7147 Le Chalet Blvd · Boynton Beach, FL 33472

$225,000

2 bd · 2.0 ba · 1,401 sqft · SingleFamily public records · 193 Days on market

Built 1987 9,916 sqft lot $684/mo HOA · 23% of rent ↓ 15% since listing

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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 +20.1/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +5.1/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ALL AGES. LOVELY VILLA, FULLY FURNISHED, TURNKEY,HAS AN EXTRA REFRIGERATOR IN THE 2 CAR GARAGE WITH A WINDOW, VERY LARGE SCREENED PATIO WITH ROLL DOWN SHUTTERS, A HUGE LAWN IN THE BACK YARD, SHOW AND SELL!!!!

Key facts

• 9,916 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Association fee paid monthly
• Financial info: Pets allowed (possible pet restrictions)
• HOA & community: Monthly association fee (includes grounds maintenance); Community amenities: clubhouse, fitness center, golf course, game room, pool, tennis courts, cafe/restaurant, community room, pickleball courts

Exterior

• Parking: 2-car garage with garage door opener; 2-car carport; 4 covered parking spaces total
• Security: Owned security system
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water available; Sewer available
• Home design: Villa; Single-story; Entry-level living area; Faces south; Resale condition
• Construction: CBS construction; Barrel roof; Built as a single-story structure
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Clay; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Wet bar; Walk-in closet(s); Furnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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); Christa Mcauliffe Middle School (math 63% / reading 63%, grade B+, #111 of 571 statewide, top 20%, 1,387 students, 35% 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 34% FRL vs 52% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 169 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $446 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.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $51k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $225k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.32% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.22×
• Total profit: $13,752
• Equity at exit: $67,571

10-year hold

• IRR: 9.7%
• Equity multiple: 2.09×
• Total profit: $68,371
• Equity at exit: $83,031

Cash invested: $63,000 (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 33472

• Home prices YoY: 0.1%
• Active inventory: 169
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,978 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$115 /mo · $1,375/yr
• Insurance: −$94
• HOA: −$684
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $281

Break-even live

Break-even rent $2,623

Max offer price $225,000

Occupancy floor 86%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	24d	1	0.47mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	18d	1	0.75mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	24d	1	0.82mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	24d	1	0.83mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	24d	1	0.84mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,300	$2.08	7d	1	0.85mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	17d	1	0.87mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	13d	1	0.93mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	15d	1	0.93mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	1d	1	0.99mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	24d	1	1.07mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	7d	1	1.12mi
7600 Edisto Dr Lake Worth, FL	3.0	2.5	1764	$2,700	$1.53	20d	1	1.14mi
6974 Oak Bridge Ln Lake Worth, FL	2.0	2.5	1310	$2,650	$2.02	15d	1	1.16mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	22d	1	1.17mi
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	22d	1	1.19mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	12d	1	1.20mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	22d	1	1.21mi
6880 Brook Hollow Rd Lake Worth, FL	3.0	2.5	1428	$2,850	$2.00	24d	1	1.21mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	24d	1	1.23mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	3d	1	1.31mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	24d	1	1.33mi
6975 Blacksmith Way Lake Worth, FL	2.0	2.5	1008	$2,300	$2.28	24d	1	1.34mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	24d	1	1.34mi
6953 Crooked Fence Dr Lake Worth, FL	2.0	2.5	1008	$2,500	$2.48	17d	1	1.39mi

HOA detail

• Monthly dues: $684 · $8,208/yr

Listing history 37 events

1. 2026-06-18
   days on market $225,000 Active 193 DOM
2. 2026-06-17
   days on market $225,000 Active 192 DOM
3. 2026-06-16
   days on market $225,000 Active 191 DOM
4. 2026-06-15
   days on market $225,000 Active 190 DOM
5. 2026-06-13
   days on market $225,000 Active 188 DOM
6. 2026-06-09
   days on market $225,000 Active 184 DOM
7. 2026-06-07
   days on market $225,000 Active 182 DOM
8. 2026-06-04
   days on market $225,000 Active 179 DOM
9. 2026-06-03
   days on market $225,000 Active 178 DOM
10. 2026-06-01
    days on market $225,000 Active 176 DOM
11. 2026-05-31
    days on market $225,000 Active 175 DOM
12. 2026-02-11
    price $225,000
13. 2026-01-29
    price $249,000
14. 2025-12-07
    listed $276,000 Active
15. 2025-12-06
    price $276,000
16. 2025-12-05
    historical $289,900
17. 2020-08-26
    soldstatus $80,000
18. 2020-08-18
    soldstatus $80,000 Closed 208-char remark

    Show marketing remark (208 chars)

    ALL AGES. LOVELY VILLA, FULLY FURNISHED, TURNKEY,HAS AN EXTRA REFRIGERATOR IN THE 2 CAR GARAGE WITH A WINDOW, VERY LARGE SCREENED PATIO WITH ROLL DOWN SHUTTERS, A HUGE LAWN IN THE BACK YARD, SHOW AND SELL!!!!

19. 2020-07-10
    status Pending 208-char remark

    Show marketing remark (208 chars)

    ALL AGES. LOVELY VILLA, FULLY FURNISHED, TURNKEY,HAS AN EXTRA REFRIGERATOR IN THE 2 CAR GARAGE WITH A WINDOW, VERY LARGE SCREENED PATIO WITH ROLL DOWN SHUTTERS, A HUGE LAWN IN THE BACK YARD, SHOW AND SELL!!!!

20. 2020-07-03
    price $89,500 208-char remark

    Show marketing remark (208 chars)

    ALL AGES. LOVELY VILLA, FULLY FURNISHED, TURNKEY,HAS AN EXTRA REFRIGERATOR IN THE 2 CAR GARAGE WITH A WINDOW, VERY LARGE SCREENED PATIO WITH ROLL DOWN SHUTTERS, A HUGE LAWN IN THE BACK YARD, SHOW AND SELL!!!!

21. 2020-06-29
    status Active 208-char remark

    Show marketing remark (208 chars)

    ALL AGES. LOVELY VILLA, FULLY FURNISHED, TURNKEY,HAS AN EXTRA REFRIGERATOR IN THE 2 CAR GARAGE WITH A WINDOW, VERY LARGE SCREENED PATIO WITH ROLL DOWN SHUTTERS, A HUGE LAWN IN THE BACK YARD, SHOW AND SELL!!!!

22. 2020-06-22
    status Pending 208-char remark

    Show marketing remark (208 chars)

    ALL AGES. LOVELY VILLA, FULLY FURNISHED, TURNKEY,HAS AN EXTRA REFRIGERATOR IN THE 2 CAR GARAGE WITH A WINDOW, VERY LARGE SCREENED PATIO WITH ROLL DOWN SHUTTERS, A HUGE LAWN IN THE BACK YARD, SHOW AND SELL!!!!

23. 2020-06-14
    listed $99,500 Active 208-char remark

    Show marketing remark (208 chars)

    ALL AGES. LOVELY VILLA, FULLY FURNISHED, TURNKEY,HAS AN EXTRA REFRIGERATOR IN THE 2 CAR GARAGE WITH A WINDOW, VERY LARGE SCREENED PATIO WITH ROLL DOWN SHUTTERS, A HUGE LAWN IN THE BACK YARD, SHOW AND SELL!!!!

24. 2020-06-11
    historical
25. 2020-05-15
    listed $99,500 Active
26. 2017-01-11
    soldstatus $95,000
27. 2013-04-23
    historical
28. 2013-04-15
    soldstatus $44,900 Sold
29. 2012-08-15
    historical
30. 2012-08-14
    listed Contingent
31. 2012-04-05
    listed $78,000
32. 2010-02-20
    historical
33. 2007-01-12
    listed $179,000
34. 2005-03-10
    soldstatus $240,000
35. 2005-02-28
    soldstatus $240,000
36. 2004-11-29
    historical
37. 2004-10-10
    listed $264,900

ⓘ 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: $1,375 · $115/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$493/yr (+$41/mo · 35.8%)

ⓘ 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,739
• − Mortgage interest: −$12,603
• − Property taxes: −$1,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,859
• − Management: −$2,859
• − HOA: −$8,208
• − Depreciation: −$6,545
• Taxable income: $164
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $3,327/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

• City population: 148,060
• Population (ZIP): 18,689

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 18% Two or more races 14% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 7%
• Common ancestry: Romanian 5% Scotch-Irish 4% Hispanic 3%
• Foreign-born: 24% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▲ 0.20%
• Current HPI: 268.1142
• Rent YoY: —
• Metro: —
• 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

-15.1% since first listed

26 events — show timeline

• 2026-02-11 Price Changed $225,000 Beaches MLS
• 2026-01-29 Price Changed $249,000 Beaches MLS
• 2025-12-07 Listed $276,000 Beaches MLS
• 2025-12-06 Price Changed $276,000 Beaches MLS
• 2025-12-05 Coming Soon $289,900 Beaches MLS
• 2020-08-26 Sold (Public Records) $80,000 Public Records
• 2020-08-18 Sold (MLS) $80,000 Beaches MLS
• 2020-07-10 Pending — Beaches MLS
• 2020-07-03 Price Changed $89,500 Beaches MLS
• 2020-06-29 Relisted — Beaches MLS
• 2020-06-22 Pending — Beaches MLS
• 2020-06-14 Listed $99,500 Beaches MLS
• 2020-06-11 Listing Removed — Beaches MLS
• 2020-05-15 Listed $99,500 Beaches MLS
• 2017-01-11 Sold (Public Records) $95,000 Public Records
• 2013-04-23 Listing Removed — Beaches MLS
• 2013-04-15 Sold (MLS) $44,900 Beaches MLS
• 2012-08-15 Listing Removed — Beaches MLS
• 2012-08-14 Listed — Beaches MLS
• 2012-04-05 Listed $78,000 Beaches MLS
• 2010-02-20 Listing Removed — Beaches MLS
• 2007-01-12 Listed $179,000 Beaches MLS
• 2005-03-10 Sold (Public Records) $240,000 Public Records
• 2005-02-28 Sold (MLS) $240,000 Beaches MLS
• 2004-11-29 Listing Removed — Beaches MLS
• 2004-10-10 Listed $264,900 Beaches MLS

Property tax history

-2.1%/yr

Latest (2025): $1,375 · +4.0% YoY. Source: county tax records.