8071 Popash Ct · Boynton Beach, FL 33472

$220,000

3 bd · 2.5 ba · 1,829 sqft · SingleFamily public records · 102 Days on market

Built 1987 5,938 sqft lot $519/mo HOA · 14% 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 +27.2/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• 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

This single family home is located in West Boynton Beach, in Cambridge at Boynton Beach community and it is on the Park Vista High School Boundaries. All ages are welcome. Bright, spacious 3 bedroom (3rd bedroom is a Den), 2.5 bathrooms, 2 car garage with lake view. Split bedroom plan with two master suites. The sky light and vaulted ceilings brings lots of natural light into the house. Welcome to this beautiful bright home in Park Vista Boundaries. Enjoy breakfast or while looking at the lake from your enclosed patio. Very private and move in ready. Cambridge of Boynton Beach Subdivision HOA has filed secession from the Aberdeen Master Association. As per HOA, Membership requirement is not necessary for HOA approval.

Key facts

• Pickle ball
• Tennis courts
• Cul-de-sac

Tags

• CUL-DE-SAC
• PARK VISTA SCHOOL BOUNDARIES
• ABERDEEN COUNTRY CLUB
• JIM FAZIO-DESIGNED GOLF COURSE
• TENNIS COURTS
• PICKLE BALL

Property features AI

Finance

• Other: Waterfront: Yes (no waterfront features listed)
• HOA & community: Part of Cambridge at Aberdeen HOA; Monthly HOA fee; Community amenities include clubhouse, golf course, pool, tennis courts, and sidewalks; HOA covers grounds and structure maintenance

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway with covered parking for 2
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Faces east; Resale property
• Construction: Brick, CBS, and stone construction; Concrete and tile roof
• Exterior features: Screened patio; Patio and porch; Fenced backyard

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Ceramic tile; Tile; Laminate; Wood
• Bathrooms: Two full bathrooms and one half bathroom (three total, all on main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings and vaulted/high ceilings; Walk-in closets; Split bedroom layout; Skylight(s); French doors
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Market conditions: 174 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 + $436 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 $62k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $100k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.64% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.26%
• DSCR: 1.55
• GRM: 5.1

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: 12.1%
• Equity multiple: 1.59×
• Total profit: $36,203
• Equity at exit: $66,069

10-year hold

• IRR: 16.8%
• Equity multiple: 2.89×
• Total profit: $116,333
• Equity at exit: $81,186

Cash invested: $61,600 (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: 174
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,609 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$457 /mo · $5,488/yr
• Insurance: −$92
• HOA: −$519
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $630

Break-even live

Break-even rent $2,812

Max offer price $220,000

Occupancy floor 78%

Sensitivity live

Price	-10% $754	-5% $692	+0% $630	+5% $567	+10% $505
Rent	-10% $344	-5% $487	+0% $630	+5% $772	+10% $915
Rate	-1.0pp $740	-0.5pp $686	base $630	+0.5pp $573	+1.0pp $515

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7705 Thornlee Dr Lake Worth, FL	4.0	2.5	2382	$3,500	$1.47	3d	1	0.27mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	25d	1	0.33mi
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	9d	1	0.40mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	20d	1	0.68mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	25d	1	0.69mi
7366 Ashley Shores Cir Lake Worth, FL	3.0	2.5	1945	$4,200	$2.16	9d	1	0.80mi
6143 Windlass Cir Boynton Beach, FL	4.0	2.5	2245	$4,200	$1.87	20d	1	0.90mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	18d	1	0.90mi
7816 Bridlington Dr Boynton Beach, FL	3.0	3.0	2330	$12,000	$5.15	25d	1	1.02mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	16d	1	1.05mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	14d	1	1.05mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	25d	1	1.06mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,750	$2.45	0d	1	1.06mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	12d	1	1.06mi
7821 Dorchester Rd Boynton Beach, FL	3.0	3.0	2325	$11,000	$4.73	25d	1	1.08mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	4d	1	1.08mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	25d	1	1.12mi
7354 Michigan Isle Rd Lake Worth, FL	4.0	3.0	2050	$3,295	$1.61	25d	1	1.16mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	4d	1	1.17mi
7142 Davit Cir Lake Worth, FL	3.0	2.5	2050	$3,545	$1.73	18d	1	1.20mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	23d	1	1.22mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	23d	1	1.23mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	25d	1	1.25mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	15d	1	1.26mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	4d	1	1.26mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	9d	1	1.26mi
6974 Oak Bridge Ln Lake Worth, FL	2.0	2.5	1310	$2,650	$2.02	16d	1	1.26mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	25d	1	1.27mi
7600 Edisto Dr Lake Worth, FL	3.0	2.5	1764	$2,700	$1.53	22d	1	1.28mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	14d	1	1.30mi
6880 Brook Hollow Rd Lake Worth, FL	3.0	2.5	1428	$2,850	$2.00	25d	1	1.30mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	25d	1	1.31mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	25d	1	1.33mi
8520 Tourmaline Blvd Boynton Beach, FL	4.0	2.0	1699	$4,000	$2.35	20d	1	1.33mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	25d	1	1.46mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	23d	1	1.46mi

HOA detail

• Monthly dues: $519 · $6,228/yr

Listing history 31 events

1. 2026-06-21
   days on market $220,000 Active 102 DOM
2. 2026-06-18
   days on market $220,000 Active 99 DOM
3. 2026-06-17
   days on market $220,000 Active 98 DOM
4. 2026-06-16
   days on market $220,000 Active 97 DOM
5. 2026-06-15
   days on market $220,000 Active 96 DOM
6. 2026-06-13
   days on market $220,000 Active 94 DOM
7. 2026-06-09
   days on market $220,000 Active 90 DOM
8. 2026-06-08
   days on market $220,000 Active 89 DOM
9. 2026-06-07
   days on market $220,000 Active 88 DOM
10. 2026-06-04
    days on market $220,000 Active 85 DOM
11. 2026-06-03
    days on market $220,000 Active 84 DOM
12. 2026-06-02
    days on market $220,000 Active 83 DOM
13. 2026-06-01
    days on market $220,000 Active 82 DOM
14. 2026-05-31
    days on market $220,000 Active 81 DOM
15. 2026-03-12
    price $220,000
16. 2025-01-09
    listed $320,000 Active
17. 2024-11-01
    historical $3,500
18. 2024-10-28
    listed $3,500
19. 2024-10-25
    historical $3,500
20. 2024-10-17
    listed $3,500
21. 2024-10-10
    historical $3,500
22. 2024-10-10
    listed $3,500
23. 2024-10-07
    historical $3,500
24. 2024-10-02
    listed $3,500
25. 2022-01-24
    soldstatus $395,000 Closed 729-char remark

    Show marketing remark (729 chars)

    This single family home is located in West Boynton Beach, in Cambridge at Boynton Beach community and it is on the Park Vista High School Boundaries. All ages are welcome. Bright, spacious 3 bedroom (3rd bedroom is a Den), 2.5 bathrooms, 2 car garage with lake view. Split bedroom plan with two master suites. The sky light and vaulted ceilings brings lots of natural light into the house. Welcome to this beautiful bright home in Park Vista Boundaries. Enjoy breakfast or while looking at the lake from your enclosed patio. Very private and move in ready. Cambridge of Boynton Beach Subdivision HOA has filed secession from the Aberdeen Master Association. As per HOA, Membership requirement is not necessary for HOA approval.

26. 2021-12-10
    historical Active Under Contract 729-char remark

    Show marketing remark (729 chars)

    This single family home is located in West Boynton Beach, in Cambridge at Boynton Beach community and it is on the Park Vista High School Boundaries. All ages are welcome. Bright, spacious 3 bedroom (3rd bedroom is a Den), 2.5 bathrooms, 2 car garage with lake view. Split bedroom plan with two master suites. The sky light and vaulted ceilings brings lots of natural light into the house. Welcome to this beautiful bright home in Park Vista Boundaries. Enjoy breakfast or while looking at the lake from your enclosed patio. Very private and move in ready. Cambridge of Boynton Beach Subdivision HOA has filed secession from the Aberdeen Master Association. As per HOA, Membership requirement is not necessary for HOA approval.

27. 2021-12-07
    listed $389,000 Active 729-char remark

    Show marketing remark (729 chars)

    This single family home is located in West Boynton Beach, in Cambridge at Boynton Beach community and it is on the Park Vista High School Boundaries. All ages are welcome. Bright, spacious 3 bedroom (3rd bedroom is a Den), 2.5 bathrooms, 2 car garage with lake view. Split bedroom plan with two master suites. The sky light and vaulted ceilings brings lots of natural light into the house. Welcome to this beautiful bright home in Park Vista Boundaries. Enjoy breakfast or while looking at the lake from your enclosed patio. Very private and move in ready. Cambridge of Boynton Beach Subdivision HOA has filed secession from the Aberdeen Master Association. As per HOA, Membership requirement is not necessary for HOA approval.

28. 2011-02-21
    historical
29. 2009-08-22
    listed $215,000
30. 1998-03-23
    soldstatus $167,000
31. 1987-06-01
    soldstatus $149,000

ⓘ 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: $5,488 · $457/mo
• Projected year-2 tax: $5,488 · $457/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 7 d/yr ≥106°F today · 26 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: $43,310
• − Mortgage interest: −$12,323
• − Property taxes: −$5,488
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,465
• − Management: −$3,465
• − HOA: −$6,228
• − Depreciation: −$6,400
• Taxable income: $4,841
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $6,393/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

+47.7% since first listed

17 events — show timeline

• 2026-03-12 Price Changed $220,000 Beaches MLS
• 2025-01-09 Listed $320,000 Beaches MLS
• 2024-11-01 Rental Removed $3,500 SHOWMOJO
• 2024-10-28 Listed for Rent $3,500 SHOWMOJO
• 2024-10-25 Rental Removed $3,500 GFLMLS
• 2024-10-17 Listed for Rent $3,500 GFLMLS
• 2024-10-10 Rental Removed $3,500 SHOWMOJO
• 2024-10-10 Listed for Rent $3,500 SHOWMOJO
• 2024-10-07 Rental Removed $3,500 GFLMLS
• 2024-10-02 Listed for Rent $3,500 GFLMLS
• 2022-01-24 Sold (MLS) $395,000 Beaches MLS
• 2021-12-10 Contingent — Beaches MLS
• 2021-12-07 Listed $389,000 Beaches MLS
• 2011-02-21 Listing Removed — Beaches MLS
• 2009-08-22 Listed $215,000 Beaches MLS
• 1998-03-23 Sold (Public Records) $167,000 Public Records
• 1987-06-01 Sold (Public Records) $149,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $5,488 · +25.5% YoY. Source: county tax records.