10359 Boynton Pl Cir · Golf, FL 33437

$280,000

2 bd · 1.0 ba · 861 sqft · SingleFamily public records · 38 Days on market

Built 1989 3,014 sqft lot $57/mo HOA · 2% 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 +11.5/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this stunning 2bedroom 1 bath villa nestled in the heart of Boynton Beach. This property presents itself for an idyllic lifestyle perfect for a starter family with low HOA including community pool and new community security cameras. Owners have updated with new waterproof vinyl flooring 2022, Impact windows 2020, New plumbing 2022, WH 2019, A/C 2016-new motors installed 2022, W/D 2020, updated bathroom and fenced in backyard. Property can be leased immediately. Minutes to Delray Beach Atlantic Ave and Night Life, local dining, easy access to I95 & Turnpike(Full Set of Pictures coming soon)

Key facts

• Low hoa fees
• New air conditioner
• New water heater

Tags

• LARGE PRIVATE BACKYARD
• NEW AIR CONDITIONER
• NEW WATER HEATER
• LUSH LANDSCAPED WALKWAYS
• SCENIC LAKE
• LOW HOA FEES

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Community association managed by Rausch Property Management LLC; Quarterly HOA fee; HOA amenities include pool, sidewalks, and street lights; HOA fee covers security, common areas, and common real estate tax

Exterior

• Parking: Attached garage (1 space); Driveway with covered parking (1 covered space); Total parking for 3 vehicles
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available (three phase); Underground utilities
• Home design: Villa; Single-story; Entry-level living area; Faces south
• Construction: Block/Concrete/CBS construction; Composition shingle roof; Built as resale (existing construction)
• Exterior features: Open patio; Patio; Fenced yard; Located on a cul-de-sac; Sidewalks

Interior

• Kitchen: Electric range; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile; Engineered wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Stacked bedroom layout; Blinds; Bay window(s); Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (17.0% below list).
• Recommended offer: $232k (17.0% 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: 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 35% 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 + $-677 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 38 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $232,436 (17.0% 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 38 days. Have you received any prior offers? Is the seller open to a 17% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• 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: -5.9%
• Equity multiple: 0.73×
• Total profit: $-21,231
• Equity at exit: $77,936

10-year hold

• IRR: -1.1%
• Equity multiple: 0.89×
• Total profit: $-8,503
• Equity at exit: $91,036

Cash invested: $78,400 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,324 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$288 /mo · $3,452/yr
• Insurance: −$117
• HOA: −$57
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-93

Break-even live

Break-even rent $2,443

Max offer price $263,492

Occupancy floor 99%

Sensitivity live

Price	-10% $65	-5% $-14	+0% $-93	+5% $-173	+10% $-252
Rent	-10% $-277	-5% $-185	+0% $-93	+5% $-2	+10% $90
Rate	-1.0pp $48	-0.5pp $-22	base $-93	+0.5pp $-166	+1.0pp $-240

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5724 Boynton Cres Boynton Beach, FL	2.0	1.0	861	$2,300	$2.67	26d	1	0.04mi
10423 Boynton Place Cir Boynton Beach, FL	2.0	1.0	861	$2,200	$2.56	20d	1	0.15mi
10423 Boynton Place Cir Boynton Beach, FL	2.0	1.0	861	$2,200	$2.56	9d	1	0.15mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,311	$2.27	1d	19	0.30mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,266	$2.20	3d	51	0.47mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	5d	1	0.58mi
5020 Ashley Lake Dr Boynton Beach, FL	1.0	1.0	784	$2,074	$2.65	26d	1	0.58mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	16d	1	0.58mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	17d	1	1.01mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,280	$2.16	1d	12	1.03mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	26d	1	1.08mi
11211 S Military Trl Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,260	$2.19	0d	31	1.20mi

HOA detail

• Monthly dues: $57 · $684/yr
• Likely covers: waterpoolsecurity

Listing history 42 events

1. 2026-06-21
   days on market $280,000 Active 38 DOM
2. 2026-06-18
   days on market $280,000 Active 35 DOM
3. 2026-06-17
   days on market $280,000 Active 34 DOM
4. 2026-06-16
   days on market $280,000 Active 33 DOM
5. 2026-06-15
   days on market $280,000 Active 32 DOM
6. 2026-06-13
   days on market $280,000 Active 30 DOM
7. 2026-06-09
   days on market $280,000 Active 26 DOM
8. 2026-06-08
   days on market $280,000 Active 25 DOM
9. 2026-06-07
   days on market $280,000 Active 24 DOM
10. 2026-06-04
    days on market $280,000 Active 21 DOM
11. 2026-06-03
    days on market $280,000 Active 20 DOM
12. 2026-06-02
    days on market $280,000 Active 19 DOM
13. 2026-06-01
    days on market $280,000 Active 18 DOM
14. 2026-05-31
    days on market $280,000 Active 17 DOM
15. 2026-05-15
    price $280,000
16. 2026-05-14
    listed $270,000 Active
17. 2023-09-26
    soldstatus $277,000
18. 2023-09-07
    soldstatus $277,000 Closed 613-char remark

    Show marketing remark (613 chars)

    Welcome to this stunning 2bedroom 1 bath villa nestled in the heart of Boynton Beach. This property presents itself for an idyllic lifestyle perfect for a starter family with low HOA including community pool and new community security cameras. Owners have updated with new waterproof vinyl flooring 2022, Impact windows 2020, New plumbing 2022, WH 2019, A/C 2016-new motors installed 2022, W/D 2020, updated bathroom and fenced in backyard. Property can be leased immediately. Minutes to Delray Beach Atlantic Ave and Night Life, local dining, easy access to I95 & Turnpike(Full Set of Pictures coming soon)

19. 2023-08-06
    historical Active Under Contract 613-char remark

    Show marketing remark (613 chars)

    Welcome to this stunning 2bedroom 1 bath villa nestled in the heart of Boynton Beach. This property presents itself for an idyllic lifestyle perfect for a starter family with low HOA including community pool and new community security cameras. Owners have updated with new waterproof vinyl flooring 2022, Impact windows 2020, New plumbing 2022, WH 2019, A/C 2016-new motors installed 2022, W/D 2020, updated bathroom and fenced in backyard. Property can be leased immediately. Minutes to Delray Beach Atlantic Ave and Night Life, local dining, easy access to I95 & Turnpike(Full Set of Pictures coming soon)

20. 2023-07-31
    listed $274,999 Active 613-char remark

    Show marketing remark (613 chars)

    Welcome to this stunning 2bedroom 1 bath villa nestled in the heart of Boynton Beach. This property presents itself for an idyllic lifestyle perfect for a starter family with low HOA including community pool and new community security cameras. Owners have updated with new waterproof vinyl flooring 2022, Impact windows 2020, New plumbing 2022, WH 2019, A/C 2016-new motors installed 2022, W/D 2020, updated bathroom and fenced in backyard. Property can be leased immediately. Minutes to Delray Beach Atlantic Ave and Night Life, local dining, easy access to I95 & Turnpike(Full Set of Pictures coming soon)

21. 2018-02-05
    soldstatus $182,000
22. 2018-02-01
    soldstatus $182,000 Closed 92-char remark

    Show marketing remark (92 chars)

    Beautiful cbs ville with 2 bedroom, 1 bath, and 1 car garage. Hurry this one will not last!

23. 2017-11-25
    historical Contingent 92-char remark

    Show marketing remark (92 chars)

    Beautiful cbs ville with 2 bedroom, 1 bath, and 1 car garage. Hurry this one will not last!

24. 2017-11-19
    listed $179,900 Active 92-char remark

    Show marketing remark (92 chars)

    Beautiful cbs ville with 2 bedroom, 1 bath, and 1 car garage. Hurry this one will not last!

25. 2015-06-05
    soldstatus $132,000
26. 2015-03-09
    soldstatus $85,989 Closed
27. 2015-02-05
    status Pending
28. 2015-01-28
    status Active
29. 2015-01-19
    status Pending
30. 2015-01-06
    listed $76,400 Active
31. 2014-10-16
    historical
32. 2007-05-02
    soldstatus $165,000
33. 2007-04-27
    soldstatus $165,000
34. 2007-04-26
    historical
35. 2006-10-28
    listed $165,000
36. 2006-06-21
    listed $179,000
37. 2004-02-20
    soldstatus $105,000
38. 1999-10-27
    soldstatus $69,000
39. 1999-10-26
    soldstatus $69,000
40. 1999-10-11
    historical
41. 1999-08-20
    listed $69,000
42. 1993-05-28
    soldstatus $59,900

ⓘ 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: $3,452 · $288/mo
• Projected year-2 tax: $3,452 · $288/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 · 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

Taxation est. · year 1

• Rental income: $27,892
• − Mortgage interest: −$15,684
• − Property taxes: −$3,452
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − HOA: −$684
• − Depreciation: −$8,145
• Taxable loss: −$5,936
• Est. tax savings @ 24.0%: +$1,425
• After-tax cash flow: $303/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

+367.4% since first listed

28 events — show timeline

• 2026-05-15 Price Changed $280,000 Beaches MLS
• 2026-05-14 Listed $270,000 Beaches MLS
• 2023-09-26 Sold (Public Records) $277,000 Public Records
• 2023-09-07 Sold (MLS) $277,000 Beaches MLS
• 2023-08-06 Contingent — Beaches MLS
• 2023-07-31 Listed $274,999 Beaches MLS
• 2018-02-05 Sold (Public Records) $182,000 Public Records
• 2018-02-01 Sold (MLS) $182,000 Beaches MLS
• 2017-11-25 Contingent — Beaches MLS
• 2017-11-19 Listed $179,900 Beaches MLS
• 2015-06-05 Sold (Public Records) $132,000 Public Records
• 2015-03-09 Sold (MLS) $85,989 Beaches MLS
• 2015-02-05 Pending — Beaches MLS
• 2015-01-28 Relisted — Beaches MLS
• 2015-01-19 Pending — Beaches MLS
• 2015-01-06 Listed $76,400 Beaches MLS
• 2014-10-16 Listing Removed — Beaches MLS
• 2007-05-02 Sold (Public Records) $165,000 Public Records
• 2007-04-27 Sold (MLS) $165,000 Beaches MLS
• 2007-04-26 Listing Removed — Beaches MLS
• 2006-10-28 Listed $165,000 Beaches MLS
• 2006-06-21 Listed $179,000 Beaches MLS
• 2004-02-20 Sold (Public Records) $105,000 Public Records
• 1999-10-27 Sold (Public Records) $69,000 Public Records
• 1999-10-26 Sold (MLS) $69,000 Beaches MLS
• 1999-10-11 Listing Removed — Beaches MLS
• 1999-08-20 Listed $69,000 Beaches MLS
• 1993-05-28 Sold (Public Records) $59,900 Public Records

Property tax history

+14.1%/yr

Latest (2025): $3,452 · -19.1% YoY. Source: county tax records.