9637 Shadybrook Dr #201 · Golf, FL 33437

$235,000

3 bd · 2.0 ba · 1,822 sqft · Condo public records · 191 Days on market

Built 1994 $833/mo HOA · 24% of rent

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Why this score? — see what drove the C 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 +18.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Lovely 2/2 townhome condo with private elevator in gated Palm Isles community. Convenient first floor entry with main living area second floor. Spacious liv-din with den ideal as office or formal dining. Upgraded kitchen has granite counters, stainless steel appliances and pull-out pantry drawers. Cozy breakfast area. Primary bed offers ensuite bath, dual sinks and large walk-in closet. Florida room under air with sliders ideal in rain or shine. Wide water view. Laundry room with w/ d hook-up. Under stairwell storage and exterior utility. Palm Isles Condo states HOPA. Resort amenities. Multi-million dollar renovated clubhouse reopening later this year.

Key facts

• Gated community
• Private elevator
• Upgraded kitchen

Tags

• PRIVATE ELEVATOR
• GATED COMMUNITY
• UPGRADED KITCHEN
• PULL-OUT PANTRY DRAWERS
• ENSUITE BATH
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with restrictions (breed, number, size)
• HOA & community: Has association; monthly HOA fee; Association amenities include clubhouse, fitness center, game room, pool, sauna, shuffleboard, spa/hot tub, tennis courts, cafe/restaurant, community room, internet included, pickleball courts; HOA fee covers cable TV, insurance, grounds maintenance, security, sewer, trash, water, common areas, and recreation facilities

Exterior

• Parking: Has carport (1 space); 1 covered space; 1 open parking space; Assigned and guest parking
• Security: Gated community with guard; Key card entry
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Condominium; 2 stories; East-facing
• Construction: Built with CBS and other materials
• Exterior features: Patio; Waterfront property

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (other); Central air conditioning (electric)
• Interior features: Cathedral ceilings; Vaulted ceilings; Walk-in closets; Upstairs living area; Unfurnished
• Laundry & utility: Inside laundry with washer and dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#703 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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); 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 33% FRL vs 52% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.3%/yr); 479 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,524/mo this rent would consume 52% 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 $1k of equity ($2k loan paydown + $-568 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.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $50k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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. 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 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: 1.50% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 5.6

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-238
• Equity at exit: $65,410

10-year hold

• IRR: 3.9%
• Equity multiple: 1.38×
• Total profit: $25,307
• Equity at exit: $76,405

Cash invested: $65,800 (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: 479
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,524 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$390 /mo · $4,681/yr
• Insurance: −$98
• HOA: −$833
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $230

Break-even live

Break-even rent $3,232

Max offer price $235,000

Occupancy floor 88%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	24d	1	0.18mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	7d	1	0.25mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	16d	1	0.25mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	24d	1	0.40mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	24d	1	0.51mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,825	$2.68	2d	13	0.55mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	0.67mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	22d	1	0.67mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	3d	1	0.76mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	14d	1	0.76mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	24d	1	0.84mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	10d	1	0.87mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	24d	1	0.87mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	24d	1	0.91mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	24d	1	0.98mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	3d	1	0.98mi
6039 Sunberry Cir Boynton Beach, FL	4.0	2.0	2149	$3,650	$1.70	5d	1	0.98mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	24d	1	0.99mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	3d	1	1.07mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	22d	1	1.07mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	15d	1	1.10mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	24d	1	1.11mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	3d	1	1.11mi
7933 Venture Center Way Boynton Beach, FL	1.0–3.0	1.0–2.0	1120	$2,921	$2.61	1d	16	1.13mi
9629 El Clair Ranch Rd Boynton Beach, FL	4.0	2.0	2231	$4,800	$2.15	24d	1	1.15mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	24d	1	1.18mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,200	$1.82	10d	1	1.18mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,200	$1.82	1d	1	1.18mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,300	$1.87	22d	1	1.18mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	24d	1	1.21mi
9654 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,400	$2.05	24d	1	1.22mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	22d	1	1.26mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	20d	1	1.28mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	7d	1	1.28mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	24d	1	1.30mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	10d	1	1.30mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	24d	1	1.30mi
6143 Windlass Cir Boynton Beach, FL	4.0	2.5	2245	$4,200	$1.87	18d	1	1.34mi
7821 Dorchester Rd Boynton Beach, FL	3.0	3.0	2325	$11,000	$4.73	24d	1	1.35mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	24d	1	1.39mi

HOA detail condo

• Monthly dues: $833 · $9,996/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $235,000 Active 191 DOM
2. 2026-06-17
   days on market $235,000 Active 190 DOM
3. 2026-06-16
   days on market $235,000 Active 189 DOM
4. 2026-06-16
   price $235,000 Active 188 DOM
5. 2026-06-15
   days on market $240,000 Active 188 DOM
6. 2026-06-13
   days on market $240,000 Active 186 DOM
7. 2026-06-09
   days on market $240,000 Active 182 DOM
8. 2026-06-07
   days on market $240,000 Active 180 DOM
9. 2026-06-04
   days on market $240,000 Active 177 DOM
10. 2026-06-03
    days on market $240,000 Active 176 DOM
11. 2026-06-01
    days on market $240,000 Active 174 DOM
12. 2026-05-31
    days on market $240,000 Active 173 DOM
13. 2026-05-19
    price $240,000
14. 2026-05-12
    price $250,000
15. 2026-04-12
    price $255,000
16. 2026-03-15
    price $262,500
17. 2026-02-06
    price $270,750
18. 2025-12-09
    listed $285,000 Active
19. 2025-12-09
    historical
20. 2025-09-26
    listed $285,000 Active
21. 2023-04-06
    historical
22. 2023-03-07
    price $324,900
23. 2023-03-03
    status Active
24. 2023-02-24
    historical Active Under Contract
25. 2023-01-18
    price $329,000
26. 2022-12-27
    price $335,000
27. 2022-11-04
    price $345,900
28. 2022-10-15
    listed $349,500 Active
29. 2017-04-21
    status Active
30. 2017-04-21
    historical
31. 2017-03-12
    historical Contingent
32. 2017-03-02
    price $215,000
33. 2016-10-10
    price $225,000
34. 2016-07-05
    listed $234,900 Active

ⓘ 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: $4,681 · $390/mo
• Projected year-2 tax: $4,681 · $390/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 · 24 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: $42,282
• − Mortgage interest: −$13,164
• − Property taxes: −$4,681
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,383
• − Management: −$3,383
• − HOA: −$9,996
• − Depreciation: −$6,836
• Taxable loss: −$335
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $2,843/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 — Golf

• Score: 63/100
• State rank: #703
• US rank: #14941

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• 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

+2.2% since first listed

22 events — show timeline

• 2026-05-19 Price Changed $240,000 Beaches MLS
• 2026-05-12 Price Changed $250,000 Beaches MLS
• 2026-04-12 Price Changed $255,000 Beaches MLS
• 2026-03-15 Price Changed $262,500 Beaches MLS
• 2026-02-06 Price Changed $270,750 Beaches MLS
• 2025-12-09 Listing Removed — Beaches MLS
• 2025-12-09 Listed $285,000 Beaches MLS
• 2025-09-26 Listed $285,000 Beaches MLS
• 2023-04-06 Listing Removed — MARMLS
• 2023-03-07 Price Changed $324,900 MARMLS
• 2023-03-03 Relisted — MARMLS
• 2023-02-24 Contingent — MARMLS
• 2023-01-18 Price Changed $329,000 MARMLS
• 2022-12-27 Price Changed $335,000 MARMLS
• 2022-11-04 Price Changed $345,900 MARMLS
• 2022-10-15 Listed $349,500 MARMLS
• 2017-04-21 Relisted — Beaches MLS
• 2017-04-21 Listing Removed — Beaches MLS
• 2017-03-12 Contingent — Beaches MLS
• 2017-03-02 Price Changed $215,000 Beaches MLS
• 2016-10-10 Price Changed $225,000 Beaches MLS
• 2016-07-05 Listed $234,900 Beaches MLS

Property tax history

+6.1%/yr

Latest (2025): $4,681 · -2.6% YoY. Source: county tax records.