50012 Hacha · Boynton Beach, FL 33436

$164,999

3 bd · 2.0 ba · 1,344 sqft · Condo public records · 48 Days on market

Built 1982 $270/mo HOA · 10% of rent

---

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 +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great entertaining house! Big vinyl lap-sided home with an island kitchen on a corner lot. Laminate floors throughout. Guest bath has been updated with a granite counter and marble tile floor. Master bath updated with a new raised vanity and vessel sink. Newer ''comfort height'' toilets in both baths. Inside Laundry. New water heater. Newer Bosch ceramic cooktop. Large raised porch with acrylic windows. Private garden patio. P&S Roofover.

Key facts

• New floors
• Quartz countertops
• Custom cabinets

Tags

• CUSTOM CABINETS
• QUARTZ COUNTERTOPS
• NEW FLOORS
• NEW VANITY
• BRAND NEW WASHER DRYER
• LARGE FLORIDA ROOM

Property features AI

Finance

• Other: Senior community
• Financial info: Not a land-lease property
• HOA & community: Part of Jamaica Bay Inc. association; Monthly HOA fee of $270; HOA covers internet, water, sewer, trash, grounds maintenance, common areas, reserve funds, pool service and recreation facilities; Association amenities include heated pool, pool, clubhouse, billiard room, community room, laundry, dog park, park, picnic area, shuffleboard, bocce ball, putting green, pickleball and tennis/rec courts, bike storage, manager on site, gated entry, kitchen facilities, internet included, and recreation facilities

Exterior

• Parking: Attached covered carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Underground utilities
• Home design: Manufactured home (double wide, modular); One story; Facing east; Resale condition
• Construction: Metal roof; Aluminum skirt
• Exterior features: Corner lot; No waterfront

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator; Freezer; Disposal; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Electric cooling
• Interior features: Built-in features; Cathedral and vaulted ceilings; High ceilings; Kitchen island; Walk-in closets; Roman tub; Accessible central living area, doors, full bath and hallways; Adaptable bathroom walls and customized wheelchair accessibility; Exterior wheelchair lift and grip-accessible features
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $947 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% FRL); Congress Community Middle School (math 21% / reading 28%, grade F, #522 of 571 statewide, top 93%, 988 students, 72% 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 28% at this address vs 50% district-wide (-22 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 soft (-0.6%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 0.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $92k; list at $165k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,049 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. 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 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: 1.70% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.59%
• DSCR: 2.09
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.55×
• Total profit: $25,462
• Equity at exit: $24,602

10-year hold

• IRR: 20.6%
• Equity multiple: 2.48×
• Total profit: $68,514
• Equity at exit: $14,266

Cash invested: $46,200 (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 33436

• Home prices YoY: -26.0%
• Rents YoY: -0.6%
• Active inventory: 445
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,809 high
• Mortgage (P&I): −$865
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$69
• HOA: −$270
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $947

Break-even live

Break-even rent $1,611

Max offer price $164,999

Occupancy floor 61%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4045 White Pine Dr Boynton Beach, FL	3.0	2.0	1566	$1,800	$1.15	1d	1	0.37mi
8949 Oak St Boynton Beach, FL	2.0	2.0	1040	$1,300	$1.25	24d	1	0.47mi
8202 White Rock Cir Boynton Beach, FL	3.0	2.0	1738	$3,300	$1.90	7d	1	0.63mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	24d	1	0.74mi
3962 Winfield Rd Boynton Beach, FL	4.0	2.0	1592	$3,300	$2.07	15d	1	0.93mi
3962 Winfield Rd Unit 3962 Boynton Beach, FL	4.0	2.0	1592	$3,300	$2.07	14d	1	0.93mi
3736 Coelebs Ave Boynton Beach, FL	3.0	2.0	1232	$3,000	$2.44	24d	1	0.95mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	24d	1	0.96mi
3930 Max Pl Boynton Beach, FL	3.0	2.0	1550	$2,825	$1.82	24d	1	0.97mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	24d	1	0.99mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	15d	1	1.00mi
5072 Arbor Glen Cir Lake Worth, FL	3.0	2.0	1232	$3,300	$2.68	15d	1	1.01mi
3500 Sandpiper Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	1147	$2,579	$2.25	22d	22	1.05mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	14d	1	1.06mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	19d	1	1.07mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	24d	1	1.07mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	24d	1	1.09mi
920 Sun Acres Ln Boynton Beach, FL	2.0	2.0	1352	$2,200	$1.63	24d	1	1.11mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	15d	1	1.11mi
9766 Kamena Cir Boynton Beach, FL	3.0	2.5	1596	$3,300	$2.07	5d	1	1.15mi
4296 Grove Park Ln Boynton Beach, FL	3.0	2.0	1696	$3,350	$1.98	24d	1	1.15mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	24d	1	1.16mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	24d	1	1.16mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	2d	1	1.18mi
4220 Grove Park Ln Unit 1 Boynton Beach, FL	3.0	2.0	1406	$3,400	$2.42	4d	1	1.19mi
4220 Grove Park Ln Unit 1 Boynton Beach, FL	3.0	2.0	1406	$3,600	$2.56	24d	1	1.19mi
190 Temple Ave Boynton Beach, FL	3.0	2.0	1781	$4,200	$2.36	24d	1	1.20mi
8520 Tourmaline Blvd Boynton Beach, FL	4.0	2.0	1699	$4,000	$2.35	19d	1	1.21mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,267	$1.89	22d	1	1.21mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,315	$1.93	4d	1	1.21mi
7705 Forest Green Ln Boynton Beach, FL	3.0	2.0	1379	$3,200	$2.32	24d	1	1.21mi
7705 Forest Green Ln Boynton Beach, FL	2.0	2.0	1379	$3,200	$2.32	17d	1	1.21mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	3d	1	1.24mi
7640 Forest Green Ln Unit 7640 Boynton Beach, FL	3.0	2.0	1696	$3,500	$2.06	11d	1	1.27mi
7640 Forest Green Ln Boynton Beach, FL	3.0	2.0	1696	$3,500	$2.06	24d	1	1.27mi
3561 Oberon Ave Boynton Beach, FL	3.0	2.0	1248	$2,850	$2.28	20d	1	1.29mi
9842 Kamena Cir Boynton Beach, FL	3.0	2.5	1596	$2,800	$1.75	24d	1	1.29mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	7d	1	1.31mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	20d	1	1.31mi
4259 Wood Ride Unit E Boynton Beach, FL	2.0	2.0	1240	$2,350	$1.90	7d	1	1.34mi

HOA detail condo

• Monthly dues: $270 · $3,240/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $164,999 Active 48 DOM
2. 2026-06-17
   days on market $164,999 Active 47 DOM
3. 2026-06-16
   days on market $164,999 Active 46 DOM
4. 2026-06-15
   days on market $164,999 Active 45 DOM
5. 2026-06-13
   days on market $164,999 Active 43 DOM
6. 2026-06-09
   days on market $164,999 Active 39 DOM
7. 2026-06-08
   days on market $164,999 Active 38 DOM
8. 2026-06-07
   days on market $164,999 Active 37 DOM
9. 2026-06-04
   days on market $164,999 Active 34 DOM
10. 2026-06-03
    days on market $164,999 Active 33 DOM
11. 2026-06-02
    days on market $164,999 Active 32 DOM
12. 2026-06-01
    days on market $164,999 Active 31 DOM
13. 2026-05-31
    days on market $164,999 Active 30 DOM
14. 2026-05-01
    listed $164,999 Active
15. 2026-04-20
    historical
16. 2026-04-02
    price $174,900
17. 2026-03-05
    price $185,000
18. 2026-02-04
    price $192,000
19. 2025-12-09
    price $198,500
20. 2025-10-19
    listed $205,000 Active
21. 2018-06-12
    status Pending 455-char remark

    Show marketing remark (455 chars)

    Great entertaining house! Big vinyl lap-sided home with an island kitchen on a corner lot. Laminate floors throughout. Guest bath has been updated with a granite counter and marble tile floor. Master bath updated with a new raised vanity and vessel sink. Newer ''comfort height'' toilets in both baths. Inside Laundry. New water heater. Newer Bosch ceramic cooktop. Large raised porch with acrylic windows. Private garden patio. P&S Roofover.

22. 2018-06-11
    soldstatus $92,500 Closed 455-char remark

    Show marketing remark (455 chars)

    Great entertaining house! Big vinyl lap-sided home with an island kitchen on a corner lot. Laminate floors throughout. Guest bath has been updated with a granite counter and marble tile floor. Master bath updated with a new raised vanity and vessel sink. Newer ''comfort height'' toilets in both baths. Inside Laundry. New water heater. Newer Bosch ceramic cooktop. Large raised porch with acrylic windows. Private garden patio. P&S Roofover.

23. 2018-03-24
    price $104,900 455-char remark

    Show marketing remark (455 chars)

    Great entertaining house! Big vinyl lap-sided home with an island kitchen on a corner lot. Laminate floors throughout. Guest bath has been updated with a granite counter and marble tile floor. Master bath updated with a new raised vanity and vessel sink. Newer ''comfort height'' toilets in both baths. Inside Laundry. New water heater. Newer Bosch ceramic cooktop. Large raised porch with acrylic windows. Private garden patio. P&S Roofover.

24. 2018-01-22
    listed $109,900 Active 455-char remark

    Show marketing remark (455 chars)

    Great entertaining house! Big vinyl lap-sided home with an island kitchen on a corner lot. Laminate floors throughout. Guest bath has been updated with a granite counter and marble tile floor. Master bath updated with a new raised vanity and vessel sink. Newer ''comfort height'' toilets in both baths. Inside Laundry. New water heater. Newer Bosch ceramic cooktop. Large raised porch with acrylic windows. Private garden patio. P&S Roofover.

25. 2009-03-01
    historical
26. 2008-09-06
    historical
27. 2008-09-01
    listed $117,500
28. 2008-01-15
    listed $117,500

ⓘ 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: $820 · $68/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$549/yr (+$46/mo · 67.0%)

ⓘ 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 6 d/yr ≥106°F today · 20 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: $33,710
• − Mortgage interest: −$9,243
• − Property taxes: −$820
• − Insurance: −$825
• − Repairs & maintenance: −$2,697
• − Management: −$2,697
• − HOA: −$3,240
• − Depreciation: −$4,800
• Taxable income: $9,389
• Est. tax owed @ 24.0%: −$2,253
• After-tax cash flow: $9,109/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

• County: Palm Beach County · 1,438,312 people
• City population: 148,060
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 48,743
• Household income: $75,789
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 1813.0

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 0.64)
• Race & ethnicity: White 52% Black 24% Hispanic / Latino 19% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 12% Romanian 3% Scotch-Irish 2%
• Foreign-born: 27% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 14% French/Haitian/Cajun 13% 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: ▼ -109.59%
• Current HPI: 311.7742
• Rent YoY: ▼ -0.57%
• 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

+40.4% since first listed

15 events — show timeline

• 2026-05-01 Listed $164,999 Beaches MLS
• 2026-04-20 Listing Removed — Beaches MLS
• 2026-04-02 Price Changed $174,900 Beaches MLS
• 2026-03-05 Price Changed $185,000 Beaches MLS
• 2026-02-04 Price Changed $192,000 Beaches MLS
• 2025-12-09 Price Changed $198,500 Beaches MLS
• 2025-10-19 Listed $205,000 Beaches MLS
• 2018-06-12 Pending — Beaches MLS
• 2018-06-11 Sold (MLS) $92,500 Beaches MLS
• 2018-03-24 Price Changed $104,900 Beaches MLS
• 2018-01-22 Listed $109,900 Beaches MLS
• 2009-03-01 Listing Removed — Beaches MLS
• 2008-09-06 Listing Removed — Beaches MLS
• 2008-09-01 Listed $117,500 Beaches MLS
• 2008-01-15 Listed $117,500 Beaches MLS

Property tax history

+2.2%/yr

Latest (2025): $820 · +3.1% YoY. Source: county tax records.