9810 Marina Blvd #1136 · Hillsboro Pines, FL 33428

$139,999

1 bd · 1.5 ba · 780 sqft · Condo public records · 77 Days on market

Built 1973 $393/mo HOA · 18% of rent

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Why this score? — see what drove the B- 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 +27.2/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW!! A COMPLETLY REMODELED PENTHOUSE * ONE BEDROOM * ONE AND HALF BATH * UNLIMITED FREE GOLF * WOOD KITCHEN WITH GRANITE COUNTER TOPS * CROWN MOLDING * HURICANE RESISTANT WINDOWS AND DOORS * PLANTATION SHUTERS ON ALL WINDOWS * TILE THRU-OUT * TURN KEY * GREAT VIEWS THIS IS NOT A SHORT SALE OR A FORECLOSURE !! * JUST A MOTIVATED SELLER !! *

Key facts

• Open concept living
• Updated kitchen
• Recessed lighting

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• CUSTOM TILE BACKSPLASH
• RECESSED LIGHTING
• CROWN MOLDING
• OPEN CONCEPT LIVING

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: HOA with monthly fee; Community amenities include clubhouse, elevator(s), pool, trash chute; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One parking space
• Security: Secure elevator
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Condominium; One level; Resale; Faces north; Three-story building
• Construction: Concrete construction
• Exterior features: No waterfront; Flat roof

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Furnished
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#173 in FL, #2,634 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities 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.
• Market conditions: Rents rising (+3.7%/yr); 267 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 77 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $113k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); 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 $131,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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.
10. 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.
11. 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: 1.54% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,002
• Equity at exit: $20,874

10-year hold

• IRR: 8.9%
• Equity multiple: 1.72×
• Total profit: $28,125
• Equity at exit: $12,105

Cash invested: $39,200 (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 33428

• Rents YoY: 3.7%
• Active inventory: 267
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,156 high
• Mortgage (P&I): −$734
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$58
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$393
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $279

Break-even live

Break-even rent $1,802

Max offer price $139,999

Occupancy floor 82%

Sensitivity live

Price	-10% $359	-5% $319	+0% $279	+5% $240	+10% $200
Rent	-10% $109	-5% $194	+0% $279	+5% $365	+10% $450
Rate	-1.0pp $350	-0.5pp $315	base $279	+0.5pp $243	+1.0pp $206

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9826 Marina Blvd #1027 Boca Raton, FL	2.0	2.0	955	$2,500	$2.62	25d	1	0.03mi
9780 Marina Blvd #415 Boca Raton, FL	2.0	2.0	955	$2,000	$2.09	25d	1	0.11mi
9503 Boca Cove Cir #603 Boca Raton, FL	2.0	2.0	912	$2,200	$2.41	22d	1	0.29mi
1620 SW 64th Way Unit H Boca Raton, FL	2.0	2.0	1008	$2,250	$2.23	25d	1	0.29mi
9466 Boca Cove Cir #310 Boca Raton, FL	2.0	2.0	770	$2,000	$2.60	25d	1	0.35mi
5800 NW 74th Pl Coconut Creek, FL	1.0–2.0	1.0–2.0	1115	$1,955	$1.75	2d	17	0.44mi
9949 Sandalfoot Blvd #531 Boca Raton, FL	2.0	2.0	820	$2,200	$2.68	25d	1	0.54mi
9949 Sandalfoot Blvd Boca Raton, FL	2.0	1.5–2.0	818	$2,000	$2.44	13d	2	0.54mi
9915 Sandalfoot Blvd Boca Raton, FL	2.0	1.0	777	$2,000	$2.57	11d	2	0.54mi
10166 Marlin Cir Unit 2 Boca Raton, FL	2.0	1.0	789	$1,450	$1.84	16d	1	0.58mi
10267 Boca Bnd W Unit G4 Boca Raton, FL	2.0	2.0	1068	$2,850	$2.67	25d	1	0.59mi
10323 Boca Bnd W Unit K4 Boca Raton, FL	2.0	2.0	1068	$2,500	$2.34	0d	1	0.62mi
9973 Three Lakes Cir Boca Raton, FL	2.0	2.0	1026	$2,500	$2.44	25d	1	0.68mi
9355 SW 8th St Boca Raton, FL	1.0–2.0	1.5–2.0	780	$1,600	$2.05	2d	4	0.75mi
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,029	$1.89	2d	28	0.77mi
22605 SW 66th Ave #403 Boca Raton, FL	2.0	2.0	1030	$2,100	$2.04	25d	1	0.78mi
22605 SW 66th Ave #206 Boca Raton, FL	1.0	1.5	960	$1,650	$1.72	6d	1	0.78mi
10457 S 228th Ln Boca Raton, FL	2.0	2.0	1104	$1,900	$1.72	8d	1	0.80mi
9273 SW 8th St Boca Raton, FL	1.0–2.0	1.5–2.0	878	$1,700	$1.94	3d	3	0.82mi
23398 Lyons Rd #309 Boca Raton, FL	2.0	2.0	988	$2,200	$2.23	14d	1	0.87mi
9370 SW 8th St #107 Boca Raton, FL	2.0	2.0	900	$2,150	$2.39	15d	1	0.87mi
9370 SW 8th St #107 Boca Raton, FL	2.0	2.0	900	$2,100	$2.33	6d	1	0.87mi
23398 SW 57th Ave Boca Raton, FL	2.0	2.0	988	$2,150	$2.18	5d	2	0.87mi
9233 SW 8th St #110 Boca Raton, FL	2.0	2.0	979	$1,800	$1.84	8d	1	0.91mi
9440 SW 8th St Boca Raton, FL	1.0–2.0	1.5–2.0	878	$1,900	$2.16	3d	2	0.95mi
9235 SW 8th St Boca Raton, FL	2.0	2.0	900	$2,150	$2.39	3d	2	1.00mi
9235 SW 8th St Boca Raton, FL	2.0	2.0	1045	$2,175	$2.08	11d	4	1.00mi
9260 Boca Vue Dr Boca Raton, FL	1.0–3.0	1.0–2.0	1052	$2,348	$2.23	0d	32	1.02mi
9162 SW 5th St Unit A Boca Raton, FL	2.0	2.0	1039	$2,400	$2.31	25d	1	1.08mi
11887 Anchorage Way Boca Raton, FL	2.0	2.0	960	$1,900	$1.98	25d	1	1.11mi
9860 SW 3rd St Boca Raton, FL	1.0–3.0	1.5–2.5	1222	$1,865	$1.53	0d	34	1.12mi
5851 Holmberg Rd Parkland, FL	1.0–3.0	1.0–2.5	1255	$2,042	$1.63	4d	32	1.16mi
9374 SW 3rd St #708 Boca Raton, FL	2.0	2.0	961	$2,100	$2.19	8d	1	1.17mi
11992 Coral Pl Boca Raton, FL	2.0	1.5	720	$2,000	$2.78	25d	1	1.18mi
9338 SW 3rd St #508 Boca Raton, FL	2.0	2.0	961	$2,300	$2.39	14d	1	1.20mi
9338 SW 3rd St #508 Boca Raton, FL	2.0	2.0	961	$2,300	$2.39	13d	1	1.20mi
11942 N Branch Rd Boca Raton, FL	2.0	2.0	900	$1,950	$2.17	25d	1	1.21mi
9200 SW 3rd St #109 Boca Raton, FL	2.0	2.0	961	$2,250	$2.34	25d	1	1.23mi
9210 SW 3rd St #216 Boca Raton, FL	2.0	2.0	961	$2,350	$2.45	25d	1	1.23mi

HOA detail condo

• Monthly dues: $393 · $4,716/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $139,999 Active 77 DOM
2. 2026-06-17
   days on market $139,999 Active 76 DOM
3. 2026-06-16
   days on market $139,999 Active 75 DOM
4. 2026-06-15
   days on market $139,999 Active 74 DOM
5. 2026-06-13
   days on market $139,999 Active 72 DOM
6. 2026-06-09
   days on market $139,999 Active 68 DOM
7. 2026-06-08
   days on market $139,999 Active 67 DOM
8. 2026-06-07
   days on market $139,999 Active 66 DOM
9. 2026-06-04
   days on market $139,999 Active 63 DOM
10. 2026-06-03
    days on market $139,999 Active 62 DOM
11. 2026-06-02
    days on market $139,999 Active 61 DOM
12. 2026-06-01
    days on market $139,999 Active 60 DOM
13. 2026-05-31
    days on market $139,999 Active 59 DOM
14. 2026-04-02
    listed $139,999 Active
15. 2022-02-08
    soldstatus $112,900
16. 2015-04-13
    soldstatus $60,000
17. 2011-04-27
    soldstatus $48,500
18. 2011-04-14
    soldstatus $48,500 344-char remark

    Show marketing remark (344 chars)

    WOW!! A COMPLETLY REMODELED PENTHOUSE * ONE BEDROOM * ONE AND HALF BATH * UNLIMITED FREE GOLF * WOOD KITCHEN WITH GRANITE COUNTER TOPS * CROWN MOLDING * HURICANE RESISTANT WINDOWS AND DOORS * PLANTATION SHUTERS ON ALL WINDOWS * TILE THRU-OUT * TURN KEY * GREAT VIEWS THIS IS NOT A SHORT SALE OR A FORECLOSURE !! * JUST A MOTIVATED SELLER !! *

19. 2011-03-11
    historical 344-char remark

    Show marketing remark (344 chars)

    WOW!! A COMPLETLY REMODELED PENTHOUSE * ONE BEDROOM * ONE AND HALF BATH * UNLIMITED FREE GOLF * WOOD KITCHEN WITH GRANITE COUNTER TOPS * CROWN MOLDING * HURICANE RESISTANT WINDOWS AND DOORS * PLANTATION SHUTERS ON ALL WINDOWS * TILE THRU-OUT * TURN KEY * GREAT VIEWS THIS IS NOT A SHORT SALE OR A FORECLOSURE !! * JUST A MOTIVATED SELLER !! *

20. 2011-02-04
    listed $48,900 344-char remark

    Show marketing remark (344 chars)

    WOW!! A COMPLETLY REMODELED PENTHOUSE * ONE BEDROOM * ONE AND HALF BATH * UNLIMITED FREE GOLF * WOOD KITCHEN WITH GRANITE COUNTER TOPS * CROWN MOLDING * HURICANE RESISTANT WINDOWS AND DOORS * PLANTATION SHUTERS ON ALL WINDOWS * TILE THRU-OUT * TURN KEY * GREAT VIEWS THIS IS NOT A SHORT SALE OR A FORECLOSURE !! * JUST A MOTIVATED SELLER !! *

21. 2011-01-30
    historical
22. 2010-09-30
    listed $49,000
23. 2010-07-15
    historical
24. 2009-12-28
    listed $49,900
25. 2009-11-30
    historical
26. 2009-08-13
    listed $49,900
27. 2008-11-26
    historical
28. 2008-07-20
    listed $84,000
29. 2007-02-26
    soldstatus $80,000
30. 2007-02-20
    soldstatus $80,000
31. 2007-01-24
    historical
32. 2006-05-11
    listed $85,000
33. 1989-12-22
    soldstatus $31,500
34. 1989-05-01
    soldstatus $8,100

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $1,392 · $116/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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,872
• − Mortgage interest: −$7,842
• − Property taxes: −$1,392
• − Insurance: −$2,167
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − HOA: −$4,716
• − Depreciation: −$4,073
• Taxable income: $1,542
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $2,983/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 — Hillsboro Pines

• Score: 78/100
• State rank: #173
• US rank: #2634

Category grades

Amenities F Commute A Cost of living F Crime A+ Employment A+ Housing B- Health & safety A+ 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): 47,588
• Household income: $88,543
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1990.0

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 0.69)
• Race & ethnicity: White 50% Two or more races 23% Hispanic / Latino 22% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Estonian 12% Romanian 3% Scotch-Irish 3%
• Foreign-born: 37% · Canada, Jamaica, Vietnam
• Languages at home: 55% English-only · Spanish 19% Other Indo-European 17% French/Haitian/Cajun 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: ▼ -299.00%
• Current HPI: 373.2649
• Rent YoY: ▲ 3.72%
• 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

+1628.4% since first listed

21 events — show timeline

• 2026-04-02 Listed $139,999 Beaches MLS
• 2022-02-08 Sold (Public Records) $112,900 Public Records
• 2015-04-13 Sold (Public Records) $60,000 Public Records
• 2011-04-27 Sold (Public Records) $48,500 Public Records
• 2011-04-14 Sold (MLS) $48,500 Beaches MLS
• 2011-03-11 Listing Removed — Beaches MLS
• 2011-02-04 Listed $48,900 Beaches MLS
• 2011-01-30 Listing Removed — Beaches MLS
• 2010-09-30 Listed $49,000 Beaches MLS
• 2010-07-15 Listing Removed — Beaches MLS
• 2009-12-28 Listed $49,900 Beaches MLS
• 2009-11-30 Listing Removed — Beaches MLS
• 2009-08-13 Listed $49,900 Beaches MLS
• 2008-11-26 Listing Removed — Beaches MLS
• 2008-07-20 Listed $84,000 Beaches MLS
• 2007-02-26 Sold (Public Records) $80,000 Public Records
• 2007-02-20 Sold (MLS) $80,000 Beaches MLS
• 2007-01-24 Listing Removed — Beaches MLS
• 2006-05-11 Listed $85,000 Beaches MLS
• 1989-12-22 Sold (Public Records) $31,500 Public Records
• 1989-05-01 Sold (Public Records) $8,100 Public Records

Property tax history

+15.6%/yr

Latest (2025): $1,392 · +0.1% YoY. Source: county tax records.