8065 Aberdeen Dr #101 · Boynton Beach, FL 33472

$119,000

3 bd · 3.0 ba · 1,375 sqft · Condo public records · 139 Days on market

Built 1988 $826/mo HOA · 27% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Large 1st floor corner condo filled with natural light, peaceful golf course and lake views. A split bedroom floor plan offers privacy with the Owner’s suite on one side and 2 bedrooms with in-suite bathrooms on the other side. Family size water heater. The Aberdeen Golf & Country Club lifestyle redefines the private country club member experience, from Jim Fazio’s spectacular championship golf course to the state-of-the art tennis, fitness, and aquatics facility, to the grand and luxurious clubhouse. The luxurious modern Clubhouse, with breathtaking views of the lakes, is surrounded by waterfalls, and beautifully landscaped grounds, a sophisticated atmosphere and phenomenal cuisine. Note: One time Country Club membership of $31,500.00 is mandatory, see attachments for details & fees.

Key facts

• Vinyl flooring
• Lake views
• Newer appliances

Tags

• LAKE VIEWS
• GOLF COURSE VIEWS
• NEW AC SYSTEM
• NEWER APPLIANCES
• VINYL FLOORING
• INDOOR LAUNDRY

Property features AI

Finance

• Other: Directions: just west of Le Chalet & Jog to Aberdeen Dr on right side
• Financial info: Community of 20 units; Pets allowed with restrictions and number limits
• HOA & community: Has association; Monthly HOA fee; Association amenities include clubhouse, fitness center, golf course, pool, spa/hot tub, tennis courts, pickleball courts, bocce ball, putting green, game room, cafe/restaurant, community room, library, internet included, management, on-site manager

Exterior

• Parking: Assigned parking; Guest parking; 2 open parking spaces
• Security: Security patrol
• Utilities: Public water; Public sewer; Three-phase electric available; Cable available
• Home design: Condominium; 2-story building; Building name: 8065; Faces east; Road frontage west of US-1
• Construction: CBS construction; Spanish tile roof; Building area approx. 1,583 (public records)
• Exterior features: On golf course; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 3 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds on windows
• Laundry & utility: Laundry inside unit

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of equity ($823 loan paydown + $236 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 $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $51k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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: 2.58% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.93%
• DSCR: 2.11
• GRM: 3.2

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: 25.8%
• Equity multiple: 2.27×
• Total profit: $42,320
• Equity at exit: $35,737

10-year hold

• IRR: 29.6%
• Equity multiple: 4.39×
• Total profit: $112,961
• Equity at exit: $43,914

Cash invested: $33,320 (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: 3.2×

Monthly cashflow live

• Estimated rent: $3,074 high
• Mortgage (P&I): −$624
• Tax from tax record: −$236 /mo · $2,838/yr
• Insurance: −$50
• HOA: −$826
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $692

Break-even live

Break-even rent $2,198

Max offer price $119,000

Occupancy floor 72%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	24d	1	0.10mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	24d	1	0.48mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	19d	1	0.65mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	24d	1	0.68mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,300	$2.08	7d	1	0.73mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	24d	1	0.75mi
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	22d	1	0.90mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	3d	1	0.95mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	1d	1	0.96mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	17d	1	1.02mi
8520 Tourmaline Blvd Boynton Beach, FL	4.0	2.0	1699	$4,000	$2.35	19d	1	1.11mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	24d	1	1.19mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	24d	1	1.21mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	24d	1	1.25mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	1.26mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	22d	1	1.26mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	15d	1	1.27mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	13d	1	1.27mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	22d	1	1.28mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	22d	1	1.30mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	15d	1	1.32mi
6974 Oak Bridge Ln Lake Worth, FL	2.0	2.5	1310	$2,650	$2.02	15d	1	1.45mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	13d	1	1.46mi
6880 Brook Hollow Rd Lake Worth, FL	3.0	2.5	1428	$2,850	$2.00	24d	1	1.49mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	7d	1	1.49mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	24d	1	1.49mi

HOA detail condo

• Monthly dues: $826 · $9,912/yr
• Likely covers: waterlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $119,000 Active 139 DOM
2. 2026-06-17
   days on market $119,000 Active 138 DOM
3. 2026-06-16
   days on market $119,000 Active 137 DOM
4. 2026-06-15
   days on market $119,000 Active 136 DOM
5. 2026-06-13
   days on market $119,000 Active 134 DOM
6. 2026-06-09
   days on market $119,000 Active 130 DOM
7. 2026-06-07
   days on market $119,000 Active 128 DOM
8. 2026-06-04
   days on market $119,000 Active 125 DOM
9. 2026-06-03
   days on market $119,000 Active 124 DOM
10. 2026-06-01
    days on market $119,000 Active 122 DOM
11. 2026-05-31
    days on market $119,000 Active 121 DOM
12. 2026-04-12
    price $119,000
13. 2026-02-26
    price $149,900
14. 2026-01-30
    listed $169,900 Active
15. 2022-01-28
    soldstatus $145,000
16. 2022-01-20
    soldstatus $145,000 Closed 820-char remark

    Show marketing remark (820 chars)

    Large 1st floor corner condo filled with natural light, peaceful golf course and lake views. A split bedroom floor plan offers privacy with the Owner’s suite on one side and 2 bedrooms with in-suite bathrooms on the other side. Family size water heater. The Aberdeen Golf & Country Club lifestyle redefines the private country club member experience, from Jim Fazio’s spectacular championship golf course to the state-of-the art tennis, fitness, and aquatics facility, to the grand and luxurious clubhouse. The luxurious modern Clubhouse, with breathtaking views of the lakes, is surrounded by waterfalls, and beautifully landscaped grounds, a sophisticated atmosphere and phenomenal cuisine. Note: One time Country Club membership of $31,500.00 is mandatory, see attachments for details & fees.

17. 2021-12-13
    status Pending 820-char remark

    Show marketing remark (820 chars)

    Large 1st floor corner condo filled with natural light, peaceful golf course and lake views. A split bedroom floor plan offers privacy with the Owner’s suite on one side and 2 bedrooms with in-suite bathrooms on the other side. Family size water heater. The Aberdeen Golf & Country Club lifestyle redefines the private country club member experience, from Jim Fazio’s spectacular championship golf course to the state-of-the art tennis, fitness, and aquatics facility, to the grand and luxurious clubhouse. The luxurious modern Clubhouse, with breathtaking views of the lakes, is surrounded by waterfalls, and beautifully landscaped grounds, a sophisticated atmosphere and phenomenal cuisine. Note: One time Country Club membership of $31,500.00 is mandatory, see attachments for details & fees.

18. 2021-12-02
    listed $129,000 Active 820-char remark

    Show marketing remark (820 chars)

    Large 1st floor corner condo filled with natural light, peaceful golf course and lake views. A split bedroom floor plan offers privacy with the Owner’s suite on one side and 2 bedrooms with in-suite bathrooms on the other side. Family size water heater. The Aberdeen Golf & Country Club lifestyle redefines the private country club member experience, from Jim Fazio’s spectacular championship golf course to the state-of-the art tennis, fitness, and aquatics facility, to the grand and luxurious clubhouse. The luxurious modern Clubhouse, with breathtaking views of the lakes, is surrounded by waterfalls, and beautifully landscaped grounds, a sophisticated atmosphere and phenomenal cuisine. Note: One time Country Club membership of $31,500.00 is mandatory, see attachments for details & fees.

19. 2021-11-06
    historical
20. 2021-11-03
    status Active
21. 2021-11-03
    historical
22. 2021-09-01
    price $139,900
23. 2021-08-02
    listed $152,500 Active
24. 2001-08-04
    soldstatus $120,000
25. 2001-08-01
    soldstatus $120,000
26. 2001-04-14
    historical
27. 2001-01-03
    listed $129,000
28. 1995-05-17
    soldstatus $14,285,000

ⓘ 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: $2,838 · $236/mo
• Projected year-2 tax: $2,838 · $236/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: $36,884
• − Mortgage interest: −$6,666
• − Property taxes: −$2,838
• − Insurance: −$595
• − Repairs & maintenance: −$2,951
• − Management: −$2,951
• − HOA: −$9,912
• − Depreciation: −$3,462
• Taxable income: $7,510
• Est. tax owed @ 24.0%: −$1,803
• After-tax cash flow: $6,503/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

-99.2% since first listed

17 events — show timeline

• 2026-04-12 Price Changed $119,000 Beaches MLS
• 2026-02-26 Price Changed $149,900 Beaches MLS
• 2026-01-30 Listed $169,900 Beaches MLS
• 2022-01-28 Sold (Public Records) $145,000 Public Records
• 2022-01-20 Sold (MLS) $145,000 MARMLS
• 2021-12-13 Pending — MARMLS
• 2021-12-02 Listed $129,000 MARMLS
• 2021-11-06 Listing Removed — Beaches MLS
• 2021-11-03 Relisted — Beaches MLS
• 2021-11-03 Listing Removed — Beaches MLS
• 2021-09-01 Price Changed $139,900 Beaches MLS
• 2021-08-02 Listed $152,500 Beaches MLS
• 2001-08-04 Sold (Public Records) $120,000 Public Records
• 2001-08-01 Sold (MLS) $120,000 Beaches MLS
• 2001-04-14 Listing Removed — Beaches MLS
• 2001-01-03 Listed $129,000 Beaches MLS
• 1995-05-17 Sold (Public Records) $14,285,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,838 · +7.8% YoY. Source: county tax records.