8316 Waterline Dr #102 · Boynton Beach, FL 33472

$330,000

3 bd · 2.0 ba · 1,628 sqft · Condo public records · 55 Days on market

Built 1991 $871/mo HOA · 26% of rent

---

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 +9.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Appreciation +5.1/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bank addendum once offer is accepted. Seller chooses title and must hold escrow. Buyer pays doc stamps. 15 first look period ends 2/10/2012.

Key facts

• Custom cabinetry
• Lake view lot
• Clubhouse amenities

Tags

• LAKE VIEW LOT
• AIR-CONDITIONED LANAI
• CUSTOM CABINETRY
• CLUBHOUSE AMENITIES
• WALKING TRAILS

Property features AI

Finance

• Other: Pets allowed (possible pet restrictions); Located in a senior community
• HOA & community: HOA managed by GRS Management; Monthly HOA fee; Community amenities include pool (heated), fitness center, clubhouse, game room, billiard room, library, community room, bocce ball, pickleball and tennis courts, jogging path, sidewalks, management/manager on site, recreation facilities

Exterior

• Parking: Attached garage (1 garage space); Driveway; Covered parking space
• Security: Security system
• Utilities: Public water; Public sewer; Electricity available
• Home design: Villa (single-story); One level; Resale property; Faces east
• Construction: Stucco and CBS construction; Tile barrel roof; Slab foundation; Built as a villa
• Exterior features: Covered patio; Open patio; Screened patio; Deck; Glass-enclosed patio; Paved road access; Waterfront location

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Vaulted ceiling; High ceilings; Entrance foyer; Walk-in closets; Split bedroom layout; Custom mirrors; Roman tub
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (11.4% below list).
• Meets the 1% rule at list price ($3k rent vs $330k).
• Recommended offer: $292k (11.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: 173 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 + $654 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $108k; list at $330k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $292,296 (11.4% 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 55 days. Have you received any prior offers? Is the seller open to a 11% 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. 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 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: 1.03% ✓
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 8.1

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: 0.79×
• Total profit: $-19,737
• Equity at exit: $99,103

10-year hold

• IRR: 1.4%
• Equity multiple: 1.15×
• Total profit: $13,845
• Equity at exit: $121,778

Cash invested: $92,400 (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: 173
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,388 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$151 /mo · $1,812/yr
• Insurance: −$138
• HOA: −$871
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $-213

Break-even live

Break-even rent $3,658

Max offer price $292,296

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-120	+0% $-213	+5% $-307	+10% $-400
Rent	-10% $-481	-5% $-347	+0% $-213	+5% $-80	+10% $54
Rate	-1.0pp $-47	-0.5pp $-130	base $-213	+0.5pp $-299	+1.0pp $-386

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	26d	1	0.37mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	26d	1	0.37mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	21d	1	0.41mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,100	$1.90	1d	1	0.43mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	26d	1	0.48mi
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	24d	1	0.51mi
6143 Windlass Cir Boynton Beach, FL	4.0	2.5	2245	$4,200	$1.87	21d	1	0.52mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	26d	1	0.57mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	3d	1	0.71mi
8520 Tourmaline Blvd Boynton Beach, FL	4.0	2.0	1699	$4,000	$2.35	21d	1	0.84mi
7366 Ashley Shores Cir Lake Worth, FL	3.0	2.5	1945	$4,200	$2.16	0d	1	0.86mi
7366 Ashley Shores Cir Lake Worth, FL	3.0	2.5	1945	$4,200	$2.16	10d	1	0.86mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	5d	1	0.90mi
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	10d	1	0.95mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	20d	1	0.96mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	26d	1	1.00mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	17d	1	1.03mi
5072 Arbor Glen Cir Lake Worth, FL	3.0	2.0	1232	$3,300	$2.68	17d	1	1.32mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	26d	1	1.33mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	1.33mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,750	$2.45	1d	1	1.44mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	13d	1	1.44mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	26d	1	1.44mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	16d	1	1.44mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	17d	1	1.44mi
8657 Rosalie Ct Boynton Beach, FL	4.0	2.0	2021	$3,499	$1.73	21d	1	1.47mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	26d	1	1.47mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	13d	1	1.47mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	26d	1	1.48mi
9629 El Clair Ranch Rd Boynton Beach, FL	4.0	2.0	2231	$4,800	$2.15	26d	1	1.50mi

HOA detail condo

• Monthly dues: $871 · $10,452/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $330,000 Active 55 DOM
2. 2026-06-21
   days on market $330,000 Active 54 DOM
3. 2026-06-18
   days on market $330,000 Active 51 DOM
4. 2026-06-17
   days on market $330,000 Active 50 DOM
5. 2026-06-16
   days on market $330,000 Active 49 DOM
6. 2026-06-15
   days on market $330,000 Active 48 DOM
7. 2026-06-13
   days on market $330,000 Active 46 DOM
8. 2026-06-09
   days on market $330,000 Active 42 DOM
9. 2026-06-08
   days on market $330,000 Active 41 DOM
10. 2026-06-07
    days on market $330,000 Active 40 DOM
11. 2026-06-04
    days on market $330,000 Active 37 DOM
12. 2026-06-03
    days on market $330,000 Active 36 DOM
13. 2026-06-02
    days on market $330,000 Active 35 DOM
14. 2026-06-01
    days on market $330,000 Active 34 DOM
15. 2026-05-31
    days on market $330,000 Active 33 DOM
16. 2026-04-24
    listed $330,000 Active
17. 2012-04-10
    soldstatus $108,000 140-char remark

    Show marketing remark (140 chars)

    Bank addendum once offer is accepted. Seller chooses title and must hold escrow. Buyer pays doc stamps. 15 first look period ends 2/10/2012.

18. 2012-03-20
    historical 140-char remark

    Show marketing remark (140 chars)

    Bank addendum once offer is accepted. Seller chooses title and must hold escrow. Buyer pays doc stamps. 15 first look period ends 2/10/2012.

19. 2012-01-26
    listed $112,000 140-char remark

    Show marketing remark (140 chars)

    Bank addendum once offer is accepted. Seller chooses title and must hold escrow. Buyer pays doc stamps. 15 first look period ends 2/10/2012.

20. 2000-12-15
    soldstatus $154,000
21. 1991-05-30
    soldstatus $137,900

ⓘ 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: $1,812 · $151/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: +$927/yr (+$77/mo · 51.1%)

ⓘ 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 6 d/yr ≥106°F today · 22 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: $40,658
• − Mortgage interest: −$18,485
• − Property taxes: −$1,812
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,253
• − Management: −$3,253
• − HOA: −$10,452
• − Depreciation: −$9,600
• Taxable loss: −$7,847
• Est. tax savings @ 24.0%: +$1,883
• After-tax cash flow: $-678/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

+139.3% since first listed

6 events — show timeline

• 2026-04-24 Listed $330,000 Beaches MLS
• 2012-04-10 Sold (MLS) $108,000 Beaches MLS
• 2012-03-20 Listing Removed — Beaches MLS
• 2012-01-26 Listed $112,000 Beaches MLS
• 2000-12-15 Sold (Public Records) $154,000 Public Records
• 1991-05-30 Sold (Public Records) $137,900 Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,812 · +3.6% YoY. Source: county tax records.