10299 Utopia Cir W · Golf, FL 33437

$415,000

3 bd · 2.0 ba · 1,932 sqft · SingleFamily public records · 275 Days on market

Built 1998 5,847 sqft lot $560/mo HOA · 16% of rent

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Why this score? — see what drove the D- 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 +8.8/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Immaculate corner 3/2 in guard-gated community. Spacious, open kitchen w/ granitecounters, island & Eating area! Built-in office in 3rd bdrm. , Fam Rm & Liv. Rm, Utility Rm, Brand new A/C Comp, Accordian Shutters, Newly Painted Ext. , Active Club, GREAT BUY!!!

Key facts

• Dog park
• Fitness center
• Walk-in closet

Tags

• WALK-IN CLOSET
• REMODELED CLUBHOUSE
• RESORT-STYLE POOL
• FITNESS CENTER
• TENNIS COURTS
• DOG PARK

Property features AI

Finance

• Other: Pets allowed with number limits
• HOA & community: Monthly association fee; Community amenities include pool, fitness center, clubhouse, spa/hot tub, tennis courts, pickleball courts, shuffleboard, billiard room, dog park, community room, sidewalks and street lights; Association covers cable TV, grounds maintenance, security and common area maintenance; Association present (senior community)

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with door opener; 2 covered parking spaces
• Security: Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Single family residence; One story; Resale property; Faces east
• Construction: CBS construction; Barrel roof
• Exterior features: Covered patio; Screened patio; Patio

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Garbage disposal
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; Entrance foyer; Kitchen island; Walk-in closets; Split bedroom layout
• Laundry & utility: Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-340 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $357k (14.0% below list).
• Recommended offer: $355k (14.5% below list) — sets the bar for cash-flow.

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: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 489 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,569/mo this rent would consume 53% 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 $2k of equity ($3k loan paydown + $-1k 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.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $174k; list at $415k implies a 139% 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $354,933 (14.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.86% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 9.7

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: -8.4%
• Equity multiple: 0.62×
• Total profit: $-44,328
• Equity at exit: $115,512

10-year hold

• IRR: -3.5%
• Equity multiple: 0.65×
• Total profit: $-40,410
• Equity at exit: $134,928

Cash invested: $116,200 (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 33437

• Home prices YoY: -0.1%
• Rents YoY: 1.3%
• Active inventory: 489
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,569 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$250 /mo · $3,006/yr
• Insurance: −$173
• HOA: −$560
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $-340

Break-even live

Break-even rent $4,000

Max offer price $354,933

Occupancy floor —

Sensitivity live

Price	-10% $-105	-5% $-223	+0% $-340	+5% $-457	+10% $-575
Rent	-10% $-622	-5% $-481	+0% $-340	+5% $-199	+10% $-58
Rate	-1.0pp $-131	-0.5pp $-234	base $-340	+0.5pp $-448	+1.0pp $-557

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	4d	1	0.15mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	25d	1	0.15mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,650	$2.51	0d	12	0.29mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	16d	1	0.29mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	25d	1	0.38mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	25d	1	0.45mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	25d	1	0.58mi
10839 Madison Dr Boynton Beach, FL	4.0	2.0	2079	$3,800	$1.83	2d	1	0.64mi
10839 Madison Dr Boynton Beach, FL	4.0	2.0	2079	$3,800	$1.83	12d	1	0.64mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	25d	1	0.73mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	25d	1	0.77mi
5916 Seashell Ter Boynton Beach, FL	3.0	2.0	1882	$2,900	$1.54	16d	1	0.84mi
6039 Sunberry Cir Boynton Beach, FL	4.0	2.0	2149	$3,650	$1.70	6d	1	0.85mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,757	$2.71	0d	19	0.86mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	23d	1	0.88mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	25d	1	0.88mi
6446 Aspen Glen Cir Unit 6446 Boynton Beach, FL	3.0	2.0	1800	$4,000	$2.22	25d	1	0.88mi
6446 Aspen Glen Cir Boynton Beach, FL	3.0	2.0	1800	$3,800	$2.11	22d	1	0.88mi
11177 Aspen Glen Dr Boynton Beach, FL	3.0	2.0	1884	$3,000	$1.59	25d	1	0.88mi
9654 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,400	$2.05	25d	1	0.94mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	25d	1	0.95mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	3d	1	0.95mi
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	25d	1	0.96mi
9629 El Clair Ranch Rd Boynton Beach, FL	4.0	2.0	2231	$4,800	$2.15	25d	1	1.00mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	25d	1	1.01mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	5d	1	1.01mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	9d	1	1.05mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	18d	1	1.05mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	25d	1	1.06mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,300	$1.87	23d	1	1.08mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,200	$1.82	11d	1	1.08mi
9284 Laurel Green Dr Boynton Beach, FL	3.0	2.0	2302	$4,200	$1.82	2d	1	1.08mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	22d	1	1.08mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	9d	1	1.08mi
11230 Green Lake Dr #204 Boynton Beach, FL	3.0	2.0	1549	$3,000	$1.94	13d	1	1.10mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	25d	1	1.11mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	25d	1	1.12mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	25d	1	1.15mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	12d	1	1.15mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	3d	1	1.19mi

HOA detail

• Monthly dues: $560 · $6,720/yr
• Likely covers: security

Listing history 21 events

1. 2026-06-21
   days on market $415,000 Active 275 DOM
2. 2026-06-18
   days on market $415,000 Active 272 DOM
3. 2026-06-17
   days on market $415,000 Active 271 DOM
4. 2026-06-16
   days on market $415,000 Active 270 DOM
5. 2026-06-15
   days on market $415,000 Active 269 DOM
6. 2026-06-13
   days on market $415,000 Active 267 DOM
7. 2026-06-09
   days on market $415,000 Active 263 DOM
8. 2026-06-07
   days on market $415,000 Active 261 DOM
9. 2026-06-04
   days on market $415,000 Active 258 DOM
10. 2026-06-03
    days on market $415,000 Active 257 DOM
11. 2026-06-01
    days on market $415,000 Active 255 DOM
12. 2026-05-31
    days on market $415,000 Active 254 DOM
13. 2026-05-22
    status Active
14. 2026-05-20
    historical
15. 2025-12-09
    price $415,000
16. 2025-09-18
    listed $435,000 Active
17. 2010-12-07
    soldstatus $174,000 272-char remark

    Show marketing remark (272 chars)

    Immaculate corner 3/2 in guard-gated community. Spacious, open kitchen w/ granitecounters, island & Eating area! Built-in office in 3rd bdrm. , Fam Rm & Liv. Rm, Utility Rm, Brand new A/C Comp, Accordian Shutters, Newly Painted Ext. , Active Club, GREAT BUY!!!

18. 2010-11-07
    historical 272-char remark

    Show marketing remark (272 chars)

    Immaculate corner 3/2 in guard-gated community. Spacious, open kitchen w/ granitecounters, island & Eating area! Built-in office in 3rd bdrm. , Fam Rm & Liv. Rm, Utility Rm, Brand new A/C Comp, Accordian Shutters, Newly Painted Ext. , Active Club, GREAT BUY!!!

19. 2010-08-27
    listed $199,900 272-char remark

    Show marketing remark (272 chars)

    Immaculate corner 3/2 in guard-gated community. Spacious, open kitchen w/ granitecounters, island & Eating area! Built-in office in 3rd bdrm. , Fam Rm & Liv. Rm, Utility Rm, Brand new A/C Comp, Accordian Shutters, Newly Painted Ext. , Active Club, GREAT BUY!!!

20. 2010-06-04
    historical
21. 2009-06-05
    listed $213,000

ⓘ 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: $3,006 · $250/mo
• Projected year-2 tax: $3,444 · $287/mo
• Expected delta: +$439/yr (+$37/mo · 14.6%)

ⓘ 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: $42,831
• − Mortgage interest: −$23,246
• − Property taxes: −$3,006
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,426
• − Management: −$3,426
• − HOA: −$6,720
• − Depreciation: −$12,073
• Taxable loss: −$11,142
• Est. tax savings @ 24.0%: +$2,674
• After-tax cash flow: $-1,406/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

+94.8% since first listed

9 events — show timeline

• 2026-05-22 Relisted — Beaches MLS
• 2026-05-20 Listing Removed — Beaches MLS
• 2025-12-09 Price Changed $415,000 Beaches MLS
• 2025-09-18 Listed $435,000 Beaches MLS
• 2010-12-07 Sold (MLS) $174,000 Beaches MLS
• 2010-11-07 Listing Removed — Beaches MLS
• 2010-08-27 Listed $199,900 Beaches MLS
• 2010-06-04 Listing Removed — Beaches MLS
• 2009-06-05 Listed $213,000 Beaches MLS

Property tax history

-1.5%/yr

Latest (2025): $3,006 · +3.4% YoY. Source: county tax records.