10215 N Circle Lake Dr #201 · Golf, FL 33437

$249,900

3 bd · 2.0 ba · 1,648 sqft · Condo public records · 124 Days on market

Built 1988 $933/mo HOA · 28% 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 +12.6/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This won't last, very renovated condo with lots of upgrades and new A/C unit. Enjoy this beautiful lake view condo with vaulted ceilings and lots of bright light! Completely enclosed balcony with hurricane impact glass. The den has a closet to use as a 3rd bedroom. This unit is well maintained, very clean and being offered completely furnished. This 55+ Community has a lot to offer! Well placed property with shopping close by. Lots of amenities, pool, tennis billiards, walk paths, club house, fitness center and much more! Just bring your luggage to move into this beautiful turnkey condo. Perfect for snowbirds and permanent residents alike.

Key facts

• Gated community
• Enclosed balcony
• Clubhouse

Tags

• LAKE VIEWS
• ENCLOSED BALCONY
• HURRICANE SHUTTERS
• GATED COMMUNITY
• CLUBHOUSE
• POOL AND SPA

Property features AI

Finance

• Other: Building area listed from public records; Building name/number: 107
• HOA & community: Community association with monthly fee (listed); Association amenities include billiard room, clubhouse, fitness center, game room, pool, spa/hot tub, tennis courts, community room, library, and pickleball courts; Association fee covers cable TV, grounds maintenance, trash, water, and recreation facilities; Pets allowed (restrictions possible); Senior community; 348 units in community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detectors; Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi/split levels; 1 story total; Faces east; Resale property
• Construction: Stucco and CBS construction; Barrel roof
• Exterior features: Screened patio; Patio; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on main level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral and vaulted ceilings; Walk-in closets; Blinds and drapes
• Laundry & utility: Laundry closet inside unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-32 ($-385/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (2.3% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (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); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% 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); 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 $3,314/mo this rent would consume 49% 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 $1k of equity ($2k loan paydown + $-604 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 124 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,912 (12.0% 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 124 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
8. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 6.3

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: -5.4%
• Equity multiple: 0.75×
• Total profit: $-17,199
• Equity at exit: $69,558

10-year hold

• IRR: -1.1%
• Equity multiple: 0.89×
• Total profit: $-7,822
• Equity at exit: $81,250

Cash invested: $69,972 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,314 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$302 /mo · $3,627/yr
• Insurance: −$104
• HOA: −$933
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $-32

Break-even live

Break-even rent $3,354

Max offer price $244,234

Occupancy floor 96%

Sensitivity live

Price	-10% $109	-5% $39	+0% $-32	+5% $-103	+10% $-174
Rent	-10% $-294	-5% $-163	+0% $-32	+5% $99	+10% $230
Rate	-1.0pp $94	-0.5pp $31	base $-32	+0.5pp $-97	+1.0pp $-163

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	25d	1	0.11mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	25d	1	0.18mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,757	$2.71	0d	19	0.26mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	2d	1	0.33mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	25d	1	0.33mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	25d	1	0.44mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	25d	1	0.45mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	25d	1	0.46mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	3d	1	0.50mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	25d	1	0.50mi
9654 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,400	$2.05	25d	1	0.60mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	25d	1	0.61mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	3d	1	0.61mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	25d	1	0.61mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	25d	1	0.63mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	15d	1	0.66mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	2d	1	0.67mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,811	$2.73	2d	51	0.67mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	4d	1	0.71mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	25d	1	0.71mi
6039 Sunberry Cir Boynton Beach, FL	4.0	2.0	2149	$3,650	$1.70	6d	1	0.71mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	25d	1	0.73mi
5916 Seashell Ter Boynton Beach, FL	3.0	2.0	1882	$2,900	$1.54	16d	1	0.74mi
9629 El Clair Ranch Rd Boynton Beach, FL	4.0	2.0	2231	$4,800	$2.15	25d	1	0.75mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	21d	1	0.76mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	8d	1	0.76mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	20d	1	0.79mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	14d	1	0.79mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,650	$2.51	0d	12	0.82mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	25d	1	0.83mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	11d	1	0.85mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	25d	1	0.85mi
10839 Madison Dr Boynton Beach, FL	4.0	2.0	2079	$3,800	$1.83	2d	1	0.85mi
10839 Madison Dr Boynton Beach, FL	4.0	2.0	2079	$3,800	$1.83	11d	1	0.85mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	25d	1	0.89mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	8d	1	0.91mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	25d	1	0.92mi
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	25d	1	0.98mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	22d	1	0.98mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	25d	1	0.98mi

HOA detail condo

• Monthly dues: $933 · $11,196/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $249,900 Active 124 DOM
2. 2026-06-17
   days on market $249,900 Active 123 DOM
3. 2026-06-16
   days on market $249,900 Active 122 DOM
4. 2026-06-15
   days on market $249,900 Active 121 DOM
5. 2026-06-13
   pricedays on market $249,900 Active 119 DOM
6. 2026-06-09
   days on market $269,800 Active 115 DOM
7. 2026-06-07
   days on market $269,800 Active 113 DOM
8. 2026-06-04
   days on market $269,800 Active 110 DOM
9. 2026-06-03
   days on market $269,800 Active 109 DOM
10. 2026-06-01
    days on market $269,800 Active 107 DOM
11. 2026-05-31
    days on market $269,800 Active 106 DOM
12. 2026-02-14
    listed $269,800 Active
13. 2023-02-22
    soldstatus $290,000
14. 2023-02-15
    soldstatus $290,000 Closed 648-char remark

    Show marketing remark (648 chars)

    This won't last, very renovated condo with lots of upgrades and new A/C unit. Enjoy this beautiful lake view condo with vaulted ceilings and lots of bright light! Completely enclosed balcony with hurricane impact glass. The den has a closet to use as a 3rd bedroom. This unit is well maintained, very clean and being offered completely furnished. This 55+ Community has a lot to offer! Well placed property with shopping close by. Lots of amenities, pool, tennis billiards, walk paths, club house, fitness center and much more! Just bring your luggage to move into this beautiful turnkey condo. Perfect for snowbirds and permanent residents alike.

15. 2023-01-25
    status Pending 648-char remark

    Show marketing remark (648 chars)

    This won't last, very renovated condo with lots of upgrades and new A/C unit. Enjoy this beautiful lake view condo with vaulted ceilings and lots of bright light! Completely enclosed balcony with hurricane impact glass. The den has a closet to use as a 3rd bedroom. This unit is well maintained, very clean and being offered completely furnished. This 55+ Community has a lot to offer! Well placed property with shopping close by. Lots of amenities, pool, tennis billiards, walk paths, club house, fitness center and much more! Just bring your luggage to move into this beautiful turnkey condo. Perfect for snowbirds and permanent residents alike.

16. 2023-01-10
    historical Active Under Contract 648-char remark

    Show marketing remark (648 chars)

    This won't last, very renovated condo with lots of upgrades and new A/C unit. Enjoy this beautiful lake view condo with vaulted ceilings and lots of bright light! Completely enclosed balcony with hurricane impact glass. The den has a closet to use as a 3rd bedroom. This unit is well maintained, very clean and being offered completely furnished. This 55+ Community has a lot to offer! Well placed property with shopping close by. Lots of amenities, pool, tennis billiards, walk paths, club house, fitness center and much more! Just bring your luggage to move into this beautiful turnkey condo. Perfect for snowbirds and permanent residents alike.

17. 2022-11-18
    listed $310,000 Active 648-char remark

    Show marketing remark (648 chars)

    This won't last, very renovated condo with lots of upgrades and new A/C unit. Enjoy this beautiful lake view condo with vaulted ceilings and lots of bright light! Completely enclosed balcony with hurricane impact glass. The den has a closet to use as a 3rd bedroom. This unit is well maintained, very clean and being offered completely furnished. This 55+ Community has a lot to offer! Well placed property with shopping close by. Lots of amenities, pool, tennis billiards, walk paths, club house, fitness center and much more! Just bring your luggage to move into this beautiful turnkey condo. Perfect for snowbirds and permanent residents alike.

18. 2014-02-20
    soldstatus $155,000
19. 2000-03-17
    soldstatus $95,500
20. 2000-03-15
    soldstatus $95,500 90-char remark

    Show marketing remark (90 chars)

    CORNER UNIT MAGNIFICENT WATER VIEW PROFESSIONALLY DECORATED. SHOW TO YOUR FUSSEST CUSTOMER

21. 2000-02-17
    historical 90-char remark

    Show marketing remark (90 chars)

    CORNER UNIT MAGNIFICENT WATER VIEW PROFESSIONALLY DECORATED. SHOW TO YOUR FUSSEST CUSTOMER

22. 1999-10-22
    listed $99,900 90-char remark

    Show marketing remark (90 chars)

    CORNER UNIT MAGNIFICENT WATER VIEW PROFESSIONALLY DECORATED. SHOW TO YOUR FUSSEST CUSTOMER

ⓘ 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: $3,627 · $302/mo
• Projected year-2 tax: $3,627 · $302/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 · 27 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: $39,764
• − Mortgage interest: −$13,998
• − Property taxes: −$3,627
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,181
• − Management: −$3,181
• − HOA: −$11,196
• − Depreciation: −$7,270
• Taxable loss: −$3,939
• Est. tax savings @ 24.0%: +$945
• After-tax cash flow: $560/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

+170.1% since first listed

11 events — show timeline

• 2026-02-14 Listed $269,800 Beaches MLS
• 2023-02-22 Sold (Public Records) $290,000 Public Records
• 2023-02-15 Sold (MLS) $290,000 Beaches MLS
• 2023-01-25 Pending — Beaches MLS
• 2023-01-10 Contingent — Beaches MLS
• 2022-11-18 Listed $310,000 Beaches MLS
• 2014-02-20 Sold (Public Records) $155,000 Public Records
• 2000-03-17 Sold (Public Records) $95,500 Public Records
• 2000-03-15 Sold (MLS) $95,500 Beaches MLS
• 2000-02-17 Listing Removed — Beaches MLS
• 1999-10-22 Listed $99,900 Beaches MLS

Property tax history

+8.1%/yr

Latest (2025): $3,627 · -21.1% YoY. Source: county tax records.