8180 Bellwort Pl · Boynton Beach, FL 33472

$290,000

3 bd · 2.0 ba · 1,874 sqft · SingleFamily public records · 46 Days on market

Built 1987 6,826 sqft lot $600/mo HOA · 17% 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 +17.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +5.4/10.0
• 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

Must see Beautiful Updated 3 Bedroom , 2 Bath , 2 Car Garage lake front villa. New Roof 2022 , Updated Bedrooms and Bathrooms. Located in the Hamptons of Aberdeen Country Club, with Resort style Pool, Newly Remodeled Clubhouse, Restaurant, Fitness Center, Tennis and Championship Golf course. HOA includes Roof Replacements , Painting , Cable, Internet and Irrigation. All ages welcome. Owner will contribute $10,000 towards membership Fee.

Key facts

• 6,826 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Pets allowed with number limits
• HOA & community: Community association (Hampton Community Association, Inc.); Monthly HOA fee of 600; HOA covers trash and common area maintenance; Community amenities include clubhouse, fitness center, golf course, game room, jogging path, management, parking, pool, spa/hot tub, tennis courts, on-site manager, bar, bocce ball, business center, community room, heated pool, library, maintained community, pickleball courts, street lights, and security

Exterior

• Parking: Attached 2-car garage; Driveway with covered spaces for 2; Garage with door opener
• Security: Smoke detectors; Security patrol
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Villa; One-story; North-facing; Resale condition
• Construction: Brick and CBS construction
• Exterior features: Waterfront property; Tile roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: High ceilings; Walk-in closets; Furnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $3k of equity ($2k loan paydown + $574 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 $81k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.

Risks & watch-outs

• 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 $281,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 6.8

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: 2.1%
• Equity multiple: 1.10×
• Total profit: $8,268
• Equity at exit: $87,091

10-year hold

• IRR: 7.5%
• Equity multiple: 1.83×
• Total profit: $67,572
• Equity at exit: $107,017

Cash invested: $81,200 (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 33472

• Home prices YoY: 0.1%
• Active inventory: 169
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,558 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$355 /mo · $4,262/yr
• Insurance: −$121
• HOA: −$600
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $214

Break-even live

Break-even rent $3,287

Max offer price $290,000

Occupancy floor 89%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	8d	1	0.28mi
7705 Thornlee Dr Lake Worth, FL	4.0	2.5	2382	$3,500	$1.47	2d	1	0.31mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	24d	1	0.47mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	24d	1	0.77mi
7816 Bridlington Dr Boynton Beach, FL	3.0	3.0	2330	$12,000	$5.15	24d	1	0.82mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	19d	1	0.87mi
7821 Dorchester Rd Boynton Beach, FL	3.0	3.0	2325	$11,000	$4.73	24d	1	0.88mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	3d	1	0.90mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	11d	1	0.92mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	24d	1	0.92mi
7366 Ashley Shores Cir Lake Worth, FL	3.0	2.5	1945	$4,200	$2.16	8d	1	0.93mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	24d	1	0.93mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	18d	1	1.02mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	15d	1	1.02mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	14d	1	1.02mi
6143 Windlass Cir Boynton Beach, FL	4.0	2.5	2245	$4,200	$1.87	19d	1	1.03mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	22d	1	1.03mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	22d	1	1.06mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	13d	1	1.10mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	14d	1	1.12mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	3d	1	1.12mi
7354 Michigan Isle Rd Lake Worth, FL	4.0	3.0	2050	$3,295	$1.61	24d	1	1.13mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	24d	1	1.13mi
7142 Davit Cir Lake Worth, FL	3.0	2.5	2050	$3,545	$1.73	18d	1	1.14mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	8d	1	1.17mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	24d	1	1.18mi
7600 Edisto Dr Lake Worth, FL	3.0	2.5	1764	$2,700	$1.53	21d	1	1.19mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	24d	1	1.20mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	3d	1	1.26mi
6974 Oak Bridge Ln Lake Worth, FL	2.0	2.5	1310	$2,650	$2.02	15d	1	1.28mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	24d	1	1.32mi
6880 Brook Hollow Rd Lake Worth, FL	3.0	2.5	1428	$2,850	$2.00	24d	1	1.35mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	8d	1	1.45mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	17d	1	1.45mi
8520 Tourmaline Blvd Boynton Beach, FL	4.0	2.0	1699	$4,000	$2.35	19d	1	1.49mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	1.49mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	22d	1	1.49mi

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: internetcablepoolgym

Listing history 29 events

1. 2026-06-18
   days on market $290,000 Active 46 DOM
2. 2026-06-17
   days on market $290,000 Active 45 DOM
3. 2026-06-16
   days on market $290,000 Active 44 DOM
4. 2026-06-15
   days on market $290,000 Active 43 DOM
5. 2026-06-13
   days on market $290,000 Active 41 DOM
6. 2026-06-09
   days on market $290,000 Active 37 DOM
7. 2026-06-08
   days on market $290,000 Active 36 DOM
8. 2026-06-07
   days on market $290,000 Active 35 DOM
9. 2026-06-04
   days on market $290,000 Active 32 DOM
10. 2026-06-03
    days on market $290,000 Active 31 DOM
11. 2026-06-02
    days on market $290,000 Active 30 DOM
12. 2026-06-01
    days on market $290,000 Active 29 DOM
13. 2026-05-31
    days on market $290,000 Active 28 DOM
14. 2026-05-03
    listed $290,000 Active
15. 2023-09-11
    soldstatus $280,000
16. 2023-09-07
    soldstatus $280,000 Closed 440-char remark

    Show marketing remark (440 chars)

    Must see Beautiful Updated 3 Bedroom , 2 Bath , 2 Car Garage lake front villa. New Roof 2022 , Updated Bedrooms and Bathrooms. Located in the Hamptons of Aberdeen Country Club, with Resort style Pool, Newly Remodeled Clubhouse, Restaurant, Fitness Center, Tennis and Championship Golf course. HOA includes Roof Replacements , Painting , Cable, Internet and Irrigation. All ages welcome. Owner will contribute $10,000 towards membership Fee.

17. 2023-07-28
    historical $3,500

    Show marketing remark (440 chars)

    Must see Beautiful Updated 3 Bedroom , 2 Bath , 2 Car Garage lake front villa. New Roof 2022 , Updated Bedrooms and Bathrooms. Located in the Hamptons of Aberdeen Country Club, with Resort style Pool, Newly Remodeled Clubhouse, Restaurant, Fitness Center, Tennis and Championship Golf course. HOA includes Roof Replacements , Painting , Cable, Internet and Irrigation. All ages welcome. Owner will contribute $10,000 towards membership Fee.

18. 2023-07-28
    status Pending 440-char remark

    Show marketing remark (440 chars)

    Must see Beautiful Updated 3 Bedroom , 2 Bath , 2 Car Garage lake front villa. New Roof 2022 , Updated Bedrooms and Bathrooms. Located in the Hamptons of Aberdeen Country Club, with Resort style Pool, Newly Remodeled Clubhouse, Restaurant, Fitness Center, Tennis and Championship Golf course. HOA includes Roof Replacements , Painting , Cable, Internet and Irrigation. All ages welcome. Owner will contribute $10,000 towards membership Fee.

19. 2023-07-19
    listed $3,500
20. 2023-07-17
    price $290,000 440-char remark

    Show marketing remark (440 chars)

    Must see Beautiful Updated 3 Bedroom , 2 Bath , 2 Car Garage lake front villa. New Roof 2022 , Updated Bedrooms and Bathrooms. Located in the Hamptons of Aberdeen Country Club, with Resort style Pool, Newly Remodeled Clubhouse, Restaurant, Fitness Center, Tennis and Championship Golf course. HOA includes Roof Replacements , Painting , Cable, Internet and Irrigation. All ages welcome. Owner will contribute $10,000 towards membership Fee.

21. 2023-05-23
    price $301,111 440-char remark

    Show marketing remark (440 chars)

    Must see Beautiful Updated 3 Bedroom , 2 Bath , 2 Car Garage lake front villa. New Roof 2022 , Updated Bedrooms and Bathrooms. Located in the Hamptons of Aberdeen Country Club, with Resort style Pool, Newly Remodeled Clubhouse, Restaurant, Fitness Center, Tennis and Championship Golf course. HOA includes Roof Replacements , Painting , Cable, Internet and Irrigation. All ages welcome. Owner will contribute $10,000 towards membership Fee.

22. 2023-05-22
    listed $300,011 Active 440-char remark

    Show marketing remark (440 chars)

    Must see Beautiful Updated 3 Bedroom , 2 Bath , 2 Car Garage lake front villa. New Roof 2022 , Updated Bedrooms and Bathrooms. Located in the Hamptons of Aberdeen Country Club, with Resort style Pool, Newly Remodeled Clubhouse, Restaurant, Fitness Center, Tennis and Championship Golf course. HOA includes Roof Replacements , Painting , Cable, Internet and Irrigation. All ages welcome. Owner will contribute $10,000 towards membership Fee.

23. 2023-04-18
    historical
24. 2023-03-10
    listed $329,000 Active
25. 2021-07-10
    soldstatus $140,000
26. 2021-07-06
    soldstatus $140,000 Closed
27. 2021-05-20
    status Pending
28. 2021-05-20
    listed $140,000 Active
29. 1987-12-01
    soldstatus $140,900

ⓘ 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: $4,262 · $355/mo
• Projected year-2 tax: $4,262 · $355/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: $42,694
• − Mortgage interest: −$16,245
• − Property taxes: −$4,262
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,416
• − Management: −$3,416
• − HOA: −$7,200
• − Depreciation: −$8,436
• Taxable loss: −$1,730
• Est. tax savings @ 24.0%: +$415
• After-tax cash flow: $2,982/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

+105.8% since first listed

16 events — show timeline

• 2026-05-03 Listed $290,000 Beaches MLS
• 2023-09-11 Sold (Public Records) $280,000 Public Records
• 2023-09-07 Sold (MLS) $280,000 Beaches MLS
• 2023-07-28 Rental Removed $3,500 RMLSFL
• 2023-07-28 Pending — Beaches MLS
• 2023-07-19 Listed for Rent $3,500 RMLSFL
• 2023-07-17 Price Changed $290,000 Beaches MLS
• 2023-05-23 Price Changed $301,111 Beaches MLS
• 2023-05-22 Listed $300,011 Beaches MLS
• 2023-04-18 Listing Removed — Beaches MLS
• 2023-03-10 Listed $329,000 Beaches MLS
• 2021-07-10 Sold (Public Records) $140,000 Public Records
• 2021-07-06 Sold (MLS) $140,000 Beaches MLS
• 2021-05-20 Pending — Beaches MLS
• 2021-05-20 Listed $140,000 Beaches MLS
• 1987-12-01 Sold (Public Records) $140,900 Public Records

Property tax history

+9.3%/yr

Latest (2025): $4,262 · +6.3% YoY. Source: county tax records.