8491 Heather Pl · Boynton Beach, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 106°F)
- 6 days/yr
- Hot days in 30 yrs
- 22 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A 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 +29.8/30.0
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +5.9/10.0
- Appreciation +5.1/10.0
- Condition / age +3.8/5.0
- Livability +3.6/5.0
- Rent growth +2.5/5.0
$239,900
8491 Heather Pl · Boynton Beach, FL 33472
3 bd · 2.0 ba · 2,102 sqft · SingleFamily
public records
· 303 Days on market
Built 1989
6,159 sqft lot
Garage
$114/sqft
· 44% below area
Est $359k · 33% under
$651/mo HOA · 16% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Location, Location Location. Don't miss this Gorgeous water view from this lovely villa. Original owners picked the best lot with the builder. Wide water views with beautiful golf course and no homes on the other side of the lake. Kitchen has wood cabinets and granite counters. Large tile throughout living areas.
Key facts
- Tennis
- Fitness center
- Glass-enclosed lanai
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $884 ($11k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $240k).
- Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
- Cap rate 10.7% vs local median 4.2% 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); 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: 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 81d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
- At $4,053/mo this rent would consume 49% of the median local household income ($98k/yr) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- In year one you build about $2k of equity ($2k loan paydown + $475 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.
- At projected returns (0.2% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~5 years — after that, you're playing with house money.
Negotiation context
- It's been on market 303 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
- 5 sale attempts since 6y ago; this cycle's ask is 8172% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
- Current owner paid $130k; list at $240k implies a 85% gain — meaningful room to come down on a strong offer.
Risks & watch-outs
- 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
$211,112
(12.0% below list)
Questions for the listing agent
- It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.69% ✓
- Cap rate
- 10.71%
- Cash-on-cash
- 15.79%
- DSCR
- 1.70
- GRM
- 4.9
CMA / ARV
- ARV (median comp)
- $358,614
- List price
- $239,900
- Delta
- -33.10%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 8385 Horseshoe Bay Rd | 0.40mi | 3/2.0 | 2,009 (-4%) | 4mo | $587,500 | $292 | 70 |
| 6886 Swansea Ln | 0.41mi | 3/2.0 | 1,971 (-6%) | 1mo | $312,500 | $159 | 70 |
| 6787 Fairway Lakes Dr | 0.27mi | 3/3.0 | 2,278 (+8%) | 2mo | $415,000 | $182 | 68 |
| 8828 Sandown Way | 0.29mi | 3/2.0 | 2,315 (+10%) | 6mo | $293,000 | $127 | 65 |
| 6935 Fairway Lakes Dr | 0.35mi | 3/3.0 | 2,278 (+8%) | 4mo | $635,000 | $279 | 63 |
| 7244 Trentino Way | 0.66mi | 3/2.0 | 1,984 (-6%) | 1mo | $445,000 | $224 | 59 |
| 7100 Trentino Way | 0.68mi | 3/2.0 | 1,984 (-6%) | 2mo | $425,000 | $214 | 57 |
| 8940 Shoal Creek Ln | 0.57mi | 3/2.0 | 1,936 (-8%) | 4mo | $190,000 | $98 | 56 |
| 7737 Rockford Rd | 0.62mi | 3/2.5 | 2,249 (+7%) | 2mo | $210,000 | $93 | 56 |
| 7624 Viniste Dr | 0.73mi | 3/2.5 | 2,186 (+4%) | 3mo | $440,000 | $201 | 55 |
| 7823 Rockford Rd | 0.71mi | 3/2.0 | 1,820 (-13%) | 1mo | $300,000 | $165 | 44 |
| 7932 Lakewood Cove Ct | 0.71mi | 3/2.5 | 1,817 (-14%) | 4mo | $435,000 | $239 | 39 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
0.2% appreciation · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- 15.9%
- Equity multiple
- 1.77×
- Total profit
- $51,980
- Equity at exit
- $72,045
10-year hold
- IRR
- 20.2%
- Equity multiple
- 3.29×
- Total profit
- $153,667
- Equity at exit
- $88,529
Cash invested: $67,172 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 61 active · 71 under contract
- Months of supply
- 12.6 mo (8%/mo absorbed)
- Median asking
- $409,000 ($201/sqft)
- Median days on market
- 90 d
- This list price
- 11% of active listings are priced below it
- ARV vs active asking
- -15.2% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33472
- Home prices YoY
- 0.1%
- Active inventory
- 228
- Price-to-rent
- 4.9×
Monthly cashflow live
↻
- Estimated rent
- $4,053 high interval (Pro) →
- Mortgage (P&I)
- −$1,258
- Tax from tax record
- −$309 /mo · $3,705/yr
- Insurance
- −$100
- HOA
- −$651
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$851
- Net cashflow
- $884
Break-even live
Break-even rent
$2,934
Max offer price
$239,900
Occupancy floor
73%
Sensitivity live
| Price | -10% $1,020 | -5% $952 | +0% $884 | +5% $816 | +10% $748 |
|---|---|---|---|---|---|
| Rent | -10% $564 | -5% $724 | +0% $884 | +5% $1,044 | +10% $1,204 |
| Rate | -1.0pp $1,005 | -0.5pp $945 | base $884 | +0.5pp $822 | +1.0pp $758 |
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
- $59,975
- Closing costs
- $7,197
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 7136 Ashford Ln Boynton Beach, FL | 3.0 | 2.0 | 1905 | $8,500 | $4.46 | 24d | 1 | 0.25mi |
| 6862 Swansea Ln Boynton Beach, FL | 3.0 | 2.0 | 1906 | $6,000 | $3.15 | 38d | 1 | 0.47mi |
| 8976 Shoal Creek Ln #8976 Boynton Beach, FL | 3.0 | 2.0 | 1787 | $4,500 | $2.52 | 20d | 1 | 0.48mi |
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $4,500 | $2.32 | 87d | 1 | 0.53mi |
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $4,500 | $2.32 | 10d | 1 | 0.53mi |
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $9,900 | $5.11 | 64d | 1 | 0.53mi |
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $5,000 | $2.58 | 106d | 1 | 0.53mi |
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $4,900 | $2.53 | 120d | 1 | 0.53mi |
| 8082 Aberdeen Dr #102 Boynton Beach, FL | 2.0 | 2.0 | 1619 | $8,500 | $5.25 | 120d | 1 | 0.57mi |
| 7725 Rockford Rd Boynton Beach, FL | 3.0 | 2.5 | 2249 | $10,000 | $4.45 | 99d | 1 | 0.58mi |
| 8073 Aberdeen Dr Boynton Beach, FL | 2.0 | 2.0 | 1450 | $2,700 | $1.86 | 51d | 1 | 0.61mi |
| 7418 Wescott Ter Lake Worth, FL | 3.0 | 2.5 | 2170 | $3,250 | $1.50 | 103d | 1 | 0.63mi |
| 7821 Dorchester Rd Boynton Beach, FL | 3.0 | 3.0 | 2325 | $6,500 | $2.80 | 1d | 1 | 0.66mi |
| 6731 Southport Dr Boynton Beach, FL | 3.0 | 2.0 | 1727 | $3,600 | $2.08 | 120d | 1 | 0.67mi |
| 7975 Rockford Rd Boynton Beach, FL | 2.0 | 2.0 | 1720 | $3,700 | $2.15 | 120d | 1 | 0.68mi |
| 7816 Bridlington Dr Boynton Beach, FL | 3.0 | 3.0 | 2330 | $12,000 | $5.15 | 120d | 1 | 0.70mi |
| 7577 Caprio Dr Boynton Beach, FL | 3.0 | 2.0 | 1884 | $3,200 | $1.70 | 110d | 1 | 0.71mi |
| 7577 Caprio Dr Boynton Beach, FL | 3.0 | 2.0 | 1884 | $3,200 | $1.70 | 1d | 1 | 0.71mi |
| 7832 Rockford Rd Boynton Beach, FL | 3.0 | 2.0 | 1598 | $3,500 | $2.19 | 81d | 1 | 0.73mi |
| 7832 Rockford Rd Boynton Beach, FL | 3.0 | 2.0 | 1598 | $3,800 | $2.38 | 83d | 1 | 0.73mi |
| 7705 Thornlee Dr Lake Worth, FL | 4.0 | 2.5 | 2382 | $3,500 | $1.47 | 98d | 1 | 0.73mi |
| 7705 Thornlee Dr Lake Worth, FL | 4.0 | 2.5 | 2382 | $3,500 | $1.47 | 85d | 1 | 0.73mi |
| 7673 Springfield Lake Dr Lake Worth, FL | 3.0 | 2.5 | 2043 | $3,210 | $1.57 | 0d | 1 | 0.74mi |
| 7940 Rockford Rd Boynton Beach, FL | 3.0 | 2.0 | 1633 | $9,000 | $5.51 | 1d | 1 | 0.75mi |
| 7936 Rockford Rd Boynton Beach, FL | 3.0 | 2.0 | 1871 | $9,000 | $4.81 | 43d | 1 | 0.76mi |
| 7192 Summer Tree Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $3,000 | $1.74 | 120d | 1 | 0.77mi |
| 7275 Summer Tree Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $4,300 | $2.50 | 120d | 1 | 0.78mi |
| 7275 Summer Tree Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $4,300 | $2.50 | 45d | 1 | 0.78mi |
| 8501 Windy Cir Boynton Beach, FL | 4.0 | 2.5 | 2143 | $4,500 | $2.10 | 51d | 1 | 0.97mi |
| 8320 Waterline Dr #201 Boynton Beach, FL | 3.0 | 2.0 | 1593 | $5,500 | $3.45 | 64d | 1 | 0.97mi |
| 7702 Majestic Palm Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $3,250 | $1.89 | 5d | 1 | 0.98mi |
| 7702 Majestic Palm Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $4,000 | $2.32 | 1d | 1 | 0.98mi |
| 6143 Windlass Cir Boynton Beach, FL | 4.0 | 2.5 | 2245 | $4,200 | $1.87 | 114d | 1 | 1.00mi |
| 6861 Cobia Cir Boynton Beach, FL | 4.0 | 3.0 | 2639 | $4,200 | $1.59 | 51d | 1 | 1.02mi |
| 8451 Siciliano St Boynton Beach, FL | 3.0 | 2.0 | 1627 | $3,200 | $1.97 | 89d | 1 | 1.03mi |
| 8451 Siciliano St Boynton Beach, FL | 3.0 | 2.0 | 1627 | $3,200 | $1.97 | 108d | 1 | 1.03mi |
| 7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL | 3.0 | 2.0 | 2011 | $3,850 | $1.91 | 44d | 1 | 1.04mi |
| 7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL | 3.0 | 2.0 | 2011 | $3,000 | $1.49 | 103d | 1 | 1.04mi |
| 7891 Sailing Shores Ter Boynton Beach, FL | 3.0 | 2.0 | 2011 | $3,250 | $1.62 | 39d | 1 | 1.04mi |
| 7891 Sailing Shores Ter Boynton Beach, FL | 3.0 | 2.0 | 2011 | $3,250 | $1.62 | 29d | 1 | 1.04mi |
Property features AI
Finance
- Financial info
- Pets allowed with breed restrictions
- HOA & community
- Community association with monthly feeAssociation amenities include billiard room, clubhouse, fitness center, golf course, pool, spa/hot tub, tennis courts, manager on site, bocce ball, cafe/restaurant, library, pickleball courts, putting green and street lightsHOA covers cable TV, grounds maintenance, security, trash, common areas, golf and recreation facility
Exterior
- Parking
- Attached garage with 2 spacesCovered parking for 2 vehiclesGarage door opener
- Security
- Key card entrySecurity systemGated community (no guard)
- Utilities
- Public waterPublic sewerThree-phase electricCable available
- Home design
- VillaSingle-storyEntry level living areaNortheast-facing
- Construction
- CBS constructionSpanish tile roof
- Exterior features
- Screened patioPatioWaterfront
Interior
- Kitchen
- DishwasherElectric rangeMicrowaveRefrigeratorGarbage disposalElectric water heater
- Bedrooms
- Three bedrooms on the main level
- Flooring
- Ceramic tileLaminate
- Bathrooms
- Two full bathrooms (both on the main level)
- Heating & cooling
- Central electric heatingCentral air conditioning (electric)
- Interior features
- Cathedral and vaulted ceilingsWalk-in closetsSplit bedroom layoutUnfurnished
- Laundry & utility
- Inside laundry
HOA detail $651/mo · $7,812/yr
- Likely covers
- water
Listing history 50 events
-
2026-09-23days on market $239,900 Active 303 DOM
-
2026-09-22days on market $239,900 Active 302 DOM
-
2026-09-21days on market $239,900 Active 301 DOM
-
2026-09-20days on market $239,900 Active 300 DOM
-
2026-09-18days on market $239,900 Active 298 DOM
-
2026-09-17days on market $239,900 Active 297 DOM
-
2026-09-16days on market $239,900 Active 296 DOM
-
2026-09-15days on market $239,900 Active 295 DOM
-
2026-09-13days on market $239,900 Active 293 DOM
-
2026-09-12days on market $239,900 Active 292 DOM
-
2026-09-11days on market $239,900 Active 291 DOM
-
2026-09-05days on market $239,900 Active 285 DOM
-
2026-09-04days on market $239,900 Active 284 DOM
-
2026-09-03days on market $239,900 Active 283 DOM
-
2026-08-31days on market $239,900 Active 280 DOM
-
2026-08-29days on market $239,900 Active 278 DOM
-
2026-08-28days on market $239,900 Active 277 DOM
-
2026-08-25days on market $239,900 Active 274 DOM
-
2026-08-24days on market $239,900 Active 273 DOM
-
2026-08-23days on market $239,900 Active 272 DOM
-
2026-08-22days on market $239,900 Active 271 DOM
-
2026-08-21days on market $239,900 Active 270 DOM
-
2026-08-20days on market $239,900 Active 269 DOM
-
2026-08-19days on market $239,900 Active 268 DOM
-
2026-08-18days on market $239,900 Active 267 DOM
-
2026-08-16days on market $239,900 Active 265 DOM
-
2026-08-15days on market $239,900 Active 264 DOM
-
2026-08-14days on market $239,900 Active 263 DOM
-
2026-08-13days on market $239,900 Active 262 DOM
-
2026-08-12days on market $239,900 Active 261 DOM
-
2026-08-11days on market $239,900 Active 260 DOM
-
2026-08-10days on market $239,900 Active 259 DOM
-
2026-08-09days on market $239,900 Active 258 DOM
-
2026-08-08days on market $239,900 Active 257 DOM
-
2026-08-06days on market $239,900 Active 255 DOM
-
2026-08-05days on market $239,900 Active 254 DOM
-
2026-08-03days on market $239,900 Active 252 DOM
-
2026-07-31days on market $239,900 Active 249 DOM
-
2026-07-24days on market $239,900 Active 242 DOM
-
2026-07-23days on market $239,900 Active 241 DOM
-
2026-07-22days on market $239,900 Active 240 DOM
-
2026-07-21days on market $239,900 Active 239 DOM
-
2026-07-20days on market $239,900 Active 238 DOM
-
2026-07-18days on market $239,900 Active 236 DOM
-
2026-07-16days on market $239,900 Active 234 DOM
-
2026-07-15days on market $239,900 Active 233 DOM
-
2026-07-14days on market $239,900 Active 232 DOM
-
2026-07-13days on market $239,900 Active 231 DOM
-
2026-07-13days on market $239,900 Active 230 DOM
-
2026-07-12days on market $239,900 Active 229 DOM
ⓘ 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
- $3,705 · $309/mo
- Projected year-2 tax
- $3,705 · $309/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 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $48,631
- − Mortgage interest
- −$13,438
- − Property taxes
- −$3,705
- − Insurance
- −$1,200
- − Repairs & maintenance
- −$3,891
- − Management
- −$3,891
- − HOA
- −$7,812
- − Depreciation
- −$6,979
- Taxable income
- $7,717
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,852
- After-tax cash flow
- $8,753/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.
Condition & rehab AI · 9 photos
75/100
Cosmetic rehab
Est. rehab $10,510–$31,530 screening
This well-maintained single-family home in a sought-after community offers a good investment opportunity with minimal repairs and updates needed.
Components & finishes AI
Roof tile · good
Flooring tile
Value-add opportunities
- Both landscaping — enhances curb appeal and outdoor living space ↑
- Both painting — refreshes interior and exterior walls ↑
- Both HVAC maintenance — ensures comfort and energy efficiency ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 59/100
Zoned Schools
Elementary
Crystal Lakes Elementary School
B-
FL #690/2,144
Nat'l #7,252/41,679
Middle
Christa Mcauliffe Middle School
B+
FL #111/571
Nat'l #1,453/14,009
High
Park Vista Community High School
C-
FL #146/667
Nat'l #4,818/17,239
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
B
Composite livability gradescore 72/100
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 · 1,637,487 people
- City population
- 148,060
- Metro
- Miami-Fort Lauderdale-West Palm Beach, FL
- Population (ZIP)
- 18,689
- Household income
- $98,289
- Rent vs Own
- Severe rent burden
- 9% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
+21.2% since first listed15 events — show timeline
- 2026-04-18 Price Changed $239,900 Beaches MLS
- 2026-03-12 Price Changed $249,900 Beaches MLS
- 2026-01-23 Rental Removed $2,900 GFLMLS
- 2026-01-21 Listed for Rent $2,900 GFLMLS
- 2026-01-21 Rental Removed $2,900 RMLSFL
- 2026-01-17 Listed for Rent $2,900 RMLSFL
- 2025-11-24 Listed $259,900 Beaches MLS
- 2020-12-04 Sold (MLS) $130,000 Beaches MLS
- 2020-09-24 Pending — Beaches MLS
- 2020-09-23 Contingent — Beaches MLS
- 2020-08-18 Relisted — Beaches MLS
- 2020-08-18 Contingent — Beaches MLS
- 2020-06-24 Price Changed $139,000 Beaches MLS
- 2020-03-26 Listed $149,000 Beaches MLS
- 1989-12-07 Sold (Public Records) $197,900 Public Records
Property tax history
+6.2%/yrLatest (2025): $3,705 · +7.9% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…