9711 Pavarotti Ter #101 · Boynton Beach, FL 33437

$222,000

2 bd · 2.0 ba · 1,498 sqft · Condo public records · 152 Days on market

Built 1994 $550/mo HOA · 19% of rent

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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 +20.3/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully maintained first floor corner 2 bedroom 2 bath plus a den and an enclosed Florida room. New carpet, A/C 2017 and water ht. This condo has a large eat in kitchen, screened front entrance and it has fresh paint and new ceiling fans. Bring your fussiest buyers if they are looking for and active clubhouse, tennis, fitness center,billiards,cards,and clubs of all kinds.New roof in 2011,building painted 2017, close to shopping, restaurants 1'95 and turnpike. THERE IS NO LEASING IN THIS COMMUNITY

Key facts

• Fitness center
• Clubhouse
• Community pool

Tags

• COMMUNITY POOL
• FITNESS CENTER
• CLUBHOUSE
• LANDSCAPING
• LOCATION

Property features AI

Finance

• HOA & community: Association with monthly fee; HOA provides cable TV, insurance, grounds maintenance, pest control, sewer, trash, water, common area maintenance, hot water, and recreation facility; Community amenities include clubhouse, pool, tennis courts, billiard room, game room, playground, trails, community room, library, and internet included; Pets allowed with breed restrictions; Senior community

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Single-story; Faces north; Resale property
• Construction: Block/Concrete/CBS construction; Concrete and tile roof
• Exterior features: Screened patio; Patio; Not waterfront; Road frontage west of US-1

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Individual central air conditioning
• Interior features: Walk-in closets; Split bedroom layout; French doors; Blinds
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $222k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $222k).
• Recommended offer: $195k (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); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 490 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 42% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $998 of equity ($2k loan paydown + $-537 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 152 days — a 12% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $163k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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. 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?
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. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 6.5

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: 1.6%
• Equity multiple: 1.07×
• Total profit: $4,486
• Equity at exit: $61,792

10-year hold

• IRR: 5.8%
• Equity multiple: 1.57×
• Total profit: $35,539
• Equity at exit: $72,179

Cash invested: $62,160 (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: 490
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,831 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$147 /mo · $1,765/yr
• Insurance: −$92
• HOA: −$550
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $283

Break-even live

Break-even rent $2,473

Max offer price $222,000

Occupancy floor 85%

Sensitivity live

Price	-10% $408	-5% $346	+0% $283	+5% $220	+10% $157
Rent	-10% $59	-5% $171	+0% $283	+5% $395	+10% $506
Rate	-1.0pp $395	-0.5pp $339	base $283	+0.5pp $225	+1.0pp $167

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	3d	1	0.21mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	8d	1	0.23mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	21d	1	0.23mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	4d	1	0.27mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	20d	1	0.29mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	15d	1	0.34mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	25d	1	0.35mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,311	$2.27	0d	19	0.39mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	25d	1	0.45mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	25d	1	0.46mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	25d	1	0.52mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	25d	1	0.54mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	25d	1	0.54mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	3d	1	0.54mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	25d	1	0.54mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	25d	1	0.64mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	25d	1	0.66mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	25d	1	0.70mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	25d	1	0.74mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	23d	1	0.78mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	25d	1	0.78mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,266	$2.20	3d	51	0.86mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	4d	1	0.92mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	15d	1	0.94mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	4d	1	0.94mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	16d	1	0.96mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	4d	1	0.96mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	25d	1	0.96mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	25d	1	1.00mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	25d	1	1.01mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	25d	1	1.01mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	25d	1	1.02mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	8d	1	1.04mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	16d	1	1.07mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,280	$2.16	0d	12	1.07mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	16d	1	1.17mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$1,800	$1.50	8d	1	1.22mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$2,000	$1.67	25d	1	1.22mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	25d	1	1.23mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	25d	1	1.23mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: watergym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $222,000 Active 152 DOM
2. 2026-06-18
   days on market $222,000 Active 149 DOM
3. 2026-06-17
   days on market $222,000 Active 148 DOM
4. 2026-06-16
   days on market $222,000 Active 147 DOM
5. 2026-06-15
   days on market $222,000 Active 146 DOM
6. 2026-06-13
   days on market $222,000 Active 144 DOM
7. 2026-06-09
   days on market $222,000 Active 140 DOM
8. 2026-06-07
   days on market $222,000 Active 138 DOM
9. 2026-06-04
   days on market $222,000 Active 135 DOM
10. 2026-06-03
    days on market $222,000 Active 134 DOM
11. 2026-06-01
    days on market $222,000 Active 132 DOM
12. 2026-05-31
    days on market $222,000 Active 131 DOM
13. 2026-05-21
    price $222,000
14. 2026-01-20
    listed $230,000 Active
15. 2025-05-21
    historical
16. 2025-04-18
    listed $234,900 Active
17. 2018-10-22
    soldstatus $163,000
18. 2018-10-19
    soldstatus $163,000 Closed 506-char remark

    Show marketing remark (506 chars)

    Beautifully maintained first floor corner 2 bedroom 2 bath plus a den and an enclosed Florida room. New carpet, A/C 2017 and water ht. This condo has a large eat in kitchen, screened front entrance and it has fresh paint and new ceiling fans. Bring your fussiest buyers if they are looking for and active clubhouse, tennis, fitness center,billiards,cards,and clubs of all kinds.New roof in 2011,building painted 2017, close to shopping, restaurants 1'95 and turnpike. THERE IS NO LEASING IN THIS COMMUNITY

19. 2018-10-06
    status Pending 506-char remark

    Show marketing remark (506 chars)

    Beautifully maintained first floor corner 2 bedroom 2 bath plus a den and an enclosed Florida room. New carpet, A/C 2017 and water ht. This condo has a large eat in kitchen, screened front entrance and it has fresh paint and new ceiling fans. Bring your fussiest buyers if they are looking for and active clubhouse, tennis, fitness center,billiards,cards,and clubs of all kinds.New roof in 2011,building painted 2017, close to shopping, restaurants 1'95 and turnpike. THERE IS NO LEASING IN THIS COMMUNITY

20. 2018-08-11
    price $169,900 506-char remark

    Show marketing remark (506 chars)

    Beautifully maintained first floor corner 2 bedroom 2 bath plus a den and an enclosed Florida room. New carpet, A/C 2017 and water ht. This condo has a large eat in kitchen, screened front entrance and it has fresh paint and new ceiling fans. Bring your fussiest buyers if they are looking for and active clubhouse, tennis, fitness center,billiards,cards,and clubs of all kinds.New roof in 2011,building painted 2017, close to shopping, restaurants 1'95 and turnpike. THERE IS NO LEASING IN THIS COMMUNITY

21. 2018-08-01
    listed $174,900 Active 506-char remark

    Show marketing remark (506 chars)

    Beautifully maintained first floor corner 2 bedroom 2 bath plus a den and an enclosed Florida room. New carpet, A/C 2017 and water ht. This condo has a large eat in kitchen, screened front entrance and it has fresh paint and new ceiling fans. Bring your fussiest buyers if they are looking for and active clubhouse, tennis, fitness center,billiards,cards,and clubs of all kinds.New roof in 2011,building painted 2017, close to shopping, restaurants 1'95 and turnpike. THERE IS NO LEASING IN THIS COMMUNITY

22. 2018-06-06
    soldstatus $159,000
23. 2018-05-29
    soldstatus $159,000 Closed
24. 2018-04-27
    status Pending
25. 2018-04-08
    historical Active Under Contract
26. 2018-04-08
    status Pending
27. 2018-04-01
    price $164,900
28. 2018-03-23
    listed $169,000 Active
29. 1994-07-19
    soldstatus $99,000

ⓘ 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: $1,765 · $147/mo
• Projected year-2 tax: $1,843 · $154/mo
• Expected delta: +$78/yr (+$6/mo · 4.4%)

ⓘ 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 · 25 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: $33,972
• − Mortgage interest: −$12,435
• − Property taxes: −$1,765
• − Insurance: −$1,110
• − Repairs & maintenance: −$2,718
• − Management: −$2,718
• − HOA: −$6,600
• − Depreciation: −$6,458
• Taxable income: $168
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $3,352/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

• County: Palm Beach County · 1,438,312 people
• City population: 148,060
• 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

+124.2% since first listed

17 events — show timeline

• 2026-05-21 Price Changed $222,000 Beaches MLS
• 2026-01-20 Listed $230,000 Beaches MLS
• 2025-05-21 Listing Removed — Beaches MLS
• 2025-04-18 Listed $234,900 Beaches MLS
• 2018-10-22 Sold (Public Records) $163,000 Public Records
• 2018-10-19 Sold (MLS) $163,000 Beaches MLS
• 2018-10-06 Pending — Beaches MLS
• 2018-08-11 Price Changed $169,900 Beaches MLS
• 2018-08-01 Listed $174,900 Beaches MLS
• 2018-06-06 Sold (Public Records) $159,000 Public Records
• 2018-05-29 Sold (MLS) $159,000 Beaches MLS
• 2018-04-27 Pending — Beaches MLS
• 2018-04-08 Contingent — Beaches MLS
• 2018-04-08 Pending — Beaches MLS
• 2018-04-01 Price Changed $164,900 Beaches MLS
• 2018-03-23 Listed $169,000 Beaches MLS
• 1994-07-19 Sold (Public Records) $99,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,765 · +3.6% YoY. Source: county tax records.