5040 Rose Hill Dr #206 · Golf, FL 33437

$145,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 98 Days on market

Built 1985 $820/mo HOA · 33% 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 +17.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 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

* * RESORT LIFE AWAITS in Banyan Springs! * * Check out this bright 2BD/2BA corner unit condo! Perfect for investors (tenant in place!) or those planning their future Florida getaway. * * The Perks: * * Open layout, screened balcony, and tons of natural light. * * The Lifestyle: * * 2 Pools, 3 Hot Tubs, Tennis, Pickleball, Fitness Classes, & an on-site Café! * * The Best: * * Beautifully maintained grounds in a vibrant 55+ community. Don't miss this rare opportunity for immediate income in a resort-style setting. Message for details or to see the supplement remarks! The Crown Jewel of Banyan Springs: The Ultimate Turnkey Investment Step into the pinnacle of 55+ re

Key facts

• Pickleball courts
• Screened balcony
• Tennis courts

Tags

• SECOND FLOOR CORNER CONDO
• SCREENED BALCONY
• RESORT STYLE AMENITIES
• BEAUTIFULLY MAINTAINED GROUNDS
• TENNIS COURTS
• PICKLEBALL COURTS

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed (pet restrictions possible)
• HOA & community: Homeowners association with monthly fee; Association amenities include pool, spa/hot tub, fitness center, clubhouse, game room, billiard room, bocce ball, tennis and pickleball courts, cafe/restaurant, community room, manager on site, parking, maintained community, sidewalks, street lights, gated entry, security, recreation facilities, lobby, internet included, and pool service; HOA fee paid monthly

Exterior

• Parking: Assigned and guest parking (1 assigned space); No carport
• Security: Smoke detectors; Gated community (no guard); Security patrol; Security gate
• Utilities: Public water; Public sewer; Electricity with circuit breakers; Cable connected
• Home design: Condominium; One level; Faces east; Resale property
• Construction: Stucco and concrete block with stucco exterior; Composition roof; 2 total stories in building
• Exterior features: Corner and interior lot; Private road frontage; Paved road surface; No waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s); Split bedroom layout
• Laundry & utility: In-unit laundry in a hall laundry closet (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% 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.
• Market conditions: Rents rising (+1.3%/yr); 479 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 $652 of equity ($1k loan paydown + $-350 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 98 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 11y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $145k implies a 126% 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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. 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. 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 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: 1.71% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 4.9

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: -1.6%
• Equity multiple: 0.93×
• Total profit: $-3,033
• Equity at exit: $40,360

10-year hold

• IRR: 2.2%
• Equity multiple: 1.21×
• Total profit: $8,485
• Equity at exit: $47,144

Cash invested: $40,600 (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: 479
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,480 high
• Mortgage (P&I): −$760
• Tax from tax record: −$217 /mo · $2,599/yr
• Insurance: −$60
• HOA: −$820
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $102

Break-even live

Break-even rent $2,351

Max offer price $145,000

Occupancy floor 91%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5020 Ashley Lake Dr Boynton Beach, FL	1.0	1.0	784	$2,074	$2.65	24d	1	0.06mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	3d	1	0.06mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	14d	1	0.06mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	8d	1	0.11mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,266	$2.20	2d	51	0.16mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	24d	1	0.38mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	24d	1	0.45mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	24d	1	0.48mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	24d	1	0.51mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	2d	1	0.51mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	15d	1	0.51mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	24d	1	0.56mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	24d	1	0.56mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	24d	1	0.57mi
10423 Boynton Place Cir Boynton Beach, FL	2.0	1.0	861	$2,200	$2.56	19d	1	0.60mi
10423 Boynton Place Cir Boynton Beach, FL	2.0	1.0	861	$2,200	$2.56	8d	1	0.60mi
5724 Boynton Cres Boynton Beach, FL	2.0	1.0	861	$2,300	$2.67	24d	1	0.64mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,375	$2.33	2d	19	0.67mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	24d	1	0.69mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	3d	1	0.69mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$1,800	$1.50	8d	1	0.70mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$2,000	$1.67	24d	1	0.70mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	24d	1	0.70mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	2d	1	0.79mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	24d	1	0.86mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	24d	1	0.90mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	24d	1	0.94mi
11211 S Military Trl Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,237	$2.17	2d	31	1.05mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,267	$1.89	22d	1	1.11mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,315	$1.93	4d	1	1.11mi
4249 Quail Ridge Dr N Unit A Boynton Beach, FL	2.0	2.0	1212	$4,000	$3.30	24d	1	1.11mi
11234 Green Lake Dr #102 Boynton Beach, FL	2.0	2.0	1196	$2,200	$1.84	24d	1	1.16mi
11282 Green Lake Dr #204 Boynton Beach, FL	2.0	2.0	1196	$3,750	$3.14	24d	1	1.18mi
4116 Quail Ridge Dr N Unit A Boynton Beach, FL	2.0	2.0	1267	$3,800	$3.00	24d	1	1.21mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	24d	1	1.26mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$2,850	$1.93	24d	1	1.26mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	15d	1	1.38mi
9746 Nickels Blvd Boynton Beach, FL	2.0	2.0	1215	$2,800	$2.30	24d	1	1.49mi

HOA detail condo

• Monthly dues: $820 · $9,840/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $145,000 Active 98 DOM
2. 2026-06-17
   days on market $145,000 Active 97 DOM
3. 2026-06-16
   days on market $145,000 Active 96 DOM
4. 2026-06-15
   days on market $145,000 Active 95 DOM
5. 2026-06-13
   days on market $145,000 Active 93 DOM
6. 2026-06-09
   days on market $145,000 Active 89 DOM
7. 2026-06-08
   days on market $145,000 Active 88 DOM
8. 2026-06-07
   pricedays on market $145,000 Active 87 DOM
9. 2026-06-04
   days on market $149,000 Active 84 DOM
10. 2026-06-03
    days on market $149,000 Active 83 DOM
11. 2026-06-02
    days on market $149,000 Active 82 DOM
12. 2026-06-01
    days on market $149,000 Active 81 DOM
13. 2026-05-31
    days on market $149,000 Active 80 DOM
14. 2026-05-12
    price $149,000
15. 2026-03-12
    listed $165,000 Active
16. 2026-02-18
    historical
17. 2025-12-31
    historical $2,060
18. 2025-11-18
    price $2,060
19. 2025-11-03
    listed $1,975
20. 2025-10-24
    listed $169,900 Active
21. 2025-10-09
    historical $2,000
22. 2025-10-07
    historical
23. 2025-09-14
    listed $2,000
24. 2025-09-13
    price $174,900
25. 2025-09-01
    price $177,000
26. 2025-08-25
    historical $2,100
27. 2025-07-26
    price $179,900
28. 2025-07-08
    price $183,000
29. 2025-06-10
    listed $2,100
30. 2025-06-08
    listed $185,000 Active
31. 2025-04-26
    historical
32. 2025-03-29
    price $192,500
33. 2025-03-17
    price $194,500
34. 2025-03-05
    status Active
35. 2025-03-04
    historical
36. 2025-03-04
    listed $199,500 Active
37. 2025-02-11
    historical
38. 2017-04-19
    historical
39. 2016-10-26
    listed $129,500 Active
40. 2016-08-23
    historical
41. 2016-06-16
    price $137,000
42. 2016-03-13
    listed $137,200 Active
43. 2016-03-08
    historical
44. 2016-01-11
    price $137,200
45. 2015-12-18
    price $139,900
46. 2015-11-22
    price $144,900
47. 2015-11-07
    listed $149,900 Active
48. 2015-09-10
    soldstatus $64,050 Closed
49. 2015-07-14
    historical Contingent
50. 2015-06-12
    listed $36,550 Active

ⓘ 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: $2,599 · $217/mo
• Projected year-2 tax: $2,599 · $217/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: $29,765
• − Mortgage interest: −$8,122
• − Property taxes: −$2,599
• − Insurance: −$725
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − HOA: −$9,840
• − Depreciation: −$4,218
• Taxable loss: −$502
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $1,346/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

+126.1% since first listed

47 events — show timeline

• 2026-05-12 Price Changed $149,000 Beaches MLS
• 2026-03-12 Listed $165,000 Beaches MLS
• 2026-02-18 Listing Removed — Beaches MLS
• 2025-12-31 Rental Removed $2,060 GFLMLS
• 2025-11-18 Price Changed $2,060 GFLMLS
• 2025-11-03 Listed for Rent $1,975 GFLMLS
• 2025-10-24 Listed $169,900 Beaches MLS
• 2025-10-09 Rental Removed $2,000 RMLSFL
• 2025-10-07 Listing Removed — Beaches MLS
• 2025-09-14 Listed for Rent $2,000 RMLSFL
• 2025-09-13 Price Changed $174,900 Beaches MLS
• 2025-09-01 Price Changed $177,000 Beaches MLS
• 2025-08-25 Rental Removed $2,100 RMLSFL
• 2025-07-26 Price Changed $179,900 Beaches MLS
• 2025-07-08 Price Changed $183,000 Beaches MLS
• 2025-06-10 Listed for Rent $2,100 RMLSFL
• 2025-06-08 Listed $185,000 Beaches MLS
• 2025-04-26 Listing Removed — Beaches MLS
• 2025-03-29 Price Changed $192,500 Beaches MLS
• 2025-03-17 Price Changed $194,500 Beaches MLS
• 2025-03-05 Relisted — Beaches MLS
• 2025-03-04 Listing Removed — Beaches MLS
• 2025-03-04 Listed $199,500 Beaches MLS
• 2025-02-11 Coming Soon — Beaches MLS
• 2017-04-19 Listing Removed — Beaches MLS
• 2016-10-26 Listed $129,500 Beaches MLS
• 2016-08-23 Listing Removed — Beaches MLS
• 2016-06-16 Price Changed $137,000 Beaches MLS
• 2016-03-13 Listed $137,200 Beaches MLS
• 2016-03-08 Listing Removed — Beaches MLS
• 2016-01-11 Price Changed $137,200 Beaches MLS
• 2015-12-18 Price Changed $139,900 Beaches MLS
• 2015-11-22 Price Changed $144,900 Beaches MLS
• 2015-11-07 Listed $149,900 Beaches MLS
• 2015-09-10 Sold (MLS) $64,050 Beaches MLS
• 2015-07-14 Contingent — Beaches MLS
• 2015-06-12 Listed $36,550 Beaches MLS
• 2015-06-11 Listing Removed — Beaches MLS
• 2015-05-22 Price Changed $74,000 Beaches MLS
• 2015-05-20 Price Changed $79,200 Beaches MLS
• 2015-05-12 Relisted — Beaches MLS
• 2015-05-07 Listing Removed — Beaches MLS
• 2015-04-23 Price Changed $82,200 Beaches MLS
• 2015-03-20 Price Changed $89,500 Beaches MLS
• 2015-02-20 Price Changed $94,900 Beaches MLS
• 2015-01-16 Listed $99,900 Beaches MLS
• 1985-08-01 Sold (Public Records) $65,900 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,599 · +5.7% YoY. Source: county tax records.