10054 Eaglewood Rd Unit B · Golf, FL 33436

$179,000

2 bd · 2.0 ba · 1,400 sqft · Condo public records · 216 Days on market

Built 1978 $580/mo HOA · 22% 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 +21.6/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell Greentree Villa ready for new owners to call it home! Newer Trane HVAC, garbage disposal, HWH, garage door & opener. Accordion shutters. Porch/lanai has been enclosed and raised level w/ living areas. Kitchen & baths have been remodeled. Carpet in living areas, plank ceramic tile in hall & master, laminate in guest bath. Dining area features a built-in buffet w/ granite top. (Professional photos coming soon!)

Key facts

• Renovated bathrooms
• Newer appliances
• Hurricane shutters

Tags

• HURRICANE SHUTTERS
• CUSTOMIZED WALK-IN CLOSET
• CUSTOM OFFICE AREA
• RENOVATED BATHROOMS
• FINISHED INDOOR AREA
• NEWER APPLIANCES

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Community pool; Shuffleboard court; Monthly HOA fee

Exterior

• Parking: Attached garage with one covered space; Garage door opener
• Utilities: Cable available
• Home design: Condominium; Single-story; Faces south; Resale condition
• Construction: CBS construction
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout
• Laundry & utility: Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $158k (12.0% 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: 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); 456 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 41% 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 $1k of loan paydown is wiped out by about $5k 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 216 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $39k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.45% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.9%
• Equity multiple: 0.62×
• Total profit: $-19,017
• Equity at exit: $26,689

10-year hold

• IRR: -8.8%
• Equity multiple: 0.56×
• Total profit: $-22,252
• Equity at exit: $15,477

Cash invested: $50,120 (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 33436

• Home prices YoY: -26.0%
• Rents YoY: -0.6%
• Active inventory: 456
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,593 high
• Mortgage (P&I): −$939
• Tax from tax record: −$185 /mo · $2,223/yr
• Insurance: −$75
• HOA: −$580
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $270

Break-even live

Break-even rent $2,251

Max offer price $179,000

Occupancy floor 85%

Sensitivity live

Price	-10% $372	-5% $321	+0% $270	+5% $220	+10% $169
Rent	-10% $65	-5% $168	+0% $270	+5% $373	+10% $475
Rate	-1.0pp $360	-0.5pp $316	base $270	+0.5pp $224	+1.0pp $177

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	16d	1	0.21mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	25d	1	0.26mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	9d	1	0.33mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	25d	1	0.37mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$1,800	$1.50	9d	1	0.38mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$2,000	$1.67	25d	1	0.38mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	15d	1	0.38mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	4d	1	0.38mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	25d	1	0.42mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,266	$2.20	3d	51	0.47mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	25d	1	0.49mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	25d	1	0.54mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	25d	1	0.59mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	25d	1	0.63mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	25d	1	0.67mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	3d	1	0.73mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	25d	1	0.73mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	4d	1	0.73mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	15d	1	0.75mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	25d	1	0.77mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,315	$1.93	5d	1	0.80mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,267	$1.89	23d	1	0.80mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	25d	1	0.81mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	3d	1	0.81mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	21d	1	0.84mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,311	$2.27	0d	19	0.85mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	25d	1	0.89mi
9766 Kamena Cir Boynton Beach, FL	3.0	2.5	1596	$3,300	$2.07	6d	1	0.95mi
9842 Kamena Cir Boynton Beach, FL	3.0	2.5	1596	$2,800	$1.75	25d	1	0.98mi
4045 White Pine Dr Boynton Beach, FL	3.0	2.0	1566	$1,800	$1.15	2d	1	1.03mi
10111 Quail Covey Rd Unit Hibiscus Boynton Beach, FL	2.0	2.0	1737	$4,900	$2.82	25d	1	1.07mi
4419 Sanderling Cir E Boynton Beach, FL	3.0	3.5	1866	$10,000	$5.36	25d	1	1.07mi
4249 Quail Ridge Dr N Unit A Boynton Beach, FL	2.0	2.0	1212	$4,000	$3.30	25d	1	1.11mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	25d	1	1.11mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	25d	1	1.12mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	5d	1	1.15mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	25d	1	1.15mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	9d	1	1.19mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	22d	1	1.19mi
4116 Quail Ridge Dr N Unit A Boynton Beach, FL	2.0	2.0	1267	$3,800	$3.00	25d	1	1.19mi

HOA detail condo

• Monthly dues: $580 · $6,960/yr
• Likely covers: trash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   days on market $179,000 Active 216 DOM
2. 2026-06-18
   days on market $179,000 Active 213 DOM
3. 2026-06-17
   days on market $179,000 Active 212 DOM
4. 2026-06-16
   days on market $179,000 Active 211 DOM
5. 2026-06-15
   days on market $179,000 Active 210 DOM
6. 2026-06-13
   days on market $179,000 Active 208 DOM
7. 2026-06-09
   days on market $179,000 Active 204 DOM
8. 2026-06-07
   days on market $179,000 Active 202 DOM
9. 2026-06-04
   days on market $179,000 Active 199 DOM
10. 2026-06-03
    days on market $179,000 Active 198 DOM
11. 2026-06-01
    days on market $179,000 Active 196 DOM
12. 2026-05-31
    days on market $179,000 Active 195 DOM
13. 2026-05-06
    price $179,000
14. 2026-02-21
    price $199,500
15. 2025-11-13
    listed $218,000 Active
16. 2019-10-16
    soldstatus $150,000
17. 2019-10-10
    soldstatus $150,000 Closed 445-char remark

    Show marketing remark (445 chars)

    Priced to sell Greentree Villa ready for new owners to call it home! Newer Trane HVAC, garbage disposal, HWH, garage door & opener. Accordion shutters. Porch/lanai has been enclosed and raised level w/ living areas. Kitchen & baths have been remodeled. Carpet in living areas, plank ceramic tile in hall & master, laminate in guest bath. Dining area features a built-in buffet w/ granite top. (Professional photos coming soon!)

18. 2019-09-06
    historical Active Under Contract 445-char remark

    Show marketing remark (445 chars)

    Priced to sell Greentree Villa ready for new owners to call it home! Newer Trane HVAC, garbage disposal, HWH, garage door & opener. Accordion shutters. Porch/lanai has been enclosed and raised level w/ living areas. Kitchen & baths have been remodeled. Carpet in living areas, plank ceramic tile in hall & master, laminate in guest bath. Dining area features a built-in buffet w/ granite top. (Professional photos coming soon!)

19. 2019-08-16
    listed $159,900 Active 445-char remark

    Show marketing remark (445 chars)

    Priced to sell Greentree Villa ready for new owners to call it home! Newer Trane HVAC, garbage disposal, HWH, garage door & opener. Accordion shutters. Porch/lanai has been enclosed and raised level w/ living areas. Kitchen & baths have been remodeled. Carpet in living areas, plank ceramic tile in hall & master, laminate in guest bath. Dining area features a built-in buffet w/ granite top. (Professional photos coming soon!)

20. 2019-08-16
    historical

    Show marketing remark (445 chars)

    Priced to sell Greentree Villa ready for new owners to call it home! Newer Trane HVAC, garbage disposal, HWH, garage door & opener. Accordion shutters. Porch/lanai has been enclosed and raised level w/ living areas. Kitchen & baths have been remodeled. Carpet in living areas, plank ceramic tile in hall & master, laminate in guest bath. Dining area features a built-in buffet w/ granite top. (Professional photos coming soon!)

21. 2019-08-12
    price $159,900
22. 2019-07-22
    price $164,900
23. 2019-07-22
    status Active
24. 2019-07-21
    historical
25. 2019-05-20
    price $169,900
26. 2019-03-26
    price $179,900
27. 2019-02-28
    price $184,900
28. 2019-02-01
    listed $189,900 Active
29. 2007-12-06
    soldstatus $116,000
30. 2007-11-30
    soldstatus $116,000
31. 2007-10-23
    historical
32. 2006-09-19
    listed $117,900

ⓘ 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: $2,223 · $185/mo
• Projected year-2 tax: $2,223 · $185/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $31,122
• − Mortgage interest: −$10,027
• − Property taxes: −$2,223
• − Insurance: −$895
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − HOA: −$6,960
• − Depreciation: −$5,207
• Taxable income: $830
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $3,045/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): 48,743
• Household income: $75,789
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 1813.0

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: 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: —

Market trends

• HPI YoY: ▼ -109.59%
• Current HPI: 311.7742
• Rent YoY: ▼ -0.57%
• 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

+51.8% since first listed

20 events — show timeline

• 2026-05-06 Price Changed $179,000 Beaches MLS
• 2026-02-21 Price Changed $199,500 Beaches MLS
• 2025-11-13 Listed $218,000 Beaches MLS
• 2019-10-16 Sold (Public Records) $150,000 Public Records
• 2019-10-10 Sold (MLS) $150,000 Beaches MLS
• 2019-09-06 Contingent — Beaches MLS
• 2019-08-16 Listing Removed — Beaches MLS
• 2019-08-16 Listed $159,900 Beaches MLS
• 2019-08-12 Price Changed $159,900 Beaches MLS
• 2019-07-22 Price Changed $164,900 Beaches MLS
• 2019-07-22 Relisted — Beaches MLS
• 2019-07-21 Listing Removed — Beaches MLS
• 2019-05-20 Price Changed $169,900 Beaches MLS
• 2019-03-26 Price Changed $179,900 Beaches MLS
• 2019-02-28 Price Changed $184,900 Beaches MLS
• 2019-02-01 Listed $189,900 Beaches MLS
• 2007-12-06 Sold (Public Records) $116,000 Public Records
• 2007-11-30 Sold (MLS) $116,000 Beaches MLS
• 2007-10-23 Listing Removed — Beaches MLS
• 2006-09-19 Listed $117,900 Beaches MLS

Property tax history

+6.3%/yr

Latest (2025): $2,223 · +3.4% YoY. Source: county tax records.