6043 Parkwalk Dr · Boynton Beach, FL 33472

$170,000

2 bd · 2.0 ba · 1,335 sqft · Condo public records · 127 Days on market

Built 1986 $901/mo HOA · 33% of rent

---

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 +19.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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

NEW PAINT - READY TO SHOW - NEW CARPET 2 BED W/ FAMILY ROOM VAULTED CEILINGS SPLIT PLAN LARGE MASTER BATH BOUBLE SINKS * SCREENED PATIO*PATIO FURNITURE STAYS * SOLD UNFURNISHED * OVERLOOK GARDEN AREA TROPICAL BREEZES

Key facts

• $901 HOA
• Community pool
• Built 1986

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Community for seniors; Monthly HOA fee; Association amenities include: billiard room, clubhouse, fitness center, game room, jogging path, management, picnic area, parking, pool, spa/hot tub, tennis courts, on-site manager, community room, internet included, pickleball courts, sidewalks, street lights; HOA covers cable TV, insurance, ground and structure maintenance, pest control, security, sewer, trash, water, and common areas

Exterior

• Parking: Assigned parking
• Security: Smoke detectors; Leased security system
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Condominium; 2 stories total; Faces southwest; Resale property
• Construction: Stucco and CBS construction
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; Entrance foyer; Walk-in closets; Split bedroom layout; Skylights; Unfurnished
• Laundry & utility: Laundry inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: 169 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2k of equity ($1k loan paydown + $337 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 $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $32k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $170k implies a 77% gain — meaningful room to come down on a strong offer.

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 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
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 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: 1.59% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 5.2

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: 4.1%
• Equity multiple: 1.20×
• Total profit: $9,468
• Equity at exit: $51,053

10-year hold

• IRR: 9.4%
• Equity multiple: 2.06×
• Total profit: $50,337
• Equity at exit: $62,734

Cash invested: $47,600 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,711 high
• Mortgage (P&I): −$891
• Tax from tax record: −$84 /mo · $1,014/yr
• Insurance: −$71
• HOA: −$901
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $194

Break-even live

Break-even rent $2,466

Max offer price $170,000

Occupancy floor 88%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	22d	1	0.07mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	24d	1	0.58mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	14d	1	0.62mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,300	$2.08	7d	1	0.63mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	24d	1	0.69mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	18d	1	0.70mi
5072 Arbor Glen Cir Lake Worth, FL	3.0	2.0	1232	$3,300	$2.68	14d	1	0.76mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	1d	1	0.86mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	24d	1	0.88mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	24d	1	0.89mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	2d	1	0.92mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	17d	1	1.29mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	20d	1	1.39mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	7d	1	1.39mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	22d	1	1.41mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	1.41mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	24d	1	1.49mi

HOA detail condo

• Monthly dues: $901 · $10,812/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $170,000 Active 127 DOM
2. 2026-06-17
   days on market $170,000 Active 126 DOM
3. 2026-06-16
   days on market $170,000 Active 125 DOM
4. 2026-06-15
   days on market $170,000 Active 124 DOM
5. 2026-06-13
   days on market $170,000 Active 122 DOM
6. 2026-06-09
   days on market $170,000 Active 118 DOM
7. 2026-06-07
   days on market $170,000 Active 116 DOM
8. 2026-06-04
   days on market $170,000 Active 113 DOM
9. 2026-06-03
   days on market $170,000 Active 112 DOM
10. 2026-06-01
    days on market $170,000 Active 110 DOM
11. 2026-05-31
    days on market $170,000 Active 109 DOM
12. 2026-04-27
    price $170,000
13. 2026-04-14
    price $179,000
14. 2026-03-11
    price $195,000
15. 2026-02-11
    listed $202,000 Active
16. 2002-07-05
    soldstatus $96,000
17. 2002-06-28
    soldstatus $96,000 216-char remark

    Show marketing remark (216 chars)

    NEW PAINT - READY TO SHOW - NEW CARPET 2 BED W/ FAMILY ROOM VAULTED CEILINGS SPLIT PLAN LARGE MASTER BATH BOUBLE SINKS * SCREENED PATIO*PATIO FURNITURE STAYS * SOLD UNFURNISHED * OVERLOOK GARDEN AREA TROPICAL BREEZES

18. 2002-05-29
    historical 216-char remark

    Show marketing remark (216 chars)

    NEW PAINT - READY TO SHOW - NEW CARPET 2 BED W/ FAMILY ROOM VAULTED CEILINGS SPLIT PLAN LARGE MASTER BATH BOUBLE SINKS * SCREENED PATIO*PATIO FURNITURE STAYS * SOLD UNFURNISHED * OVERLOOK GARDEN AREA TROPICAL BREEZES

19. 2002-03-18
    listed $98,900 216-char remark

    Show marketing remark (216 chars)

    NEW PAINT - READY TO SHOW - NEW CARPET 2 BED W/ FAMILY ROOM VAULTED CEILINGS SPLIT PLAN LARGE MASTER BATH BOUBLE SINKS * SCREENED PATIO*PATIO FURNITURE STAYS * SOLD UNFURNISHED * OVERLOOK GARDEN AREA TROPICAL BREEZES

20. 1998-07-16
    soldstatus $82,000
21. 1997-11-06
    soldstatus $77,000
22. 1987-07-01
    soldstatus $81,900

ⓘ 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: $1,014 · $84/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$397/yr (+$33/mo · 39.2%)

ⓘ 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 4 d/yr ≥106°F today · 15 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: $32,529
• − Mortgage interest: −$9,523
• − Property taxes: −$1,014
• − Insurance: −$850
• − Repairs & maintenance: −$2,602
• − Management: −$2,602
• − HOA: −$10,812
• − Depreciation: −$4,945
• Taxable income: $181
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $2,281/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

+107.6% since first listed

11 events — show timeline

• 2026-04-27 Price Changed $170,000 Beaches MLS
• 2026-04-14 Price Changed $179,000 Beaches MLS
• 2026-03-11 Price Changed $195,000 Beaches MLS
• 2026-02-11 Listed $202,000 Beaches MLS
• 2002-07-05 Sold (Public Records) $96,000 Public Records
• 2002-06-28 Sold (MLS) $96,000 Beaches MLS
• 2002-05-29 Listing Removed — Beaches MLS
• 2002-03-18 Listed $98,900 Beaches MLS
• 1998-07-16 Sold (Public Records) $82,000 Public Records
• 1997-11-06 Sold (Public Records) $77,000 Public Records
• 1987-07-01 Sold (Public Records) $81,900 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,014 · +4.3% YoY. Source: county tax records.