None · Hillsboro Pines, FL 33428

$69,900

2 bd · 2.0 ba · 1,160 sqft · Condo public records

Built 1984 $302/mo HOA · 12% 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
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready! Completely and beautifully remodeled 2 bedroom/2 bathroom apartment. Split bedroom floor plan. Contemporary kitchen with granite countertops and top of the line stainless steel appliances including wine cooler. Large master with walk in closet. Full washer and dryer. Screened in balcony and hurricane shutters. 1 covered parking space. Community with pool and tennis courts. Walking distance to shopping and public transportation. Association fee includes water and cable. ALL AGES. No Leasing or Pets.

Key facts

• $302 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).

Location & tenants

• Location reads 78/100 on livability (#173 in FL, #2,634 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities 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.
• Market conditions: Rents rising (+3.7%/yr); 267 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 33% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $108k (61%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); 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 $69,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.51% ✓
• Cap rate: 24.03%
• Cash-on-cash: 63.35%
• DSCR: 3.82
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 55.5%
• Equity multiple: 3.50×
• Total profit: $48,853
• Equity at exit: $10,422

10-year hold

• IRR: 61.0%
• Equity multiple: 7.45×
• Total profit: $126,202
• Equity at exit: $6,044

Cash invested: $19,572 (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 33428

• Rents YoY: 3.7%
• Active inventory: 267
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,451 high
• Mortgage (P&I): −$367
• Tax from tax record: −$205 /mo · $2,464/yr
• Insurance: −$29
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$302
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $911

Break-even live

Break-even rent $1,298

Max offer price $69,900

Occupancy floor 58%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9826 Marina Blvd #1027 Boca Raton, FL	2.0	2.0	955	$2,500	$2.62	24d	1	0.08mi
9780 Marina Blvd #415 Boca Raton, FL	2.0	2.0	955	$2,000	$2.09	24d	1	0.19mi
9503 Boca Cove Cir #603 Boca Raton, FL	2.0	2.0	912	$2,200	$2.41	22d	1	0.22mi
9466 Boca Cove Cir #310 Boca Raton, FL	2.0	2.0	770	$2,000	$2.60	24d	1	0.29mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	24d	1	0.31mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	8d	1	0.31mi
1620 SW 64th Way Unit H Boca Raton, FL	2.0	2.0	1008	$2,250	$2.23	24d	1	0.33mi
5800 NW 74th Pl Coconut Creek, FL	1.0–2.0	1.0–2.0	1115	$2,407	$2.16	2d	17	0.40mi
10110 Boca Entrada Blvd Boca Raton, FL	2.0	2.0	1155	$2,338	$2.02	4d	2	0.47mi
10110 Boca Entrada Blvd Boca Raton, FL	2.0	2.0	1155	$2,338	$2.02	3d	2	0.47mi
10110 Boca Entrada Blvd #305 Boca Raton, FL	2.0	2.0	1155	$2,350	$2.03	3d	1	0.49mi
10669 Boca Entrada Blvd Boca Raton, FL	3.0	2.0	1083	$3,450	$3.19	24d	1	0.58mi
9949 Sandalfoot Blvd #531 Boca Raton, FL	2.0	2.0	820	$2,200	$2.68	24d	1	0.62mi
9949 Sandalfoot Blvd Boca Raton, FL	2.0	1.5–2.0	818	$2,000	$2.44	13d	2	0.62mi
9915 Sandalfoot Blvd Boca Raton, FL	2.0	1.0	777	$2,000	$2.57	11d	2	0.62mi
10166 Marlin Cir Unit 2 Boca Raton, FL	2.0	1.0	789	$1,450	$1.84	16d	1	0.67mi
10267 Boca Bnd W Unit G4 Boca Raton, FL	2.0	2.0	1068	$2,850	$2.67	24d	1	0.68mi
22765 SW 66th Ave #204 Boca Raton, FL	2.0	2.0	1170	$3,000	$2.56	24d	1	0.68mi
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,828	$2.64	2d	28	0.69mi
22735 SW 66th Ave Boca Raton, FL	2.0	2.0	1170	$2,300	$1.97	5d	1	0.69mi
22745 SW 65th Way Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	3d	1	0.70mi
10323 Boca Bnd W Unit K4 Boca Raton, FL	2.0	2.0	1068	$2,600	$2.43	24d	1	0.71mi
23392 Country Club Dr E Boca Raton, FL	3.0	2.0	1200	$3,500	$2.92	19d	1	0.74mi
9993 Three Lakes Cir Boca Raton, FL	3.0	2.0	972	$2,600	$2.67	14d	1	0.75mi
9973 Three Lakes Cir Boca Raton, FL	2.0	2.0	1026	$2,500	$2.44	24d	1	0.76mi
10132 Windtree Ln S Boca Raton, FL	1.0	1.0	1374	$1,450	$1.06	5d	1	0.77mi
22682 Family Cir Unit 22682 Boca Raton, FL	3.0	2.0	1425	$3,400	$2.39	14d	1	0.77mi
9355 SW 8th St Boca Raton, FL	1.0–2.0	1.5–2.0	780	$1,975	$2.53	1d	4	0.78mi
9921 Three Lakes Cir Unit 9921 Boca Raton, FL	3.0	2.0	967	$2,700	$2.79	24d	1	0.78mi
23442 Lyons Rd #406 Boca Raton, FL	2.0	2.0	1218	$2,300	$1.89	24d	1	0.81mi
23398 Lyons Rd #309 Boca Raton, FL	2.0	2.0	988	$2,200	$2.23	14d	1	0.81mi
23398 SW 57th Ave Boca Raton, FL	2.0	2.0	988	$2,150	$2.18	5d	2	0.81mi
23466 Lyons Rd #504 Boca Raton, FL	2.0	2.0	1127	$2,300	$2.04	24d	1	0.82mi
6950 Long Pine Cir Unit 6950 Coconut Creek, FL	3.0	2.5	1449	$3,200	$2.21	15d	1	0.82mi
9273 SW 8th St Boca Raton, FL	1.0–2.0	1.5–2.0	878	$2,200	$2.51	3d	3	0.84mi
22605 SW 66th Ave #403 Boca Raton, FL	2.0	2.0	1030	$2,100	$2.04	24d	1	0.85mi
22605 SW 66th Ave #206 Boca Raton, FL	1.0	1.5	960	$1,650	$1.72	5d	1	0.85mi
9370 SW 8th St #107 Boca Raton, FL	2.0	2.0	900	$2,100	$2.33	5d	1	0.88mi
9370 SW 8th St #107 Boca Raton, FL	2.0	2.0	900	$2,150	$2.39	15d	1	0.88mi
8951 SW 19th St Unit A Boca Raton, FL	2.0	2.0	1196	$2,800	$2.34	17d	1	0.89mi

HOA detail condo

• Monthly dues: $302 · $3,624/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2017-07-06
   soldstatus $170,000
2. 2017-07-03
   soldstatus $170,000 Closed 518-char remark

   Show marketing remark (518 chars)

   Move in ready! Completely and beautifully remodeled 2 bedroom/2 bathroom apartment. Split bedroom floor plan. Contemporary kitchen with granite countertops and top of the line stainless steel appliances including wine cooler. Large master with walk in closet. Full washer and dryer. Screened in balcony and hurricane shutters. 1 covered parking space. Community with pool and tennis courts. Walking distance to shopping and public transportation. Association fee includes water and cable. ALL AGES. No Leasing or Pets.

3. 2017-05-30
   status Pending 518-char remark

   Show marketing remark (518 chars)

   Move in ready! Completely and beautifully remodeled 2 bedroom/2 bathroom apartment. Split bedroom floor plan. Contemporary kitchen with granite countertops and top of the line stainless steel appliances including wine cooler. Large master with walk in closet. Full washer and dryer. Screened in balcony and hurricane shutters. 1 covered parking space. Community with pool and tennis courts. Walking distance to shopping and public transportation. Association fee includes water and cable. ALL AGES. No Leasing or Pets.

4. 2017-04-27
   price $179,900 518-char remark

   Show marketing remark (518 chars)

   Move in ready! Completely and beautifully remodeled 2 bedroom/2 bathroom apartment. Split bedroom floor plan. Contemporary kitchen with granite countertops and top of the line stainless steel appliances including wine cooler. Large master with walk in closet. Full washer and dryer. Screened in balcony and hurricane shutters. 1 covered parking space. Community with pool and tennis courts. Walking distance to shopping and public transportation. Association fee includes water and cable. ALL AGES. No Leasing or Pets.

5. 2017-04-27
   listed $178,000 Active 518-char remark

   Show marketing remark (518 chars)

   Move in ready! Completely and beautifully remodeled 2 bedroom/2 bathroom apartment. Split bedroom floor plan. Contemporary kitchen with granite countertops and top of the line stainless steel appliances including wine cooler. Large master with walk in closet. Full washer and dryer. Screened in balcony and hurricane shutters. 1 covered parking space. Community with pool and tennis courts. Walking distance to shopping and public transportation. Association fee includes water and cable. ALL AGES. No Leasing or Pets.

6. 2014-03-10
   soldstatus $74,000
7. 2013-10-05
   historical
8. 2013-10-01
   listed $69,900
9. 2004-03-25
   soldstatus $128,000

ⓘ 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: $2,464 · $205/mo
• Projected year-2 tax: $2,464 · $205/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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,413
• − Mortgage interest: −$3,915
• − Property taxes: −$2,464
• − Insurance: −$1,817
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − HOA: −$3,624
• − Depreciation: −$2,033
• Taxable income: $10,852
• Est. tax owed @ 24.0%: −$2,605
• After-tax cash flow: $8,327/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 — Hillsboro Pines

• Score: 78/100
• State rank: #173
• US rank: #2634

Category grades

Amenities F Commute A Cost of living F Crime A+ Employment A+ Housing B- Health & safety A+ 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): 47,588
• Household income: $88,543
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1990.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 50% Two or more races 23% Hispanic / Latino 22% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Estonian 12% Romanian 3% Scotch-Irish 3%
• Foreign-born: 37% · Canada, Jamaica, Vietnam
• Languages at home: 55% English-only · Spanish 19% Other Indo-European 17% French/Haitian/Cajun 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: ▼ -299.00%
• Current HPI: 373.2649
• Rent YoY: ▲ 3.72%
• 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

+32.8% since first listed

9 events — show timeline

• 2017-07-06 Sold (Public Records) $170,000 Public Records
• 2017-07-03 Sold (MLS) $170,000 Beaches MLS
• 2017-05-30 Pending — Beaches MLS
• 2017-04-27 Price Changed $179,900 Beaches MLS
• 2017-04-27 Listed $178,000 Beaches MLS
• 2014-03-10 Sold (Public Records) $74,000 Public Records
• 2013-10-05 Listing Removed — MARMLS
• 2013-10-01 Listed $69,900 MARMLS
• 2004-03-25 Sold (Public Records) $128,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,464 · +3.4% YoY. Source: county tax records.