9628 Pavarotti Ter #102 · Golf, FL 33437

$214,900

2 bd · 2.0 ba · 1,498 sqft · Condo public records · 27 Days on market

Built 1990 $575/mo HOA · 21% 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 +21.8/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 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

LARGE WELL MAINTAINED 2BR/2BA FIRST FLOOR CONDO LOCATED IN THE BEAUTIFUL COMMUNITY OF SUN VALLEY. THIS HOME FEATURES A LARGE EAT IN KITCHEN WITH NEWER CABINETS AND NEWER APPLIANCES, A/C REPLACED IN 2003, WATER HEATER REPLACED IN 2007, DEN WITH BUILT IN WALL UNIT, FLORIDA ROOM WITH GREAT VIEWS OF THE LAKE AND ACCORDION HURRICANE SHUTTERS ON THE REAR OF THE HOME. THIS HOME IS COMPLETELY FURNISHED, TURNKEY AND PRICE TO SELL.

Key facts

• Lake views
• Hurricane shutters
• $575 HOA

Tags

• LAKE VIEWS
• HURRICANE SHUTTERS
• EASY WALK TO CLUBHOUSE
• WELL MAINTAINED COMMUNITY

Property features AI

Finance

• Other: Association name: Sun Valley East
• Financial info: Not a land-lease community; Pets allowed with breed restrictions; Community contains 354 units
• HOA & community: Part of Sun Valley East association; Quarterly HOA fee; Community amenities: billiard room, clubhouse, fitness center, game room, management, parking, pool (heated), sauna, shuffleboard, tennis courts, on-site manager, bocce ball, community room, internet included, kitchen facilities, library, maintained community, pickleball courts, street lights, security, maintenance, recreation facilities; HOA fee includes cable TV, insurance, internet, grounds and structure maintenance, security, sewer, trash, water, common areas, legal/accounting, reserve funds, roof repairs, recreation facility and pool service

Exterior

• Parking: Assigned parking (1 space); No carport
• Security: Owned security system; Security system
• Utilities: Public water; Public sewer; Electricity available; Cable available; Water available; Sewer available
• Home design: Condominium; One level (living level listed as one); 2-story building; Resale condition; Faces east; Lake access waterfront; Private road frontage (asphalt), privately maintained
• Construction: Built with CBS construction materials; Barrel roof
• Exterior features: Open patio; Patio

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater (owned)
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Walk-in closets; Split bedroom layout; Partially furnished
• Laundry & utility: Laundry closet inside, located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $212k (1.5% 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.
• Market conditions: Rents rising (+1.3%/yr); 479 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).
• This rent runs 42% 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 $967 of equity ($1k loan paydown + $-519 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 $60k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 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 $125k; list at $215k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,676 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.30
• GRM: 6.4

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: 2.9%
• Equity multiple: 1.13×
• Total profit: $7,980
• Equity at exit: $59,816

10-year hold

• IRR: 7.0%
• Equity multiple: 1.70×
• Total profit: $41,952
• Equity at exit: $69,870

Cash invested: $60,172 (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: 479
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,804 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$90
• HOA: −$575
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $333

Break-even live

Break-even rent $2,383

Max offer price $214,900

Occupancy floor 83%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	3d	1	0.18mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	1d	1	0.20mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,375	$2.33	1d	19	0.25mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	19d	1	0.32mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	14d	1	0.33mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	24d	1	0.37mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	20d	1	0.38mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	7d	1	0.38mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	24d	1	0.39mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	2d	1	0.39mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	24d	1	0.41mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	24d	1	0.44mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	24d	1	0.46mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	24d	1	0.49mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	24d	1	0.50mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	24d	1	0.54mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	24d	1	0.63mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	24d	1	0.67mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,266	$2.20	1d	51	0.72mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	24d	1	0.73mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	14d	1	0.80mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	3d	1	0.80mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	24d	1	0.85mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	15d	1	0.87mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	24d	1	0.87mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	24d	1	0.88mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	0.89mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	22d	1	0.89mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	7d	1	0.89mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	24d	1	0.92mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	3d	1	0.92mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	24d	1	0.92mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	3d	1	1.06mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,367	$2.25	2d	13	1.09mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	24d	1	1.09mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	4d	1	1.10mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	24d	1	1.10mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	15d	1	1.11mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$2,000	$1.67	24d	1	1.14mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$1,800	$1.50	7d	1	1.14mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $214,900 Active 27 DOM
2. 2026-06-17
   days on market $214,900 Active 26 DOM
3. 2026-06-16
   days on market $214,900 Active 25 DOM
4. 2026-06-15
   days on market $214,900 Active 24 DOM
5. 2026-06-13
   days on market $214,900 Active 22 DOM
6. 2026-06-09
   days on market $214,900 Active 18 DOM
7. 2026-06-08
   days on market $214,900 Active 17 DOM
8. 2026-06-07
   days on market $214,900 Active 16 DOM
9. 2026-06-04
   days on market $214,900 Active 13 DOM
10. 2026-06-03
    days on market $214,900 Active 12 DOM
11. 2026-06-02
    days on market $214,900 Active 11 DOM
12. 2026-06-01
    days on market $214,900 Active 10 DOM
13. 2026-05-31
    days on market $214,900 Active 9 DOM
14. 2026-05-22
    listed $214,900 Active
15. 2009-05-28
    soldstatus $125,000
16. 2009-05-13
    soldstatus $125,000 425-char remark

    Show marketing remark (425 chars)

    LARGE WELL MAINTAINED 2BR/2BA FIRST FLOOR CONDO LOCATED IN THE BEAUTIFUL COMMUNITY OF SUN VALLEY. THIS HOME FEATURES A LARGE EAT IN KITCHEN WITH NEWER CABINETS AND NEWER APPLIANCES, A/C REPLACED IN 2003, WATER HEATER REPLACED IN 2007, DEN WITH BUILT IN WALL UNIT, FLORIDA ROOM WITH GREAT VIEWS OF THE LAKE AND ACCORDION HURRICANE SHUTTERS ON THE REAR OF THE HOME. THIS HOME IS COMPLETELY FURNISHED, TURNKEY AND PRICE TO SELL.

17. 2009-05-01
    historical 425-char remark

    Show marketing remark (425 chars)

    LARGE WELL MAINTAINED 2BR/2BA FIRST FLOOR CONDO LOCATED IN THE BEAUTIFUL COMMUNITY OF SUN VALLEY. THIS HOME FEATURES A LARGE EAT IN KITCHEN WITH NEWER CABINETS AND NEWER APPLIANCES, A/C REPLACED IN 2003, WATER HEATER REPLACED IN 2007, DEN WITH BUILT IN WALL UNIT, FLORIDA ROOM WITH GREAT VIEWS OF THE LAKE AND ACCORDION HURRICANE SHUTTERS ON THE REAR OF THE HOME. THIS HOME IS COMPLETELY FURNISHED, TURNKEY AND PRICE TO SELL.

18. 2008-12-27
    listed $124,900 425-char remark

    Show marketing remark (425 chars)

    LARGE WELL MAINTAINED 2BR/2BA FIRST FLOOR CONDO LOCATED IN THE BEAUTIFUL COMMUNITY OF SUN VALLEY. THIS HOME FEATURES A LARGE EAT IN KITCHEN WITH NEWER CABINETS AND NEWER APPLIANCES, A/C REPLACED IN 2003, WATER HEATER REPLACED IN 2007, DEN WITH BUILT IN WALL UNIT, FLORIDA ROOM WITH GREAT VIEWS OF THE LAKE AND ACCORDION HURRICANE SHUTTERS ON THE REAR OF THE HOME. THIS HOME IS COMPLETELY FURNISHED, TURNKEY AND PRICE TO SELL.

19. 1993-03-04
    soldstatus $91,000

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$688/yr (+$57/mo · 62.8%)

ⓘ 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 · 25 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: $33,651
• − Mortgage interest: −$12,038
• − Property taxes: −$1,096
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,692
• − Management: −$2,692
• − HOA: −$6,900
• − Depreciation: −$6,252
• Taxable income: $907
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $3,773/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

+136.2% since first listed

6 events — show timeline

• 2026-05-22 Listed $214,900 Beaches MLS
• 2009-05-28 Sold (Public Records) $125,000 Public Records
• 2009-05-13 Sold (MLS) $125,000 Beaches MLS
• 2009-05-01 Listing Removed — Beaches MLS
• 2008-12-27 Listed $124,900 Beaches MLS
• 1993-03-04 Sold (Public Records) $91,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,096 · +4.1% YoY. Source: county tax records.