8232 Waterline Dr · Boynton Beach, FL 33472

$310,000

2 bd · 2.0 ba · 1,331 sqft · SingleFamily public records · 84 Days on market

Built 1986 4,143 sqft lot $660/mo HOA · 23% 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 +8.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

2/2 Spacious partially updated waterfront villa in The Moorings at Aberdeen. Enclosed Lanai with gorgeous lake view from every room. 1 car garage. Ceramic tile and laminate flooring thru out the house. No Membership Required in this 55+ active adult community with 3 pools, fitness center, tennis courts and pickleball. HOA includes exterior insurance, building painting, landscaping, roof repairs, and planned clubhouse activities. Leaf gutter protection system on the front of the house. AC is 6 years old, water heater is 5 years old and roof is appx 15 years old, but covered by the HOA in your maintenance fees.

Key facts

• Newer ac
• Serene outdoor space
• Impact windows

Tags

• IMPACT WINDOWS
• NEWER AC
• SERENE OUTDOOR SPACE

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with possible restrictions and limits
• HOA & community: Homeowners association (monthly fee); Association amenities include clubhouse, pool, spa/hot tub, fitness center, tennis and pickleball courts, billiard and game rooms, business center, community room, manager on site, picnic area, sidewalks, street lights, parking, lobby, kitchen facilities, internet included

Exterior

• Parking: Attached 1-car garage with garage door opener; Covered parking space; 2 open parking spaces (driveway)
• Security: Smoke detectors; Owned security system
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa; One-story; Entry-level living area; Faces northeast
• Construction: CBS construction; Spanish tile roof
• Exterior features: Screened patio and screened porch; Patio and porch with glass-enclosed area; Waterfront; Paved road frontage (west of US-1)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral and vaulted ceilings; Entrance foyer; Walk-in closets; Split bedroom layout; Unfurnished
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (7.5% below list).
• Recommended offer: $261k (15.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 4.3% in Boynton Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 18 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 $3k of equity ($2k loan paydown + $614 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.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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.
• Current owner paid $260k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,940 (15.8% 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 84 days. Have you received any prior offers? Is the seller open to a 16% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.92% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 9.0

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: -5.7%
• Equity multiple: 0.73×
• Total profit: $-23,569
• Equity at exit: $93,097

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,846
• Equity at exit: $114,398

Cash invested: $86,800 (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 33472

• Home prices YoY: 0.1%
• Active inventory: 169
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,867 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$128 /mo · $1,535/yr
• Insurance: −$129
• HOA: −$660
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-278

Break-even live

Break-even rent $3,219

Max offer price $260,940

Occupancy floor —

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.43mi
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	22d	1	0.43mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	24d	1	0.49mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	24d	1	0.50mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,300	$2.08	8d	1	0.56mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	19d	1	0.57mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	24d	1	0.62mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	3d	1	0.74mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	1d	1	0.85mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	15d	1	0.85mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	17d	1	1.14mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	1.19mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	22d	1	1.19mi
5072 Arbor Glen Cir Lake Worth, FL	3.0	2.0	1232	$3,300	$2.68	15d	1	1.21mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	8d	1	1.37mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	21d	1	1.37mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	24d	1	1.44mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	24d	1	1.44mi

HOA detail

• Monthly dues: $660 · $7,920/yr
• Likely covers: waterlandscapingroofpoolgym

Listing history 27 events

1. 2026-06-18
   days on market $310,000 Active 84 DOM
2. 2026-06-17
   days on market $310,000 Active 83 DOM
3. 2026-06-16
   days on market $310,000 Active 82 DOM
4. 2026-06-15
   days on market $310,000 Active 81 DOM
5. 2026-06-13
   days on market $310,000 Active 79 DOM
6. 2026-06-09
   days on market $310,000 Active 75 DOM
7. 2026-06-08
   days on market $310,000 Active 74 DOM
8. 2026-06-07
   days on market $310,000 Active 73 DOM
9. 2026-06-04
   days on market $310,000 Active 70 DOM
10. 2026-06-03
    days on market $310,000 Active 69 DOM
11. 2026-06-02
    days on market $310,000 Active 68 DOM
12. 2026-06-01
    days on market $310,000 Active 67 DOM
13. 2026-05-31
    days on market $310,000 Active 66 DOM
14. 2026-03-24
    listed $310,000 Active
15. 2024-05-25
    status Pending 617-char remark

    Show marketing remark (617 chars)

    2/2 Spacious partially updated waterfront villa in The Moorings at Aberdeen. Enclosed Lanai with gorgeous lake view from every room. 1 car garage. Ceramic tile and laminate flooring thru out the house. No Membership Required in this 55+ active adult community with 3 pools, fitness center, tennis courts and pickleball. HOA includes exterior insurance, building painting, landscaping, roof repairs, and planned clubhouse activities. Leaf gutter protection system on the front of the house. AC is 6 years old, water heater is 5 years old and roof is appx 15 years old, but covered by the HOA in your maintenance fees.

16. 2024-05-24
    soldstatus $260,000
17. 2024-05-23
    soldstatus $260,000 Closed 617-char remark

    Show marketing remark (617 chars)

    2/2 Spacious partially updated waterfront villa in The Moorings at Aberdeen. Enclosed Lanai with gorgeous lake view from every room. 1 car garage. Ceramic tile and laminate flooring thru out the house. No Membership Required in this 55+ active adult community with 3 pools, fitness center, tennis courts and pickleball. HOA includes exterior insurance, building painting, landscaping, roof repairs, and planned clubhouse activities. Leaf gutter protection system on the front of the house. AC is 6 years old, water heater is 5 years old and roof is appx 15 years old, but covered by the HOA in your maintenance fees.

18. 2024-04-08
    price $269,900 617-char remark

    Show marketing remark (617 chars)

    2/2 Spacious partially updated waterfront villa in The Moorings at Aberdeen. Enclosed Lanai with gorgeous lake view from every room. 1 car garage. Ceramic tile and laminate flooring thru out the house. No Membership Required in this 55+ active adult community with 3 pools, fitness center, tennis courts and pickleball. HOA includes exterior insurance, building painting, landscaping, roof repairs, and planned clubhouse activities. Leaf gutter protection system on the front of the house. AC is 6 years old, water heater is 5 years old and roof is appx 15 years old, but covered by the HOA in your maintenance fees.

19. 2024-04-08
    status Active 617-char remark

    Show marketing remark (617 chars)

    2/2 Spacious partially updated waterfront villa in The Moorings at Aberdeen. Enclosed Lanai with gorgeous lake view from every room. 1 car garage. Ceramic tile and laminate flooring thru out the house. No Membership Required in this 55+ active adult community with 3 pools, fitness center, tennis courts and pickleball. HOA includes exterior insurance, building painting, landscaping, roof repairs, and planned clubhouse activities. Leaf gutter protection system on the front of the house. AC is 6 years old, water heater is 5 years old and roof is appx 15 years old, but covered by the HOA in your maintenance fees.

20. 2024-04-06
    historical Active Under Contract 617-char remark

    Show marketing remark (617 chars)

    2/2 Spacious partially updated waterfront villa in The Moorings at Aberdeen. Enclosed Lanai with gorgeous lake view from every room. 1 car garage. Ceramic tile and laminate flooring thru out the house. No Membership Required in this 55+ active adult community with 3 pools, fitness center, tennis courts and pickleball. HOA includes exterior insurance, building painting, landscaping, roof repairs, and planned clubhouse activities. Leaf gutter protection system on the front of the house. AC is 6 years old, water heater is 5 years old and roof is appx 15 years old, but covered by the HOA in your maintenance fees.

21. 2024-02-28
    price $279,900 617-char remark

    Show marketing remark (617 chars)

    2/2 Spacious partially updated waterfront villa in The Moorings at Aberdeen. Enclosed Lanai with gorgeous lake view from every room. 1 car garage. Ceramic tile and laminate flooring thru out the house. No Membership Required in this 55+ active adult community with 3 pools, fitness center, tennis courts and pickleball. HOA includes exterior insurance, building painting, landscaping, roof repairs, and planned clubhouse activities. Leaf gutter protection system on the front of the house. AC is 6 years old, water heater is 5 years old and roof is appx 15 years old, but covered by the HOA in your maintenance fees.

22. 2024-01-22
    price $299,900 617-char remark

    Show marketing remark (617 chars)

    2/2 Spacious partially updated waterfront villa in The Moorings at Aberdeen. Enclosed Lanai with gorgeous lake view from every room. 1 car garage. Ceramic tile and laminate flooring thru out the house. No Membership Required in this 55+ active adult community with 3 pools, fitness center, tennis courts and pickleball. HOA includes exterior insurance, building painting, landscaping, roof repairs, and planned clubhouse activities. Leaf gutter protection system on the front of the house. AC is 6 years old, water heater is 5 years old and roof is appx 15 years old, but covered by the HOA in your maintenance fees.

23. 2023-12-28
    listed $315,000 Active 617-char remark

    Show marketing remark (617 chars)

    2/2 Spacious partially updated waterfront villa in The Moorings at Aberdeen. Enclosed Lanai with gorgeous lake view from every room. 1 car garage. Ceramic tile and laminate flooring thru out the house. No Membership Required in this 55+ active adult community with 3 pools, fitness center, tennis courts and pickleball. HOA includes exterior insurance, building painting, landscaping, roof repairs, and planned clubhouse activities. Leaf gutter protection system on the front of the house. AC is 6 years old, water heater is 5 years old and roof is appx 15 years old, but covered by the HOA in your maintenance fees.

24. 2003-10-09
    soldstatus $154,900
25. 2003-08-22
    soldstatus $154,900 166-char remark

    Show marketing remark (166 chars)

    LOVELY LAKE VIEW , VILLA W/GARAGE ! NEUTRAL TILE IN ALL LIVING AREAS. ENCLOSED & TILED LANAI. KITCHEN W/BREAKFAST AREA LOOKS ONTO SM. COURTYARD. IMACCULATE/BRIGHT

26. 2003-06-25
    historical 166-char remark

    Show marketing remark (166 chars)

    LOVELY LAKE VIEW , VILLA W/GARAGE ! NEUTRAL TILE IN ALL LIVING AREAS. ENCLOSED & TILED LANAI. KITCHEN W/BREAKFAST AREA LOOKS ONTO SM. COURTYARD. IMACCULATE/BRIGHT

27. 2003-06-24
    listed $154,900 166-char remark

    Show marketing remark (166 chars)

    LOVELY LAKE VIEW , VILLA W/GARAGE ! NEUTRAL TILE IN ALL LIVING AREAS. ENCLOSED & TILED LANAI. KITCHEN W/BREAKFAST AREA LOOKS ONTO SM. COURTYARD. IMACCULATE/BRIGHT

ⓘ 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: $1,535 · $128/mo
• Projected year-2 tax: $2,573 · $214/mo
• Expected delta: +$1,038/yr (+$86/mo · 67.6%)

ⓘ 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 · 24 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: $34,406
• − Mortgage interest: −$17,365
• − Property taxes: −$1,535
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,752
• − Management: −$2,752
• − HOA: −$7,920
• − Depreciation: −$9,018
• Taxable loss: −$8,487
• Est. tax savings @ 24.0%: +$2,037
• After-tax cash flow: $-1,296/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

+100.1% since first listed

14 events — show timeline

• 2026-03-24 Listed $310,000 Beaches MLS
• 2024-05-25 Pending — Beaches MLS
• 2024-05-24 Sold (Public Records) $260,000 Public Records
• 2024-05-23 Sold (MLS) $260,000 Beaches MLS
• 2024-04-08 Price Changed $269,900 Beaches MLS
• 2024-04-08 Relisted — Beaches MLS
• 2024-04-06 Contingent — Beaches MLS
• 2024-02-28 Price Changed $279,900 Beaches MLS
• 2024-01-22 Price Changed $299,900 Beaches MLS
• 2023-12-28 Listed $315,000 Beaches MLS
• 2003-10-09 Sold (Public Records) $154,900 Public Records
• 2003-08-22 Sold (MLS) $154,900 Beaches MLS
• 2003-06-25 Listing Removed — Beaches MLS
• 2003-06-24 Listed $154,900 Beaches MLS

Property tax history

+1.1%/yr

Latest (2025): $1,535 · -4.9% YoY. Source: county tax records.