5016 Rose Hill Dr #2303 · Golf, FL 33437

$129,000

2 bd · 2.0 ba · 1,087 sqft · Condo public records · 53 Days on market

Built 1995 $820/mo HOA · 33% 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 +25.4/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 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 MLS

GREAT VIEW-TREES, TREES, TREES/CERAMIC TILE IN LIVING AREA. FANS/MIRRORS VAULTED CEILINGS-CUSTOM FURNISHED- ACTIVE CLUBHOUSE-7 HAR- TRUE COURTS/ SPA, EXERCISE RM- BILLIARDS SNACK BAR /BEAUTY PARLOR/GATED

Key facts

• Three hot tubs
• Corner condo
• Two swimming pools

Tags

• CORNER CONDO
• TWO SWIMMING POOLS
• THREE HOT TUBS
• TENNIS COURTS
• PICKLEBALL COURTS
• FITNESS CENTER

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, structure maintenance, and sewer; Association amenities include billiard room, clubhouse, pickleball, pool, and tennis courts; Senior community

Exterior

• Parking: Guest parking; One assigned parking space
• Security: Phone entry; Security guard
• Utilities: Cable available; Public sewer (included with association); Electric service
• Home design: 3 stories; Entry on level 3; Attached property
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Patio; Patio with screened porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Flooring: Carpet; Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Bedroom on main level; Breakfast area; First floor entry; Living/dining room; Main living area on entry level; Split bedrooms; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% 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: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% FRL); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL) — zoned schools average 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-20 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 489 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 37% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $580 of equity ($892 loan paydown + $-312 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 + 1.3% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.93% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 4.3

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: 6.1%
• Equity multiple: 1.28×
• Total profit: $10,078
• Equity at exit: $35,906

10-year hold

• IRR: 9.6%
• Equity multiple: 1.94×
• Total profit: $33,863
• Equity at exit: $41,942

Cash invested: $36,120 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,493 high
• Mortgage (P&I): −$676
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$54
• HOA: −$820
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $299

Break-even live

Break-even rent $2,115

Max offer price $129,000

Occupancy floor 83%

Sensitivity live

Price	-10% $372	-5% $335	+0% $299	+5% $262	+10% $226
Rent	-10% $102	-5% $200	+0% $299	+5% $397	+10% $496
Rate	-1.0pp $364	-0.5pp $332	base $299	+0.5pp $265	+1.0pp $231

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5020 Ashley Lake Dr Boynton Beach, FL	1.0	1.0	784	$2,074	$2.65	26d	1	0.13mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	4d	1	0.13mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	15d	1	0.13mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	9d	1	0.17mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,266	$2.20	3d	51	0.19mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	26d	1	0.37mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	16d	1	0.46mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	3d	1	0.49mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	26d	1	0.49mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	26d	1	0.49mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	26d	1	0.50mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	26d	1	0.50mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	26d	1	0.52mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	26d	1	0.53mi
10423 Boynton Place Cir Boynton Beach, FL	2.0	1.0	861	$2,200	$2.56	9d	1	0.59mi
10423 Boynton Place Cir Boynton Beach, FL	2.0	1.0	861	$2,200	$2.56	20d	1	0.59mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	4d	1	0.63mi
5724 Boynton Cres Boynton Beach, FL	2.0	1.0	861	$2,300	$2.67	26d	1	0.64mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	26d	1	0.64mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,311	$2.27	1d	19	0.64mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	26d	1	0.65mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$2,000	$1.67	26d	1	0.66mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$1,800	$1.50	9d	1	0.66mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	3d	1	0.73mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	26d	1	0.79mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	26d	1	0.88mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	26d	1	0.88mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,267	$1.89	23d	1	1.08mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,315	$1.93	5d	1	1.08mi
11211 S Military Trl Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,238	$2.17	0d	31	1.12mi
4249 Quail Ridge Dr N Unit A Boynton Beach, FL	2.0	2.0	1212	$4,000	$3.30	26d	1	1.15mi
11234 Green Lake Dr #102 Boynton Beach, FL	2.0	2.0	1196	$2,200	$1.84	26d	1	1.21mi
11282 Green Lake Dr #204 Boynton Beach, FL	2.0	2.0	1196	$3,750	$3.14	26d	1	1.24mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	26d	1	1.24mi
4116 Quail Ridge Dr N Unit A Boynton Beach, FL	2.0	2.0	1267	$3,800	$3.00	26d	1	1.26mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$2,850	$1.93	26d	1	1.32mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$3,000	$2.03	1d	1	1.32mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	16d	1	1.39mi
9746 Nickels Blvd Boynton Beach, FL	2.0	2.0	1215	$2,800	$2.30	26d	1	1.47mi

HOA detail condo

• Monthly dues: $820 · $9,840/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $129,000 Active 53 DOM
2. 2026-06-18
   days on market $129,000 Active 50 DOM
3. 2026-06-17
   days on market $129,000 Active 49 DOM
4. 2026-06-16
   days on market $129,000 Active 48 DOM
5. 2026-06-15
   days on market $129,000 Active 47 DOM
6. 2026-06-13
   days on market $129,000 Active 45 DOM
7. 2026-06-09
   days on market $129,000 Active 41 DOM
8. 2026-06-08
   days on market $129,000 Active 40 DOM
9. 2026-06-07
   days on market $129,000 Active 39 DOM
10. 2026-06-04
    days on market $129,000 Active 36 DOM
11. 2026-06-03
    days on market $129,000 Active 35 DOM
12. 2026-06-02
    days on market $129,000 Active 34 DOM
13. 2026-06-01
    days on market $129,000 Active 33 DOM
14. 2026-05-31
    days on market $129,000 Active 32 DOM
15. 2026-04-29
    listed $139,001 Active
16. 2026-04-06
    historical
17. 2026-03-27
    price $174,000
18. 2025-12-08
    price $179,000
19. 2025-11-22
    historical $1,950
20. 2025-10-28
    price $1,950
21. 2025-10-09
    listed $197,000 Active
22. 2025-08-14
    price $1,995
23. 2025-08-03
    price $2,050
24. 2025-06-24
    listed $2,200
25. 2003-10-15
    soldstatus $124,900
26. 2003-10-03
    soldstatus $124,900 203-char remark

    Show marketing remark (203 chars)

    GREAT VIEW-TREES, TREES, TREES/CERAMIC TILE IN LIVING AREA. FANS/MIRRORS VAULTED CEILINGS-CUSTOM FURNISHED- ACTIVE CLUBHOUSE-7 HAR- TRUE COURTS/ SPA, EXERCISE RM- BILLIARDS SNACK BAR /BEAUTY PARLOR/GATED

27. 2003-08-07
    historical 203-char remark

    Show marketing remark (203 chars)

    GREAT VIEW-TREES, TREES, TREES/CERAMIC TILE IN LIVING AREA. FANS/MIRRORS VAULTED CEILINGS-CUSTOM FURNISHED- ACTIVE CLUBHOUSE-7 HAR- TRUE COURTS/ SPA, EXERCISE RM- BILLIARDS SNACK BAR /BEAUTY PARLOR/GATED

28. 2003-07-22
    listed $124,500 203-char remark

    Show marketing remark (203 chars)

    GREAT VIEW-TREES, TREES, TREES/CERAMIC TILE IN LIVING AREA. FANS/MIRRORS VAULTED CEILINGS-CUSTOM FURNISHED- ACTIVE CLUBHOUSE-7 HAR- TRUE COURTS/ SPA, EXERCISE RM- BILLIARDS SNACK BAR /BEAUTY PARLOR/GATED

ⓘ 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: $1,445 · $120/mo
• Projected year-2 tax: $1,445 · $120/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,917
• − Mortgage interest: −$7,226
• − Property taxes: −$1,445
• − Insurance: −$645
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − HOA: −$9,840
• − Depreciation: −$3,753
• Taxable income: $2,221
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $3,053/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

+11.6% since first listed

14 events — show timeline

• 2026-04-29 Listed $139,001 MARMLS
• 2026-04-06 Listing Removed — MARMLS
• 2026-03-27 Price Changed $174,000 MARMLS
• 2025-12-08 Price Changed $179,000 MARMLS
• 2025-11-22 Rental Removed $1,950 RMLSFL
• 2025-10-28 Price Changed $1,950 RMLSFL
• 2025-10-09 Listed $197,000 MARMLS
• 2025-08-14 Price Changed $1,995 RMLSFL
• 2025-08-03 Price Changed $2,050 RMLSFL
• 2025-06-24 Listed for Rent $2,200 RMLSFL
• 2003-10-15 Sold (Public Records) $124,900 Public Records
• 2003-10-03 Sold (MLS) $124,900 Beaches MLS
• 2003-08-07 Listing Removed — Beaches MLS
• 2003-07-22 Listed $124,500 Beaches MLS

Property tax history

+3.5%/yr

Latest (2025): $1,445 · +4.3% YoY. Source: county tax records.