5379 Verona Dr Unit H · Boynton Beach, FL 33437

$209,999

3 bd · 2.0 ba · 1,610 sqft · Condo public records · 47 Days on market

Built 1991 $923/mo HOA · 30% 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 +15.0/30.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Key facts

• $923 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Green energy-efficient features for appliances, HVAC and water heater
• Financial info: Pets not allowed in this community; Community has 1,152 units
• HOA & community: Association: Triton / PCMA; Quarterly HOA dues; HOA covers cable TV, internet, insurance, grounds and structure maintenance, pest control, security, sewer, trash, water, common areas, elevator, hot water, legal/accounting, reserve funds, roof repairs, recreation facilities, and pool service; Community amenities include clubhouse, fitness center, heated pool, spa/hot tub, tennis, pickleball, shuffleboard, basketball, bocce ball, jogging path, sidewalks, street lights, park, picnic area, business center, library, hobby room, game room, cafe/restaurant, manager on site, storage, maintenance and security

Exterior

• Parking: Two total parking spaces; Assigned parking, guest parking, open parking; Extensive open parking available
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water available
• Pool & spa: In-ground heated spa
• Home design: Condominium; Two-story; Resale condition; Faces east; Built by Minto Communities (model: GRANDI without ELEVATOR)
• Construction: CBS construction; Spanish tile roof
• Exterior features: Glass-enclosed patio/porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Tile flooring; Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: High ceilings; Vaulted ceilings; Walk-in closets; Split bedroom layout; Roman tub; Upstairs living area
• Laundry & utility: Laundry closet inside on the upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $65 ($776/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.3% in Boynton Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 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 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 $3,092/mo this rent would consume 46% 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 $944 of equity ($1k loan paydown + $-508 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 47 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $203,699 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 1.47% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 5.7

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: -3.4%
• Equity multiple: 0.85×
• Total profit: $-9,042
• Equity at exit: $58,452

10-year hold

• IRR: 0.7%
• Equity multiple: 1.07×
• Total profit: $3,978
• Equity at exit: $68,277

Cash invested: $58,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,092 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$266 /mo · $3,192/yr
• Insurance: −$87
• HOA: −$923
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $65

Break-even live

Break-even rent $3,010

Max offer price $209,999

Occupancy floor 93%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	24d	1	0.07mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	3d	1	0.13mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	24d	1	0.15mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	14d	1	0.19mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	2d	1	0.20mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	24d	1	0.23mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	20d	1	0.26mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	24d	1	0.34mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,839	$2.79	2d	19	0.43mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	2d	1	0.45mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	24d	1	0.45mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	24d	1	0.47mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	24d	1	0.47mi
9654 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,400	$2.05	24d	1	0.55mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	21d	1	0.58mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	8d	1	0.58mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,811	$2.73	2d	51	0.60mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	11d	1	0.64mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	24d	1	0.64mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	24d	1	0.69mi
9629 El Clair Ranch Rd Boynton Beach, FL	4.0	2.0	2231	$4,800	$2.15	24d	1	0.69mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	8d	1	0.71mi
6039 Sunberry Cir Boynton Beach, FL	4.0	2.0	2149	$3,650	$1.70	5d	1	0.81mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	24d	1	0.83mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	24d	1	0.84mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	24d	1	0.85mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	24d	1	0.86mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	24d	1	0.86mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	24d	1	0.90mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	24d	1	0.97mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	24d	1	1.00mi
4045 White Pine Dr Boynton Beach, FL	3.0	2.0	1566	$1,800	$1.15	1d	1	1.05mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	24d	1	1.16mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	4d	1	1.16mi
8657 Rosalie Ct Boynton Beach, FL	4.0	2.0	2021	$3,499	$1.73	19d	1	1.16mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	24d	1	1.18mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	3d	1	1.18mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	1.18mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	22d	1	1.18mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	24d	1	1.21mi

HOA detail condo

• Monthly dues: $923 · $11,076/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $209,999 Active 47 DOM
2. 2026-06-17
   days on market $209,999 Active 46 DOM
3. 2026-06-16
   days on market $209,999 Active 45 DOM
4. 2026-06-15
   days on market $209,999 Active 44 DOM
5. 2026-06-13
   days on market $209,999 Active 42 DOM
6. 2026-06-09
   days on market $209,999 Active 38 DOM
7. 2026-06-08
   days on market $209,999 Active 37 DOM
8. 2026-06-07
   days on market $209,999 Active 36 DOM
9. 2026-06-04
   days on market $209,999 Active 33 DOM
10. 2026-06-03
    days on market $209,999 Active 32 DOM
11. 2026-06-02
    days on market $209,999 Active 31 DOM
12. 2026-06-02
    price $209,999 Active 30 DOM
13. 2026-06-01
    days on market $209,900 Active 30 DOM
14. 2026-05-31
    days on market $209,900 Active 29 DOM
15. 2026-05-24
    price $209,900
16. 2026-05-02
    listed $209,999 Active
17. 2026-04-30
    historical
18. 2026-04-20
    price $209,998
19. 2026-04-09
    price $209,999
20. 2026-01-20
    price $210,000
21. 2025-12-13
    price $215,000
22. 2025-12-13
    price $215,001
23. 2025-11-30
    price $215,000
24. 2025-10-31
    listed $225,000 Active
25. 2025-10-30
    historical
26. 2025-10-28
    price $225,000
27. 2025-09-17
    price $235,000
28. 2025-09-17
    historical $2,500
29. 2025-08-16
    listed $2,500
30. 2025-07-30
    historical
31. 2025-07-28
    status Active
32. 2025-07-25
    status Active
33. 2025-07-25
    historical
34. 2025-07-09
    historical
35. 2025-07-01
    listed $245,000 Active
36. 2025-07-01
    historical
37. 2025-07-01
    listed $245,000 Active
38. 2025-07-01
    listed $245,000 Active
39. 2025-04-30
    historical
40. 2025-03-05
    price $250,000
41. 2025-01-04
    listed $269,900 Active
42. 2024-12-14
    historical
43. 2024-10-16
    price $309,000
44. 2024-10-16
    status Active
45. 2024-06-26
    historical
46. 2024-03-20
    price $315,000
47. 2024-02-02
    listed $353,000 Active
48. 2022-03-25
    soldstatus $272,000 Closed
49. 2022-02-11
    historical Active Under Contract
50. 2022-02-09
    listed $269,000 Active

ⓘ 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: $3,192 · $266/mo
• Projected year-2 tax: $3,192 · $266/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: $37,101
• − Mortgage interest: −$11,763
• − Property taxes: −$3,192
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,968
• − Management: −$2,968
• − HOA: −$11,076
• − Depreciation: −$6,109
• Taxable loss: −$2,026
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $1,262/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 — 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 · 1,438,312 people
• City population: 148,060
• 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

+0.4% since first listed

48 events — show timeline

• 2026-05-24 Price Changed $209,900 Beaches MLS
• 2026-05-02 Listed $209,999 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-04-20 Price Changed $209,998 Beaches MLS
• 2026-04-09 Price Changed $209,999 Beaches MLS
• 2026-01-20 Price Changed $210,000 Beaches MLS
• 2025-12-13 Price Changed $215,000 Beaches MLS
• 2025-12-13 Price Changed $215,001 Beaches MLS
• 2025-11-30 Price Changed $215,000 Beaches MLS
• 2025-10-31 Listed $225,000 Beaches MLS
• 2025-10-30 Listing Removed — Beaches MLS
• 2025-10-28 Price Changed $225,000 Beaches MLS
• 2025-09-17 Price Changed $235,000 Beaches MLS
• 2025-09-17 Rental Removed $2,500 RMLSFL
• 2025-08-16 Listed for Rent $2,500 RMLSFL
• 2025-07-30 Listing Removed — Beaches MLS
• 2025-07-28 Relisted — Beaches MLS
• 2025-07-25 Relisted — Beaches MLS
• 2025-07-25 Listing Removed — Beaches MLS
• 2025-07-09 Listing Removed — Beaches MLS
• 2025-07-01 Listed $245,000 Beaches MLS
• 2025-07-01 Listed $245,000 Beaches MLS
• 2025-07-01 Listing Removed — Beaches MLS
• 2025-07-01 Listed $245,000 Beaches MLS
• 2025-04-30 Listing Removed — Beaches MLS
• 2025-03-05 Price Changed $250,000 Beaches MLS
• 2025-01-04 Listed $269,900 Beaches MLS
• 2024-12-14 Listing Removed — Beaches MLS
• 2024-10-16 Price Changed $309,000 Beaches MLS
• 2024-10-16 Relisted — Beaches MLS
• 2024-06-26 Listing Removed — Beaches MLS
• 2024-03-20 Price Changed $315,000 Beaches MLS
• 2024-02-02 Listed $353,000 Beaches MLS
• 2022-03-25 Sold (MLS) $272,000 MARMLS
• 2022-02-11 Contingent — MARMLS
• 2022-02-09 Listed $269,000 MARMLS
• 2013-05-22 Sold (Public Records) $115,000 Public Records
• 2013-04-29 Sold (MLS) $115,000 Beaches MLS
• 2013-03-05 Listing Removed — Beaches MLS
• 2013-02-08 Listed $120,000 Beaches MLS
• 2012-09-08 Listing Removed — Beaches MLS
• 2012-03-08 Listed $125,000 Beaches MLS
• 2012-03-07 Listing Removed — Beaches MLS
• 2011-03-07 Listed $134,900 Beaches MLS
• 2008-01-23 Sold (Public Records) $190,000 Public Records
• 2008-01-15 Sold (MLS) $190,000 Beaches MLS
• 2007-12-05 Listing Removed — Beaches MLS
• 2007-09-21 Listed $209,000 Beaches MLS

Property tax history

+3.1%/yr

Latest (2025): $3,192 · +0.0% YoY. Source: county tax records.