5438 Verona Drive Unit 812 L Dr Unit L · Golf, FL 33437

$195,000

2 bd · 2.0 ba · 1,337 sqft · Condo public records · 95 Days on market

Built 1990 $929/mo HOA · 34% 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 +9.8/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks

All ages welcome, and no credit score required! Large fully updated condo in a gated community. Cathedral ceilings, split bedrooms, large screened in lanai with a private view. Full size washer/dryer is in the unit. The rent includes water & cable, and Platina has a Renovated resort style Club House that includes a cafe, billiard Room, Community Pool, community Room, Library, Pickleball, Pool, Sauna, Spa/Hot Tub, Tennis security & much more!

Key facts

• Gated community
• Community pool
• Pickleball

Tags

• GATED COMMUNITY
• SCREENED IN LANAI
• PRIVATE VIEW
• FULL SIZE WASHER DRYER
• COMMUNITY POOL
• PICKLEBALL

Property features AI

Finance

• Financial info: Monthly HOA fee required
• HOA & community: Monthly HOA with amenities; Community amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball courts, shuffleboard court, recreation facilities, community room, cafe/restaurant, parking and security

Exterior

• Parking: One parking space; Guest parking
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Cable available; Water, sewer and utilities available
• Home design: Condominium; Second-floor entry; Two-story building (unit on one level); Faces north; Resale condition
• Construction: Concrete block construction; Tile roof
• Exterior features: Screened porch; Porch; Waterfront property; In-ground spa

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator; Garbage disposal; Owned water purifier; Owned water softener; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings
• Laundry & utility: Washer hookup in unit; Electric dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (11.3% below list).
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $173k (11.3% 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: Crystal Lakes Elementary School (math 55% / reading 64%, grade B-, #690 of 2,144 statewide, top 34%, 788 students, 37% 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 51% 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 26d 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 41% 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 $877 of equity ($1k loan paydown + $-471 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.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 24y ago; this cycle's ask is 8028% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $132k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $172,998 (11.3% 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 95 days. Have you received any prior offers? Is the seller open to a 11% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.40% ✓
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 5.9

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: -8.1%
• Equity multiple: 0.64×
• Total profit: $-19,882
• Equity at exit: $54,277

10-year hold

• IRR: -3.9%
• Equity multiple: 0.63×
• Total profit: $-20,364
• Equity at exit: $63,400

Cash invested: $54,600 (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 33437

• Home prices YoY: -0.1%
• Rents YoY: 1.3%
• Active inventory: 489
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,739 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$255 /mo · $3,063/yr
• Insurance: −$81
• HOA: −$929
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-125

Break-even live

Break-even rent $2,896

Max offer price $172,998

Occupancy floor 100%

Sensitivity live

Price	-10% $-14	-5% $-69	+0% $-125	+5% $-180	+10% $-235
Rent	-10% $-341	-5% $-233	+0% $-125	+5% $-16	+10% $92
Rate	-1.0pp $-26	-0.5pp $-75	base $-125	+0.5pp $-175	+1.0pp $-226

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: $48,750
• Closing costs: $5,850
• 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	4d	1	0.12mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	26d	1	0.13mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	3d	1	0.22mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	26d	1	0.23mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	15d	1	0.26mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	21d	1	0.31mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	26d	1	0.32mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,311	$2.27	1d	19	0.34mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	3d	1	0.36mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	26d	1	0.36mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	26d	1	0.39mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	26d	1	0.40mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,266	$2.20	3d	51	0.54mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	26d	1	0.56mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	22d	1	0.58mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	9d	1	0.58mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	4d	1	0.60mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	15d	1	0.60mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	26d	1	0.61mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	16d	1	0.61mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	26d	1	0.67mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	9d	1	0.68mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	26d	1	0.76mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	26d	1	0.78mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	26d	1	0.79mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	26d	1	0.80mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	26d	1	0.87mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$1,800	$1.50	9d	1	0.88mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$2,000	$1.67	26d	1	0.88mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	26d	1	0.90mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	26d	1	0.90mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	26d	1	0.91mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	26d	1	1.07mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	5d	1	1.07mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	4d	1	1.09mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	26d	1	1.09mi
4045 White Pine Dr Boynton Beach, FL	3.0	2.0	1566	$1,800	$1.15	3d	1	1.14mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	26d	1	1.15mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	23d	1	1.15mi
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	26d	1	1.26mi

HOA detail condo

• Monthly dues: $929 · $11,148/yr
• Likely covers: watercablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $195,000 Active 95 DOM
2. 2026-06-18
   days on market $195,000 Active 92 DOM
3. 2026-06-17
   days on market $195,000 Active 91 DOM
4. 2026-06-16
   days on market $195,000 Active 90 DOM
5. 2026-06-15
   days on market $195,000 Active 89 DOM
6. 2026-06-13
   days on market $195,000 Active 87 DOM
7. 2026-06-09
   days on market $195,000 Active 83 DOM
8. 2026-06-08
   days on market $195,000 Active 82 DOM
9. 2026-06-07
   days on market $195,000 Active 81 DOM
10. 2026-06-04
    days on market $195,000 Active 78 DOM
11. 2026-06-03
    days on market $195,000 Active 77 DOM
12. 2026-06-02
    days on market $195,000 Active 76 DOM
13. 2026-06-01
    days on market $195,000 Active 75 DOM
14. 2026-05-31
    days on market $195,000 Active 74 DOM
15. 2026-05-02
    price $195,000
16. 2026-03-28
    listed $2,399
17. 2026-03-27
    historical $2,399
18. 2026-03-27
    listed $2,399
19. 2026-03-17
    listed $210,000 Active
20. 2026-02-09
    historical $2,399
21. 2025-12-12
    listed $2,399
22. 2018-01-22
    soldstatus $132,500
23. 2017-10-23
    historical
24. 2017-10-16
    price $135,000
25. 2017-09-01
    listed $140,000 Active
26. 2017-09-01
    historical
27. 2017-08-23
    price $135,000
28. 2017-05-28
    price $140,000
29. 2017-05-04
    listed $145,000 Active
30. 2016-08-26
    soldstatus $89,124 Closed
31. 2016-07-08
    status Pending
32. 2016-05-02
    price $104,000
33. 2016-04-29
    listed $109,900 Active
34. 2016-03-03
    status Pending
35. 2016-03-03
    historical
36. 2016-02-02
    status Active
37. 2016-02-01
    historical
38. 2016-01-27
    status Active
39. 2016-01-27
    historical
40. 2015-11-02
    listed $109,900 Active
41. 2015-10-12
    status Pending
42. 2015-10-12
    historical
43. 2015-10-08
    status Active
44. 2015-10-06
    historical
45. 2015-09-17
    listed $109,900 Active
46. 2004-12-10
    soldstatus $180,000
47. 2004-12-03
    soldstatus $180,000
48. 2004-10-29
    historical
49. 2004-10-15
    listed $189,000
50. 2003-07-10
    soldstatus $127,500

ⓘ 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: $3,063 · $255/mo
• Projected year-2 tax: $3,063 · $255/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $32,864
• − Mortgage interest: −$10,923
• − Property taxes: −$3,063
• − Insurance: −$975
• − Repairs & maintenance: −$2,629
• − Management: −$2,629
• − HOA: −$11,148
• − Depreciation: −$5,673
• Taxable loss: −$4,176
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $-492/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

+191.0% since first listed

44 events — show timeline

• 2026-05-02 Price Changed $195,000 Beaches MLS
• 2026-03-28 Listed for Rent $2,399 RMLSFL
• 2026-03-27 Rental Removed $2,399 GFLMLS
• 2026-03-27 Listed for Rent $2,399 GFLMLS
• 2026-03-17 Listed $210,000 Beaches MLS
• 2026-02-09 Rental Removed $2,399 GFLMLS
• 2025-12-12 Listed for Rent $2,399 GFLMLS
• 2018-01-22 Sold (Public Records) $132,500 Public Records
• 2017-10-23 Listing Removed — Beaches MLS
• 2017-10-16 Price Changed $135,000 Beaches MLS
• 2017-09-01 Listed $140,000 Beaches MLS
• 2017-09-01 Listing Removed — Beaches MLS
• 2017-08-23 Price Changed $135,000 Beaches MLS
• 2017-05-28 Price Changed $140,000 Beaches MLS
• 2017-05-04 Listed $145,000 Beaches MLS
• 2016-08-26 Sold (MLS) $89,124 Beaches MLS
• 2016-07-08 Pending — Beaches MLS
• 2016-05-02 Price Changed $104,000 Beaches MLS
• 2016-04-29 Listed $109,900 Beaches MLS
• 2016-03-03 Pending — Beaches MLS
• 2016-03-03 Listing Removed — Beaches MLS
• 2016-02-02 Relisted — Beaches MLS
• 2016-02-01 Listing Removed — Beaches MLS
• 2016-01-27 Relisted — Beaches MLS
• 2016-01-27 Listing Removed — Beaches MLS
• 2015-11-02 Listed $109,900 Beaches MLS
• 2015-10-12 Pending — Beaches MLS
• 2015-10-12 Listing Removed — Beaches MLS
• 2015-10-08 Relisted — Beaches MLS
• 2015-10-06 Listing Removed — Beaches MLS
• 2015-09-17 Listed $109,900 Beaches MLS
• 2004-12-10 Sold (Public Records) $180,000 Public Records
• 2004-12-03 Sold (MLS) $180,000 Beaches MLS
• 2004-10-29 Listing Removed — Beaches MLS
• 2004-10-15 Listed $189,000 Beaches MLS
• 2003-07-10 Sold (Public Records) $127,500 Public Records
• 2003-07-08 Sold (MLS) $127,500 Beaches MLS
• 2003-06-12 Listing Removed — Beaches MLS
• 2003-05-24 Listed $145,000 Beaches MLS
• 2002-05-29 Sold (Public Records) $98,500 Public Records
• 2002-05-20 Sold (MLS) $98,500 Beaches MLS
• 2002-04-04 Listing Removed — Beaches MLS
• 2002-03-04 Listed $104,000 Beaches MLS
• 1992-01-03 Sold (Public Records) $67,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $3,063 · +0.0% YoY. Source: county tax records.