12039 Oakvista Dr · Golf, FL 33437

$554,900

4 bd · 2.5 ba · 2,674 sqft · SingleFamily public records · 41 Days on market

Built 2004 7,945 sqft lot $702/mo HOA · 14% of rent ↓ 4% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks MLS

Rare 4 bedroom home on the lake in central Boynton Beach, in the gated community of Avalon Estates. All neutral interior shows bright and welcoming with split floor plan and all tiled/hard surfaces.(no carpet!) Glass door foyer entry, leads to south facing living room and outdoor patio. Large tiled patio, all fenced in, overlooking the pond, perfect for pets, outdoor dining. Beautiful and open concept kitchen with new dishwasher, microwave. New double ovens on order ! 2 NEW ACs ! Inside laundry room with new washer,dryer. 2 pets ok, 25 lbs max. Association fee includes Roof cleaning, cable and internet, and painting of exterior every 6-7 yrs. 18,000 sqft clubhouse with resort style pool, Billiards room, half-court basketball, 2 brand new Pickel Ball Courts, 6 Har-Tru tennis Cts

Key facts

• Gated community
• Fitness center
• Pickleball

Tags

• WATERFRONT HOUSE
• GATED COMMUNITY
• GRANITE COUNTERTOPS
• LARGE PATIO
• FITNESS CENTER
• PICKLEBALL

Property features AI

Finance

• Other: Living area approximately 2,674 (building total 3,341) — source: appraiser
• HOA & community: Part of Avalon Estates association; Monthly HOA fee includes cable TV, internet, grounds maintenance and recreation facilities; Community amenities: clubhouse, fitness center, pool, sauna, bocce ball, pickleball courts; Pets allowed (size limits apply); Is a senior community

Exterior

• Parking: Attached 2-car garage with garage door opener; Covered parking (2 spaces); Driveway; Paver block; Total 4 parking spaces (2 open)
• Security: Closed circuit camera(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Underground utilities; Water connected
• Home design: Single family residence; One story, entry on first floor; Resale property; Faces north; Waterfront (other)
• Construction: Built with stucco and CBS construction; Spanish tile roof
• Exterior features: Open patio and open porch; Patio and porch; Fenced backyard; Interior lot in a cul-de-sac; City street frontage; Paved road, public maintained

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric range / cooktop; Electric water heater
• Bedrooms: 4 bedrooms on the main level
• Flooring: Ceramic tile; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Entrance foyer; Kitchen island; Walk-in closets; Split bedroom layout; Closed circuit camera(s)
• Laundry & utility: Inside laundry with laundry tub; Accessible washer/dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $555k.

Deal economics

• At list price, monthly cash flow is $-705 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $430k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $499k (10.2% below list).
• Recommended offer: $430k (22.5% 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: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% FRL); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 489 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $4,985/mo this rent would consume 74% of the median local household income ($81k/yr) (locally 902% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($4k loan paydown + $-1k 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.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($538k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $430,296 (22.5% 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 41 days. Have you received any prior offers? Is the seller open to a 22% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.90% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.45%
• DSCR: 0.76
• GRM: 9.3

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: -10.7%
• Equity multiple: 0.52×
• Total profit: $-75,341
• Equity at exit: $154,452

10-year hold

• IRR: -5.8%
• Equity multiple: 0.43×
• Total profit: $-88,964
• Equity at exit: $180,414

Cash invested: $155,372 (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: 9.3×

Monthly cashflow live

• Estimated rent: $4,985 high
• Mortgage (P&I): −$2,910
• Tax from tax record: −$801 /mo · $9,608/yr
• Insurance: −$231
• HOA: −$702
• Vacancy / Maint / Mgmt: −$1,047
• Net cashflow: $-705

Break-even live

Break-even rent $5,878

Max offer price $430,296

Occupancy floor —

Sensitivity live

Price	-10% $-391	-5% $-548	+0% $-705	+5% $-862	+10% $-1,019
Rent	-10% $-1,099	-5% $-902	+0% $-705	+5% $-508	+10% $-312
Rate	-1.0pp $-426	-0.5pp $-564	base $-705	+0.5pp $-849	+1.0pp $-995

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: $138,725
• Closing costs: $16,647
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7893 Stanza St Boynton Beach, FL	3.0	2.0	1779	$3,750	$2.11	7d	1	0.19mi
12196 Landrum Way Boynton Beach, FL	3.0	2.5	2436	$4,750	$1.95	0d	1	0.30mi
8263 Arabian Range Rd Boynton Beach, FL	4.0	3.0	2309	$6,000	$2.60	7d	1	0.60mi
8187 Half Dome Ct Boynton Beach, FL	4.0	3.5	2670	$4,950	$1.85	0d	1	0.78mi
8185 Fiera Ridge Dr Boynton Beach, FL	4.0	4.0	3037	$5,000	$1.65	26d	1	0.84mi
12882 Granite Mountain Pass Boynton Beach, FL	3.0	3.0	2679	$10,000	$3.73	1d	1	0.88mi
8876 Sandy Crest Ln Unit 8876 Boynton Beach, FL	4.0	3.5	2737	$4,600	$1.68	19d	1	1.13mi
8876 Sandy Crest Ln Boynton Beach, FL	4.0	2.5	2737	$4,600	$1.68	7d	1	1.13mi
8876 Sandy Crest Ln Boynton Beach, FL	4.0	2.5	2737	$4,600	$1.68	26d	1	1.13mi
8876 Sandy Crest Ln Boynton Beach, FL	4.0	2.5	2737	$4,600	$1.68	13d	1	1.13mi
11351 Majestic Acres Ter Boynton Beach, FL	4.0	2.0	2249	$4,200	$1.87	26d	1	1.14mi
7879 Monarch Ct Delray Beach, FL	4.0	3.0	2871	$7,500	$2.61	26d	1	1.28mi
7879 Monarch Ct Delray Beach, FL	4.0	3.0	2871	$7,500	$2.61	6d	1	1.28mi
8300 Calabria Lakes Dr Boynton Beach, FL	4.0	2.5	2670	$5,750	$2.15	26d	1	1.41mi
8219 Calabria Lakes Dr Boynton Beach, FL	4.0	2.5	2670	$5,995	$2.25	9d	1	1.43mi

HOA detail

• Monthly dues: $702 · $8,424/yr
• Likely covers: internetcablepoolsecurity

Listing history 44 events

1. 2026-06-21
   days on market $554,900 Active 41 DOM
2. 2026-06-18
   days on market $554,900 Active 38 DOM
3. 2026-06-17
   days on market $554,900 Active 37 DOM
4. 2026-06-16
   days on market $554,900 Active 36 DOM
5. 2026-06-15
   days on market $554,900 Active 35 DOM
6. 2026-06-13
   days on market $554,900 Active 33 DOM
7. 2026-06-09
   days on market $554,900 Active 29 DOM
8. 2026-06-08
   days on market $554,900 Active 28 DOM
9. 2026-06-07
   days on market $554,900 Active 27 DOM
10. 2026-06-04
    days on market $554,900 Active 24 DOM
11. 2026-06-03
    days on market $554,900 Active 23 DOM
12. 2026-06-02
    days on market $554,900 Active 22 DOM
13. 2026-06-01
    days on market $554,900 Active 21 DOM
14. 2026-05-31
    days on market $554,900 Active 20 DOM
15. 2026-05-11
    listed $554,900 Active
16. 2026-04-20
    historical
17. 2025-09-11
    listed $565,000 Active
18. 2022-02-10
    soldstatus $640,000
19. 2022-02-07
    soldstatus $640,000 Closed 799-char remark

    Show marketing remark (799 chars)

    Rare 4 bedroom home on the lake in central Boynton Beach, in the gated community of Avalon Estates. All neutral interior shows bright and welcoming with split floor plan and all tiled/hard surfaces.(no carpet!) Glass door foyer entry, leads to south facing living room and outdoor patio. Large tiled patio, all fenced in, overlooking the pond, perfect for pets, outdoor dining. Beautiful and open concept kitchen with new dishwasher, microwave. New double ovens on order ! 2 NEW ACs ! Inside laundry room with new washer,dryer. 2 pets ok, 25 lbs max. Association fee includes Roof cleaning, cable and internet, and painting of exterior every 6-7 yrs. 18,000 sqft clubhouse with resort style pool, Billiards room, half-court basketball, 2 brand new Pickel Ball Courts, 6 Har-Tru tennis Cts

20. 2022-01-12
    historical Active Under Contract 799-char remark

    Show marketing remark (799 chars)

    Rare 4 bedroom home on the lake in central Boynton Beach, in the gated community of Avalon Estates. All neutral interior shows bright and welcoming with split floor plan and all tiled/hard surfaces.(no carpet!) Glass door foyer entry, leads to south facing living room and outdoor patio. Large tiled patio, all fenced in, overlooking the pond, perfect for pets, outdoor dining. Beautiful and open concept kitchen with new dishwasher, microwave. New double ovens on order ! 2 NEW ACs ! Inside laundry room with new washer,dryer. 2 pets ok, 25 lbs max. Association fee includes Roof cleaning, cable and internet, and painting of exterior every 6-7 yrs. 18,000 sqft clubhouse with resort style pool, Billiards room, half-court basketball, 2 brand new Pickel Ball Courts, 6 Har-Tru tennis Cts

21. 2022-01-10
    historical 799-char remark

    Show marketing remark (799 chars)

    Rare 4 bedroom home on the lake in central Boynton Beach, in the gated community of Avalon Estates. All neutral interior shows bright and welcoming with split floor plan and all tiled/hard surfaces.(no carpet!) Glass door foyer entry, leads to south facing living room and outdoor patio. Large tiled patio, all fenced in, overlooking the pond, perfect for pets, outdoor dining. Beautiful and open concept kitchen with new dishwasher, microwave. New double ovens on order ! 2 NEW ACs ! Inside laundry room with new washer,dryer. 2 pets ok, 25 lbs max. Association fee includes Roof cleaning, cable and internet, and painting of exterior every 6-7 yrs. 18,000 sqft clubhouse with resort style pool, Billiards room, half-court basketball, 2 brand new Pickel Ball Courts, 6 Har-Tru tennis Cts

22. 2022-01-10
    status Active 799-char remark

    Show marketing remark (799 chars)

    Rare 4 bedroom home on the lake in central Boynton Beach, in the gated community of Avalon Estates. All neutral interior shows bright and welcoming with split floor plan and all tiled/hard surfaces.(no carpet!) Glass door foyer entry, leads to south facing living room and outdoor patio. Large tiled patio, all fenced in, overlooking the pond, perfect for pets, outdoor dining. Beautiful and open concept kitchen with new dishwasher, microwave. New double ovens on order ! 2 NEW ACs ! Inside laundry room with new washer,dryer. 2 pets ok, 25 lbs max. Association fee includes Roof cleaning, cable and internet, and painting of exterior every 6-7 yrs. 18,000 sqft clubhouse with resort style pool, Billiards room, half-court basketball, 2 brand new Pickel Ball Courts, 6 Har-Tru tennis Cts

23. 2022-01-09
    listed $640,000 799-char remark

    Show marketing remark (799 chars)

    Rare 4 bedroom home on the lake in central Boynton Beach, in the gated community of Avalon Estates. All neutral interior shows bright and welcoming with split floor plan and all tiled/hard surfaces.(no carpet!) Glass door foyer entry, leads to south facing living room and outdoor patio. Large tiled patio, all fenced in, overlooking the pond, perfect for pets, outdoor dining. Beautiful and open concept kitchen with new dishwasher, microwave. New double ovens on order ! 2 NEW ACs ! Inside laundry room with new washer,dryer. 2 pets ok, 25 lbs max. Association fee includes Roof cleaning, cable and internet, and painting of exterior every 6-7 yrs. 18,000 sqft clubhouse with resort style pool, Billiards room, half-court basketball, 2 brand new Pickel Ball Courts, 6 Har-Tru tennis Cts

24. 2018-03-08
    soldstatus $435,000
25. 2018-03-06
    soldstatus $435,000 Closed
26. 2018-02-28
    status Pending
27. 2018-02-12
    historical Active Under Contract
28. 2018-01-29
    price $445,000
29. 2017-12-23
    price $469,000
30. 2017-12-06
    price $489,000
31. 2017-11-08
    listed $499,000 Active
32. 2013-12-01
    historical
33. 2013-07-19
    soldstatus $330,000
34. 2013-07-15
    soldstatus $330,000 Closed
35. 2013-06-22
    status Pending
36. 2013-02-24
    historical
37. 2012-10-02
    listed $345,000
38. 2012-09-25
    historical
39. 2011-11-25
    historical
40. 2011-09-17
    listed $349,900
41. 2010-07-29
    listed $415,000
42. 2006-11-16
    historical
43. 2006-11-15
    listed $579,900
44. 2005-11-18
    listed $579,900

ⓘ 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: $9,608 · $801/mo
• Projected year-2 tax: $9,608 · $801/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 25 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: $59,825
• − Mortgage interest: −$31,083
• − Property taxes: −$9,608
• − Insurance: −$2,774
• − Repairs & maintenance: −$4,786
• − Management: −$4,786
• − HOA: −$8,424
• − Depreciation: −$16,143
• Taxable loss: −$17,779
• Est. tax savings @ 24.0%: +$4,267
• After-tax cash flow: $-4,197/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

-4.3% since first listed

30 events — show timeline

• 2026-05-11 Listed $554,900 Beaches MLS
• 2026-04-20 Listing Removed — Beaches MLS
• 2025-09-11 Listed $565,000 Beaches MLS
• 2022-02-10 Sold (Public Records) $640,000 Public Records
• 2022-02-07 Sold (MLS) $640,000 Beaches MLS
• 2022-01-12 Contingent — Beaches MLS
• 2022-01-10 Listing Removed — Beaches MLS
• 2022-01-10 Relisted — Beaches MLS
• 2022-01-09 Listed $640,000 Beaches MLS
• 2018-03-08 Sold (Public Records) $435,000 Public Records
• 2018-03-06 Sold (MLS) $435,000 Beaches MLS
• 2018-02-28 Pending — Beaches MLS
• 2018-02-12 Contingent — Beaches MLS
• 2018-01-29 Price Changed $445,000 Beaches MLS
• 2017-12-23 Price Changed $469,000 Beaches MLS
• 2017-12-06 Price Changed $489,000 Beaches MLS
• 2017-11-08 Listed $499,000 Beaches MLS
• 2013-12-01 Listing Removed — Beaches MLS
• 2013-07-19 Sold (Public Records) $330,000 Public Records
• 2013-07-15 Sold (MLS) $330,000 Beaches MLS
• 2013-06-22 Pending — Beaches MLS
• 2013-02-24 Listing Removed — Beaches MLS
• 2012-10-02 Listed $345,000 Beaches MLS
• 2012-09-25 Listing Removed — Beaches MLS
• 2011-11-25 Listing Removed — Beaches MLS
• 2011-09-17 Listed $349,900 Beaches MLS
• 2010-07-29 Listed $415,000 Beaches MLS
• 2006-11-16 Listing Removed — Beaches MLS
• 2006-11-15 Listed $579,900 Beaches MLS
• 2005-11-18 Listed $579,900 Beaches MLS

Property tax history

+4.3%/yr

Latest (2025): $9,608 · +0.1% YoY. Source: county tax records.