 2mo $220,000 $157 88
4951 Equestrian Cir Unit A 0.26mi 2/2.0 1,400 (0%) 1mo $222,500 $159 87
10089 Cherrywood Pl 0.35mi 2/2.0 1,404 (+0%) 1mo $225,000 $160 82
4500 Ficus Tree Rd 0.54mi 2/2.0 1,404 (+0%) 2mo $285,000 $203 73
10015 Hickorywood Pl 0.49mi 2/2.0 1,363 (-3%) 1mo $260,000 $191 72
9860 Chestnut Tree Ter Unit A 0.61mi 2/2.0 1,404 (+0%) 4mo $266,000 $189 68
9800 Tabebuia Tree Dr Unit A 0.66mi 2/2.0 1,404 (+0%) 1mo $260,000 $185 68
10074 Hickorywood Pl 0.45mi 2/2.0 1,511 (+8%) 0mo $225,000 $149 66
10119 S 42nd Ter #129 0.59mi 2/2.0 1,238 (-12%) 2mo $270,000 $218 52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold
IRR
-27.6%
Equity multiple
0.11×
Total profit
$-54,465
Equity at exit
$32,430
10-year hold
IRR
-53.5%
Equity multiple
-0.46×
Total profit
$-89,108
Equity at exit
$18,805

Cash invested: $60,900 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
60 active · 61 under contract
Months of supply
18.0 mo (6%/mo absorbed)
Median asking
$273,700 ($196/sqft)
Median days on market
76 d
This list price
7% of active listings are priced below it
ARV vs active asking
+2.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33436

Home prices YoY
-26.0%
Rents YoY
-0.6%
Active inventory
648
Price-to-rent
7.6×

Monthly cashflow live

Estimated rent
$2,386 high interval (Pro) →
Mortgage (P&I)
$1,141
Tax est. 1.5%
$272 /mo · $3,262/yr
Insurance
$91
HOA
$580
Vacancy / Maint / Mgmt
$501
Net cashflow
$-198

Break-even live

Break-even rent $2,637
Max offer price $188,826
Occupancy floor

Sensitivity live

Price -10% $-48 -5% $-123 +0% $-198 +5% $-273 +10% $-348
Rent -10% $-387 -5% $-292 +0% $-198 +5% $-104 +10% $-10
Rate -1.0pp $-89 -0.5pp $-143 base $-198 +0.5pp $-255 +1.0pp $-312

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
$54,375
Closing costs
$6,525
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
10051 Eaglewood Rd Unit A Boynton Beach, FL 3.0 2.0 1400 $2,200 $1.57 71d 1 0.19mi
4944 Equestrian Cir Unit A Boynton Beach, FL 2.0 2.0 1400 $2,500 $1.79 103d 1 0.27mi
4944 Equestrian Cir Boynton Beach, FL 2.0 2.0 1400 $2,500 $1.79 42d 1 0.27mi
4944 Equestrian Cir Boynton Beach, FL 2.0 2.0 1400 $2,500 $1.79 83d 1 0.27mi
4907 Boxwood Cir Boynton Beach, FL 3.0 2.0 1731 $2,900 $1.68 1d 1 0.29mi
5040 Rose Hill Dr #204 Boynton Beach, FL 2.0 2.0 988 $2,000 $2.02 90d 1 0.33mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL 2.0 2.0 1008 $2,575 $2.55 111d 1 0.34mi
9930 Pineapple Tree Dr Boynton Beach, FL 2.0 2.0 1008 $2,100 $2.08 45d 1 0.35mi
5020 Ashley Lake Dr Boynton Beach, FL 2.0 2.0 1002 $1,881 $1.88 1d 1 0.37mi
5020 Ashley Lake Dr Boynton Beach, FL 2.0 2.0 1002 $1,839 $1.84 12d 1 0.37mi
5020 Ashley Lake Dr Boynton Beach, FL 3.0 2.0 1322 $2,497 $1.89 60d 1 0.37mi
5020 Ashley Lake Dr Boynton Beach, FL 3.0 2.0 1322 $2,332 $1.76 89d 1 0.37mi
5020 Ashley Lake Dr Boynton Beach, FL 2.0 2.0 1002 $1,862 $1.86 6d 1 0.37mi
5020 Ashley Lake Dr Boynton Beach, FL 2.0 2.0 1002 $2,068 $2.06 68d 1 0.37mi
5020 Ashley Lake Dr Boynton Beach, FL 2.0 2.0 1002 $1,986 $1.98 8d 1 0.37mi
5020 Ashley Lake Dr Boynton Beach, FL 2.0 2.0 1002 $2,346 $2.34 110d 1 0.37mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL 2.0 2.0 1008 $2,250 $2.23 120d 1 0.38mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL 2.0 2.0 1404 $3,000 $2.14 120d 1 0.40mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL 1.0 1.0 1200 $1,500 $1.25 71d 1 0.43mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL 1.0 1.0 1200 $2,000 $1.67 120d 1 0.43mi
4450 Nutmeg Tree Ln Unit B Boynton Beach, FL 2.0 2.0 1404 $2,500 $1.78 85d 1 0.44mi
4650 Rosewood Tree Ct Boynton Beach, FL 2.0 2.0 1400 $2,700 $1.93 45d 1 0.44mi
4520 Ficus Tree Rd Unit A Boynton Beach, FL 2.0 2.0 1404 $2,400 $1.71 94d 1 0.44mi
10140 S 44th Dr Unit 372 Boynton Beach, FL 2.0 2.0 1238 $2,600 $2.10 26d 1 0.48mi
5217 Cedar Lake Rd Boynton Beach, FL 1.0–3.0 1.0–2.0 1030 $2,228 $2.16 0d 56 0.48mi
10092 Cedar Point Blvd #204 Boynton Beach, FL 2.0 2.0 1260 $2,250 $1.79 75d 1 0.52mi
10110 Cedar Point Blvd #104 Boynton Beach, FL 1.0 2.0 1160 $4,000 $3.45 10d 1 0.54mi
10110 Cedar Point Blvd #203 Boynton Beach, FL 2.0 2.0 1160 $2,200 $1.90 55d 1 0.54mi
5136 Floria Dr Unit G Boynton Beach, FL 3.0 2.0 1495 $2,500 $1.67 65d 1 0.55mi
5380 Cedar Lake Dr Boynton Beach, FL 2.0 2.0 1205 $2,400 $1.99 50d 2 0.62mi
5157 Floria Way Unit J Boynton Beach, FL 3.0 2.0 1447 $3,300 $2.28 120d 1 0.63mi
9740 Pecan Tree Dr Boynton Beach, FL 2.0 2.0 1400 $2,950 $2.11 39d 1 0.64mi
5133 Brisata Cir Unit P Boynton Beach, FL 3.0 2.0 1374 $2,800 $2.04 120d 1 0.68mi
10187 Mangrove Dr Boynton Beach, FL 2.0 2.0 1252 $3,400 $2.72 75d 1 0.68mi
10187 Mangrove Dr #104 Boynton Beach, FL 2.0 2.0 1260 $2,350 $1.87 120d 1 0.68mi
5139 Europa Dr Unit H Boynton Beach, FL 3.0 2.0 1442 $2,700 $1.87 83d 1 0.69mi
5451 Verona Dr Unit N Boynton Beach, FL 3.0 2.0 1332 $2,750 $2.06 79d 1 0.73mi
10678 Ocean Palm Way #202 Boynton Beach, FL 2.0 2.0 1385 $2,400 $1.73 18d 1 0.73mi
5155 Europa Dr Unit J Boynton Beach, FL 3.0 2.0 1333 $2,750 $2.06 120d 1 0.74mi
10592 Tropic Palm Ave #202 Boynton Beach, FL 2.0 2.0 1385 $2,450 $1.77 120d 1 0.75mi

Property features AI

Finance

Other
Senior community
HOA & community
Part of Greentree Villas associationHOA fee $580 monthlyHOA covers cable TV, insurance, grounds maintenance, sewer, water, and common areasAssociation amenities include clubhouse, pool, billiard room, library, sidewalks, management, and manager on site

Exterior

Parking
Attached garage (1 space) plus one additional covered space and one open parking space — 3 total parking spaces
Security
Gated community without guardSecurity patrol
Utilities
Public waterPublic sewerThree-phase electricCable available
Home design
VillaSingle-storyEntry at level 1Faces eastResale property
Construction
CBS constructionOther roof
Exterior features
Covered patioPatio

Interior

Kitchen
DishwasherElectric rangeMicrowaveRefrigerator
Bedrooms
One bedroom on the main level
Flooring
CarpetCeramic tile
Bathrooms
Two full bathrooms (one on the main level)
Heating & cooling
Central heating (electric)Central airCeiling fan(s)
Interior features
Walk-in closet(s)Partially furnished

Listing history 24 events

  1. 2026-07-11
    days on market $217,500 Active 29 DOM
  2. 2026-07-10
    days on market $217,500 Active 28 DOM
  3. 2026-07-09
    days on market $217,500 Active 27 DOM
  4. 2026-07-07
    days on market $217,500 Active 25 DOM
  5. 2026-07-06
    days on market $217,500 Active 24 DOM
  6. 2026-07-06
    days on market $217,500 Active 23 DOM
  7. 2026-07-05
    days on market $217,500 Active 22 DOM
  8. 2026-07-03
    days on market $217,500 Active 21 DOM
  9. 2026-07-02
    days on market $217,500 Active 20 DOM
  10. 2026-07-01
    days on market $217,500 Active 19 DOM
  11. 2026-06-30
    days on market $217,500 Active 18 DOM
  12. 2026-06-29
    days on market $217,500 Active 17 DOM
  13. 2026-06-28
    days on market $217,500 Active 16 DOM
  14. 2026-06-27
    remarks 699-char remark
  15. 2026-06-27
    days on market $217,500 Active 15 DOM
  16. 2026-06-26
    days on market $217,500 Active 14 DOM
  17. 2026-06-24
    days on market $217,500 Active 12 DOM
  18. 2026-06-22
    days on market $217,500 Active 10 DOM
  19. 2026-06-21
    days on market $217,500 Active 9 DOM
  20. 2026-06-18
    days on market $217,500 Active 6 DOM
  21. 2026-06-17
    days on market $217,500 Active 5 DOM
  22. 2026-06-16
    days on market $217,500 Active 4 DOM
  23. 2026-06-15
    days on market $217,500 Active 3 DOM
  24. 2026-06-13
    listed $217,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 1 unhealthy d/yr today · 2 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$28,632
− Mortgage interest
−$12,183
− Property taxes
−$3,262
− Insurance
−$1,088
− Repairs & maintenance
−$2,291
− Management
−$2,291
− HOA
−$6,960
− Depreciation
−$6,327
Taxable loss
−$5,770
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,385
After-tax cash flow
$-993/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $7,000–$21,000 screening

This home is in good condition with a cosmetic rehab level, requiring minor maintenance and updates to enhance its resale and rental value.

Value-add opportunities

  • Resale Paint exterior trim — Fresh paint can enhance curb appeal and property value
  • Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Crosspointe Elementary School F FL #1,471/2,144 Nat'l #19,191/41,679 Middle Congress Community Middle School F FL #522/571 Nat'l #10,474/14,009 High Boynton Beach Community High F FL #565/667 Nat'l #14,670/17,239

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
B Composite livability gradescore 72/100

Livability — Boynton Beach

Score
72/100
State rank
#351
US rank
#6098

Category grades

Amenities D+ Commute F Cost of living B Crime D- Employment C Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

County
Palm Beach County · 1,637,487 people
City population
148,060
Metro
Miami-Fort Lauderdale-Pompano Beach, FL
Population (ZIP)
48,743
Household income
$75,789
Rent vs Own
25.5% rent · 74.5% own
Severe rent burden
14% of renters

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 0.64)
Race & ethnicity
White 52% Black 24% Hispanic / Latino 19% Two or more races 10% Asian 2%
Hispanic origin (detail)
Mexican 2% Puerto Rican 4% Cuban 3% Dominican 1%
Common ancestry
Hispanic 12% Romanian 3% Scotch-Irish 2%
Foreign-born
27% · Canada, Jamaica, Vietnam
Languages at home
64% English-only · Spanish 14% French/Haitian/Cajun 13% 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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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