8491 Heather Pl · Boynton Beach, FL 33472

$239,900

3 bd · 2.0 ba · 2,102 sqft · Townhouse public records · 206 Days on market

Built 1989 6,159 sqft lot $651/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 +26.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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. Priced to sell

Key facts

• Tennis
• Fitness center
• Glass-enclosed lanai

Tags

• GARDEN VIEWS
• GOLF COURSE VIEWS
• GLASS-ENCLOSED LANAI
• RESORT-STYLE POOL
• FITNESS CENTER
• TENNIS

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Community association with monthly fee; Association 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 lights; HOA covers cable TV, grounds maintenance, security, trash, common areas, golf and recreation facility

Exterior

• Parking: Attached garage with 2 spaces; Covered parking for 2 vehicles; Garage door opener
• Security: Key card entry; Security system; Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa; Single-story; Entry level living area; Northeast-facing
• Construction: CBS construction; Spanish tile roof
• Exterior features: Screened patio; Patio; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Cathedral and vaulted ceilings; Walk-in closets; Split bedroom layout; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/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 9.3% 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); 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 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

1. It's been on market 206 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.54% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 5.4

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: 10.4%
• Equity multiple: 1.51×
• Total profit: $33,988
• Equity at exit: $72,045

10-year hold

• IRR: 15.2%
• Equity multiple: 2.71×
• Total profit: $114,818
• 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.

Methodology + full state rankings →

ZIP-level market 33472

• Home prices YoY: 0.1%
• Active inventory: 169
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,695 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$309 /mo · $3,705/yr
• Insurance: −$100
• HOA: −$651
• Vacancy / Maint / Mgmt: −$776
• Net cashflow: $601

Break-even live

Break-even rent $2,934

Max offer price $239,900

Occupancy floor 79%

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
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	24d	1	0.53mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	10d	1	0.53mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	24d	1	0.57mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	2d	1	0.58mi
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	7d	1	0.63mi
7821 Dorchester Rd Boynton Beach, FL	3.0	3.0	2325	$11,000	$4.73	24d	1	0.66mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	24d	1	0.67mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	24d	1	0.68mi
7816 Bridlington Dr Boynton Beach, FL	3.0	3.0	2330	$12,000	$5.15	24d	1	0.70mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	13d	1	0.71mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	2d	1	0.71mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	21d	1	0.73mi
7705 Thornlee Dr Lake Worth, FL	4.0	2.5	2382	$3,500	$1.47	1d	1	0.73mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	21d	1	0.76mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	24d	1	0.77mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	24d	1	0.78mi
6143 Windlass Cir Boynton Beach, FL	4.0	2.5	2245	$4,200	$1.87	18d	1	1.00mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	12d	1	1.03mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	7d	1	1.04mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	16d	1	1.04mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	24d	1	1.06mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	2d	1	1.11mi
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	24d	1	1.12mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	24d	1	1.14mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	18d	1	1.19mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	1.21mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	21d	1	1.21mi
7366 Ashley Shores Cir Lake Worth, FL	3.0	2.5	1945	$4,200	$2.16	7d	1	1.33mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	13d	1	1.40mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	14d	1	1.40mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	17d	1	1.43mi
7142 Davit Cir Lake Worth, FL	3.0	2.5	2050	$3,545	$1.73	17d	1	1.49mi
8520 Tourmaline Blvd Boynton Beach, FL	4.0	2.0	1699	$4,000	$2.35	18d	1	1.49mi
7354 Michigan Isle Rd Lake Worth, FL	4.0	3.0	2050	$3,295	$1.61	24d	1	1.49mi
7600 Edisto Dr Lake Worth, FL	3.0	2.5	1764	$2,700	$1.53	20d	1	1.49mi

HOA detail

• Monthly dues: $651 · $7,812/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-18
   days on market $239,900 Active 206 DOM
2. 2026-06-17
   days on market $239,900 Active 205 DOM
3. 2026-06-16
   days on market $239,900 Active 204 DOM
4. 2026-06-15
   days on market $239,900 Active 203 DOM
5. 2026-06-13
   days on market $239,900 Active 201 DOM
6. 2026-06-09
   days on market $239,900 Active 197 DOM
7. 2026-06-07
   days on market $239,900 Active 195 DOM
8. 2026-06-04
   days on market $239,900 Active 192 DOM
9. 2026-06-03
   days on market $239,900 Active 191 DOM
10. 2026-06-01
    days on market $239,900 Active 189 DOM
11. 2026-05-31
    days on market $239,900 Active 188 DOM
12. 2026-04-18
    price $239,900
13. 2026-03-12
    price $249,900
14. 2026-01-23
    historical $2,900
15. 2026-01-21
    listed $2,900
16. 2026-01-21
    historical $2,900
17. 2026-01-17
    listed $2,900
18. 2025-11-24
    listed $259,900 Active
19. 2020-12-04
    soldstatus $130,000 Closed 329-char remark

    Show marketing remark (329 chars)

    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. Priced to sell

20. 2020-09-24
    status Pending 329-char remark

    Show marketing remark (329 chars)

    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. Priced to sell

21. 2020-09-23
    historical Active Under Contract 329-char remark

    Show marketing remark (329 chars)

    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. Priced to sell

22. 2020-08-18
    status Active 329-char remark

    Show marketing remark (329 chars)

    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. Priced to sell

23. 2020-08-18
    historical Active Under Contract 329-char remark

    Show marketing remark (329 chars)

    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. Priced to sell

24. 2020-06-24
    price $139,000 329-char remark

    Show marketing remark (329 chars)

    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. Priced to sell

25. 2020-03-26
    listed $149,000 Active 329-char remark

    Show marketing remark (329 chars)

    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. Priced to sell

26. 1989-12-07
    soldstatus $197,900

ⓘ 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: $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

Taxation est. · year 1

• Rental income: $44,342
• − Mortgage interest: −$13,438
• − Property taxes: −$3,705
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,547
• − Management: −$3,547
• − HOA: −$7,812
• − Depreciation: −$6,979
• Taxable income: $4,113
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $6,229/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

+21.2% since first listed

15 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%/yr

Latest (2025): $3,705 · +7.9% YoY. Source: county tax records.