7844 Rockford Rd · Golf, FL 33472

$167,500

3 bd · 2.0 ba · 1,820 sqft · Townhouse public records · 79 Days on market

Built 1996 5,693 sqft lot $694/mo HOA · 18% 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
• Appreciation +5.1/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This well-maintained 2BR+Den villa offers a seamless floor plan and a pristine canvas for your custom design vision. Anchored by a brand-new AC (2024), a 2016 water heater, and complete accordion shutters, the home features vaulted ceilings, diagonal tile, and a screened entry. Positioned as an exceptional value for this sought-after community, this residence is competitively priced to allow for immediate personalization. Living in Aberdeen provides access to a championship golf course, tennis, pickleball, three restaurants, and a resort pool. Note: This is a mandatory membership community requiring an equity buy-in and annual dues, ensuring world-class amenities in the heart of Boynton Bea

Key facts

• Resort pool
• 5,693 sq ft lot
• 2 garage spots

Tags

• CHAMPIONSHIP GOLF COURSE
• RESORT POOL
• MANDATORY MEMBERSHIP COMMUNITY

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs; limits may apply)
• HOA & community: Member of Brittany Lakes and Aberdeen Property Owners Association; Monthly HOA fee; Association amenities include fitness center, golf course, game room, pool, spa/hot tub, tennis courts, bocce ball, cafe/restaurant, community room, internet, library, lobby, maintained community, pickleball courts, putting green, sidewalks, street lights

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway parking (2 open spaces); Total 4 parking spaces
• Security: Gated community; Security provided through association
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Villa; Single-story; Resale property; North-facing
• Construction: Built with stucco and CBS construction
• Exterior features: No waterfront; Tile barrel roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans; Electric cooling
• Interior features: Kitchen island; Walk-in closet(s); Split bedroom layout; Blinds and drapes
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $168k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $168k).
• Recommended offer: $157k (6.0% 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.
• 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of equity ($1k loan paydown + $332 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 $47k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

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 $157,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.29% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.73%
• DSCR: 2.46
• GRM: 3.6

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: 33.9%
• Equity multiple: 2.68×
• Total profit: $78,571
• Equity at exit: $50,303

10-year hold

• IRR: 37.1%
• Equity multiple: 5.24×
• Total profit: $198,825
• Equity at exit: $61,812

Cash invested: $46,900 (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: 3.6×

Monthly cashflow live

• Estimated rent: $3,844 high
• Mortgage (P&I): −$878
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$70
• HOA: −$694
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $1,279

Break-even live

Break-even rent $2,225

Max offer price $167,500

Occupancy floor 62%

Sensitivity live

Price	-10% $1,374	-5% $1,327	+0% $1,279	+5% $1,232	+10% $1,184
Rent	-10% $976	-5% $1,127	+0% $1,279	+5% $1,431	+10% $1,583
Rate	-1.0pp $1,364	-0.5pp $1,322	base $1,279	+0.5pp $1,236	+1.0pp $1,192

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	22d	1	0.04mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	22d	1	0.16mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	3d	1	0.17mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	25d	1	0.24mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	25d	1	0.31mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,750	$2.45	0d	1	0.31mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	11d	1	0.31mi
7821 Dorchester Rd Boynton Beach, FL	3.0	3.0	2325	$11,000	$4.73	25d	1	0.31mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	14d	1	0.35mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	3d	1	0.35mi
7816 Bridlington Dr Boynton Beach, FL	3.0	3.0	2330	$12,000	$5.15	25d	1	0.52mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	25d	1	0.59mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	13d	1	0.70mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	25d	1	0.71mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	25d	1	0.73mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	8d	1	0.89mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	17d	1	0.89mi
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	25d	1	0.98mi
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	8d	1	1.14mi
7933 Venture Center Way Boynton Beach, FL	1.0–3.0	1.0–2.0	1120	$2,911	$2.60	0d	17	1.30mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	25d	1	1.31mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	25d	1	1.33mi
7705 Thornlee Dr Lake Worth, FL	4.0	2.5	2382	$3,500	$1.47	2d	1	1.36mi

HOA detail

• Monthly dues: $694 · $8,328/yr
• Likely covers: waterpool

Listing history 17 events

1. 2026-06-18
   days on market $167,500 Active 79 DOM
2. 2026-06-17
   days on market $167,500 Active 78 DOM
3. 2026-06-16
   days on market $167,500 Active 77 DOM
4. 2026-06-15
   days on market $167,500 Active 76 DOM
5. 2026-06-13
   days on market $167,500 Active 74 DOM
6. 2026-06-09
   days on market $167,500 Active 70 DOM
7. 2026-06-08
   days on market $167,500 Active 69 DOM
8. 2026-06-07
   days on market $167,500 Active 68 DOM
9. 2026-06-04
   days on market $167,500 Active 65 DOM
10. 2026-06-03
    days on market $167,500 Active 64 DOM
11. 2026-06-02
    days on market $167,500 Active 63 DOM
12. 2026-06-01
    days on market $167,500 Active 62 DOM
13. 2026-05-31
    days on market $167,500 Active 61 DOM
14. 2026-03-31
    listed $167,500 Active
15. 1996-07-09
    soldstatus $163,600
16. 1995-09-26
    soldstatus $18,225,000
17. 1995-05-17
    soldstatus $14,285,000

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: +$8/yr (+$1/mo · 0.6%)

ⓘ 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,127
• − Mortgage interest: −$9,383
• − Property taxes: −$1,382
• − Insurance: −$838
• − Repairs & maintenance: −$3,690
• − Management: −$3,690
• − HOA: −$8,328
• − Depreciation: −$4,873
• Taxable income: $13,943
• Est. tax owed @ 24.0%: −$3,346
• After-tax cash flow: $12,005/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

• 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

-98.8% since first listed

4 events — show timeline

• 2026-03-31 Listed $167,500 Beaches MLS
• 1996-07-09 Sold (Public Records) $163,600 Public Records
• 1995-09-26 Sold (Public Records) $18,225,000 Public Records
• 1995-05-17 Sold (Public Records) $14,285,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,382 · +4.0% YoY. Source: county tax records.