8099 Cassia Dr · Boynton Beach, FL 33472

$299,500

2 bd · 2.0 ba · 1,572 sqft · SingleFamily public records · 116 Days on market

Built 1988 7,257 sqft lot $677/mo HOA · 20% 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 +16.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +5.2/10.0
• 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

Equity & annual membership required. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and baths. New screened patio. Interior & exterior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. Family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and bathes. Open patio. Interior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, lawns care, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike.

Key facts

• 7,257 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with possible breed restrictions and number limits
• HOA & community: Monthly HOA with pool access; HOA pays cable TV, grounds maintenance, pest control, trash, common areas, and common real estate tax

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces; 2 open parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa; Multi/split levels; Single-story (1 story total); Home faces east
• Construction: Brick and CBS construction; Barrel Spanish tile roof; Built as resale property
• Exterior features: Open and screened porches; Patio; Fenced yard; On golf course; Sidewalks; Paved road access; Entry-level living area

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Cathedral ceilings; High ceilings; Vaulted ceilings; Walk-in closets; Split bedroom layout; Pull-down attic stairs; Roman tub
• Laundry & utility: Laundry inside the home; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.

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: 173 active listings in the ZIP; 32 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 + $593 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 $84k cash investment doubles in ~10 years — after that, you're playing with house money.
• 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 116 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y 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 $100k; list at $300k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $272,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 7.4

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: 1.6%
• Equity multiple: 1.08×
• Total profit: $6,639
• Equity at exit: $89,944

10-year hold

• IRR: 7.0%
• Equity multiple: 1.78×
• Total profit: $65,309
• Equity at exit: $110,523

Cash invested: $83,860 (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: 173
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,370 high
• Mortgage (P&I): −$1,571
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$125
• HOA: −$677
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $193

Break-even live

Break-even rent $3,125

Max offer price $299,500

Occupancy floor 89%

Sensitivity live

Price	-10% $363	-5% $278	+0% $193	+5% $108	+10% $24
Rent	-10% $-73	-5% $60	+0% $193	+5% $326	+10% $459
Rate	-1.0pp $344	-0.5pp $269	base $193	+0.5pp $116	+1.0pp $37

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 32 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	9d	1	0.14mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	26d	1	0.72mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	26d	1	0.81mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	4d	1	0.83mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	16d	1	0.88mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	15d	1	0.88mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	14d	1	0.89mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	23d	1	0.92mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	26d	1	0.92mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	12d	1	0.92mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,750	$2.45	1d	1	0.92mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	26d	1	0.92mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	9d	1	0.96mi
7142 Davit Cir Lake Worth, FL	3.0	2.5	2050	$3,545	$1.73	19d	1	0.97mi
7600 Edisto Dr Lake Worth, FL	3.0	2.5	1764	$2,700	$1.53	22d	1	0.99mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	23d	1	0.99mi
7366 Ashley Shores Cir Lake Worth, FL	3.0	2.5	1945	$4,200	$2.16	9d	1	1.00mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	26d	1	1.02mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	20d	1	1.06mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	19d	1	1.08mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	4d	1	1.12mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	15d	1	1.12mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	26d	1	1.14mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	26d	1	1.15mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,100	$1.90	1d	1	1.16mi
6974 Oak Bridge Ln Lake Worth, FL	2.0	2.5	1310	$2,650	$2.02	16d	1	1.19mi
8063 Dolomtian Way Boynton Beach, FL	2.0	2.0	1417	$3,100	$2.19	0d	1	1.23mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	26d	1	1.25mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	26d	1	1.27mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	3d	1	1.28mi
6880 Brook Hollow Rd Lake Worth, FL	3.0	2.5	1428	$2,850	$2.00	26d	1	1.28mi
7479 Ridgefield Ln Lake Worth, FL	3.0	2.0	1964	$3,300	$1.68	26d	1	1.45mi

HOA detail

• Monthly dues: $677 · $8,124/yr
• Likely covers: cablelandscapingpool

Listing history 43 events

1. 2026-06-21
   days on market $299,500 Active 116 DOM
2. 2026-06-18
   days on market $299,500 Active 113 DOM
3. 2026-06-17
   days on market $299,500 Active 112 DOM
4. 2026-06-16
   days on market $299,500 Active 111 DOM
5. 2026-06-15
   days on market $299,500 Active 110 DOM
6. 2026-06-13
   days on market $299,500 Active 108 DOM
7. 2026-06-09
   days on market $299,500 Active 104 DOM
8. 2026-06-07
   days on market $299,500 Active 102 DOM
9. 2026-06-04
   days on market $299,500 Active 99 DOM
10. 2026-06-03
    days on market $299,500 Active 98 DOM
11. 2026-06-02
    days on market $299,500 Active 97 DOM
12. 2026-06-01
    days on market $299,500 Active 96 DOM
13. 2026-05-31
    days on market $299,500 Active 95 DOM
14. 2026-02-25
    listed $299,500 Active
15. 2026-02-10
    historical $299,500
16. 2025-12-19
    historical
17. 2025-10-14
    status Active
18. 2025-09-08
    historical
19. 2025-08-21
    price $299,500
20. 2025-06-23
    listed $310,000 Active
21. 2015-01-16
    soldstatus $100,000
22. 2015-01-15
    soldstatus $100,000 Closed 1452-char remark

    Show marketing remark (1452 chars)

    Equity & annual membership required. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and baths. New screened patio. Interior & exterior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. Family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and bathes. Open patio. Interior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, lawns care, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike.

23. 2015-01-15
    status Pending 1452-char remark

    Show marketing remark (1452 chars)

    Equity & annual membership required. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and baths. New screened patio. Interior & exterior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. Family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and bathes. Open patio. Interior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, lawns care, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike.

24. 2014-11-12
    historical Contingent 1452-char remark

    Show marketing remark (1452 chars)

    Equity & annual membership required. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and baths. New screened patio. Interior & exterior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. Family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and bathes. Open patio. Interior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, lawns care, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike.

25. 2014-09-29
    price $109,900 1452-char remark

    Show marketing remark (1452 chars)

    Equity & annual membership required. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and baths. New screened patio. Interior & exterior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. Family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and bathes. Open patio. Interior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, lawns care, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike.

26. 2014-08-19
    status Active 1452-char remark

    Show marketing remark (1452 chars)

    Equity & annual membership required. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and baths. New screened patio. Interior & exterior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. Family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and bathes. Open patio. Interior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, lawns care, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike.

27. 2014-07-31
    historical Contingent 1452-char remark

    Show marketing remark (1452 chars)

    Equity & annual membership required. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and baths. New screened patio. Interior & exterior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. Family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and bathes. Open patio. Interior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, lawns care, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike.

28. 2014-07-15
    listed $113,000 Active 1452-char remark

    Show marketing remark (1452 chars)

    Equity & annual membership required. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and baths. New screened patio. Interior & exterior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. Family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike. Spacious villa with expansive golf course and lake views from Kitchen, Living room and Master bedroom. Bright open floor plan with vaulted ceiling and tile throughout. Enclosed Florida room. Oak cabinetry in Kitchen and bathes. Open patio. Interior recently painted. Master bath with roman tub, dual sinks and walk in closets. Separate area with commode, third sink and shower. family room/lanai features built-in bar area. Interior washer & dryer. Accordion storm shutters. This is not an age restricted community. HOA fee is $345/mon and includes: Lawn care, maintenance of the exterior and roof, lawns care, basic cable, community pool and sidewalks. Centrally located near Florida's turnpike.

29. 2013-09-17
    soldstatus $78,000
30. 2013-09-16
    soldstatus $78,000 Closed
31. 2013-07-26
    status Pending
32. 2013-05-30
    listed $89,900 New
33. 2005-08-02
    soldstatus $300,000
34. 2005-07-27
    soldstatus $300,000
35. 2005-05-20
    historical
36. 2005-03-30
    listed $319,900
37. 2000-04-26
    soldstatus $108,900
38. 2000-04-14
    soldstatus $108,900
39. 2000-03-03
    historical
40. 1999-11-09
    listed $114,900
41. 1999-10-05
    historical
42. 1999-06-15
    listed $132,000
43. 1988-06-22
    soldstatus $154,900

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $2,486 · $207/mo
• Expected delta: +$1,326/yr (+$110/mo · 114.3%)

ⓘ 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: $40,439
• − Mortgage interest: −$16,777
• − Property taxes: −$1,160
• − Insurance: −$1,498
• − Repairs & maintenance: −$3,235
• − Management: −$3,235
• − HOA: −$8,124
• − Depreciation: −$8,713
• Taxable loss: −$2,302
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $2,871/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

+93.4% since first listed

30 events — show timeline

• 2026-02-25 Listed $299,500 Beaches MLS
• 2026-02-10 Coming Soon $299,500 Beaches MLS
• 2025-12-19 Listing Removed — Beaches MLS
• 2025-10-14 Relisted — Beaches MLS
• 2025-09-08 Listing Removed — Beaches MLS
• 2025-08-21 Price Changed $299,500 Beaches MLS
• 2025-06-23 Listed $310,000 Beaches MLS
• 2015-01-16 Sold (Public Records) $100,000 Public Records
• 2015-01-15 Sold (MLS) $100,000 Beaches MLS
• 2015-01-15 Pending — Beaches MLS
• 2014-11-12 Contingent — Beaches MLS
• 2014-09-29 Price Changed $109,900 Beaches MLS
• 2014-08-19 Relisted — Beaches MLS
• 2014-07-31 Contingent — Beaches MLS
• 2014-07-15 Listed $113,000 Beaches MLS
• 2013-09-17 Sold (Public Records) $78,000 Public Records
• 2013-09-16 Sold (MLS) $78,000 Beaches MLS
• 2013-07-26 Pending — Beaches MLS
• 2013-05-30 Listed $89,900 Beaches MLS
• 2005-08-02 Sold (Public Records) $300,000 Public Records
• 2005-07-27 Sold (MLS) $300,000 Beaches MLS
• 2005-05-20 Listing Removed — Beaches MLS
• 2005-03-30 Listed $319,900 Beaches MLS
• 2000-04-26 Sold (Public Records) $108,900 Public Records
• 2000-04-14 Sold (MLS) $108,900 Beaches MLS
• 2000-03-03 Listing Removed — Beaches MLS
• 1999-11-09 Listed $114,900 Beaches MLS
• 1999-10-05 Listing Removed — Beaches MLS
• 1999-06-15 Listed $132,000 Beaches MLS
• 1988-06-22 Sold (Public Records) $154,900 Public Records

Property tax history

-3.8%/yr

Latest (2025): $1,160 · +4.0% YoY. Source: county tax records.