9297 Laurel Green Dr · Boynton Beach, FL 33437

$535,000

5 bd · 2.0 ba · 2,231 sqft · SingleFamily public records · 23 Days on market

Built 1988 10,175 sqft lot $180/mo HOA · 4% of rent

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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 +13.8/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks

This is an exceptional opportunity offering unlimited potential to make this home your own! Situated on a prime waterfront lot, this spacious home features 4 bedrooms, 2 bath, 2 CG with soaring ceilings and beautiful water views. Recent improvements include NEW freshly painted interior, New carpeting in living room and bedrooms, A/C 2025, Newer Refrigerator and newly pressure cleaned. This home presents the perfect canvas for customization and renovation, whether you're an investor looking for an upside potential or a homeowner with a vision. Sun Valley is a desirable community, with a prime location, low HOA and offers wonderful amenities. This is a must see!

Key facts

• Water views
• New carpeting
• A/c 2025

Tags

• WATERFRONT LOT
• WATER VIEWS
• FRESHLY PAINTED INTERIOR
• NEW CARPETING
• A/C 2025
• NEWER REFRIGERATOR

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: HOA with monthly fee ($180) covering common areas; Community amenities include pool, tennis courts, pickleball courts, playground, jogging path, and street lights

Exterior

• Parking: Attached 2-car garage; Driveway (total 6 parking spaces, 2 covered)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single family residence; Resale; Single-story; Faces south
• Construction: Concrete/CBS construction; Built with concrete materials
• Exterior features: Waterfront; Concrete roof

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 5 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $535k.

Deal economics

• At list price, monthly cash flow is $47 ($565/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $448k (16.3% below list).
• Recommended offer: $448k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); 489 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $4,479/mo this rent would consume 67% of the median local household income ($81k/yr) (locally 902% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($4k loan paydown + $-1k 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 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $133k; list at $535k implies a 302% 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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $447,860 (16.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 10.0

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: -3.9%
• Equity multiple: 0.82×
• Total profit: $-26,378
• Equity at exit: $148,913

10-year hold

• IRR: 0.9%
• Equity multiple: 1.09×
• Total profit: $13,875
• Equity at exit: $173,944

Cash invested: $149,800 (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: 489
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $4,479 high
• Mortgage (P&I): −$2,806
• Tax from tax record: −$282 /mo · $3,390/yr
• Insurance: −$223
• HOA: −$180
• Vacancy / Maint / Mgmt: −$941
• Net cashflow: $47

Break-even live

Break-even rent $4,419

Max offer price $535,000

Occupancy floor 94%

Sensitivity live

Price	-10% $350	-5% $199	+0% $47	+5% $-104	+10% $-256
Rent	-10% $-307	-5% $-130	+0% $47	+5% $224	+10% $401
Rate	-1.0pp $317	-0.5pp $183	base $47	+0.5pp $-92	+1.0pp $-233

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	26d	1	0.10mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	13d	1	0.10mi
9629 El Clair Ranch Rd Boynton Beach, FL	4.0	2.0	2231	$4,800	$2.15	26d	1	0.15mi
6039 Sunberry Cir Boynton Beach, FL	4.0	2.0	2149	$3,650	$1.70	7d	1	0.30mi
9654 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,400	$2.05	26d	1	0.30mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	26d	1	0.48mi
8520 Tourmaline Blvd Boynton Beach, FL	4.0	2.0	1699	$4,000	$2.35	21d	1	0.75mi
6143 Windlass Cir Boynton Beach, FL	4.0	2.5	2245	$4,200	$1.87	21d	1	0.87mi
8657 Rosalie Ct Boynton Beach, FL	4.0	2.0	2021	$3,499	$1.73	21d	1	0.99mi

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: water

Listing history 14 events

1. 2026-06-21
   days on market $535,000 Active 23 DOM
2. 2026-06-18
   days on market $535,000 Active 20 DOM
3. 2026-06-17
   days on market $535,000 Active 19 DOM
4. 2026-06-16
   days on market $535,000 Active 18 DOM
5. 2026-06-15
   days on market $535,000 Active 17 DOM
6. 2026-06-13
   pricedays on market $535,000 Active 15 DOM
7. 2026-06-09
   days on market $550,000 Active 11 DOM
8. 2026-06-08
   days on market $550,000 Active 10 DOM
9. 2026-06-07
   days on market $550,000 Active 9 DOM
10. 2026-06-04
    days on market $550,000 Active 6 DOM
11. 2026-06-03
    days on market $550,000 Active 5 DOM
12. 2026-06-02
    days on market $550,000 Active 4 DOM
13. 2026-06-01
    days on market $550,000 Active 3 DOM
14. 2026-05-31
    days on market $550,000 Active 2 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: $3,390 · $282/mo
• Projected year-2 tax: $4,440 · $370/mo
• Expected delta: +$1,051/yr (+$88/mo · 31.0%)

ⓘ 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 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: $53,743
• − Mortgage interest: −$29,968
• − Property taxes: −$3,390
• − Insurance: −$2,675
• − Repairs & maintenance: −$4,299
• − Management: −$4,299
• − HOA: −$2,160
• − Depreciation: −$15,564
• Taxable loss: −$8,612
• Est. tax savings @ 24.0%: +$2,067
• After-tax cash flow: $2,632/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

+313.5% since first listed

2 events — show timeline

• 2026-05-29 Listed $550,000 Beaches MLS
• 1988-06-13 Sold (Public Records) $133,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $3,390 · +3.3% YoY. Source: county tax records.