8486 Heather Pl · Boynton Beach, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 26 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A- 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 +28.6/30.0
- ARV discount +15.0/15.0
- DSCR +10.0/10.0
- 1% rule +9.7/10.0
- Schools +5.9/10.0
- Appreciation +5.1/10.0
- Condition / age +4.0/5.0
- Livability +3.6/5.0
- Rent growth +2.5/5.0
$275,000
8486 Heather Pl · Boynton Beach, FL 33472
3 bd · 2.0 ba · 1,836 sqft · SingleFamily
public records
· 196 Days on market
Built 1990
2-car garage
$150/sqft
· 21% below area
Est $356k · 23% under
$651/mo HOA · 16% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Charming villa w/ upgraded kitchen and the rest awaits your personal style. This villa is located within Aberdeen Golf & CC, an equity purchase, mandatory membership club with a new Fazio designed golf course; new tennis & pickle ball courts and a renovated clubhouse. This villa has a lanai w/ A/C overlooking a peaceful & serene lake. This home has been lovingly cared for. A/C & Hot Water Heater 3 years young. Roof replaced and maintained by HOA; all exterior maintenance is taken care of by the HOA. Carefree living at its finest.
Key facts
- Gated community
- Open floor plan
- Brand new a/c unit
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $275k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $911 ($11k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $275k).
- Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
- Cap rate 10.3% vs local median 4.2% in Boynton Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
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: 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 85d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
Forward outlook
- In year one you build about $2k of equity ($2k loan paydown + $545 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 $77k cash investment doubles in ~5 years — after that, you're playing with house money.
- By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 196 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts since 9y 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 $118k; list at $275k implies a 133% gain — meaningful room to come down on a strong offer.
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
$242,000
(12.0% below list)
Questions for the listing agent
- It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.47% ✓
- Cap rate
- 10.27%
- Cash-on-cash
- 14.20%
- DSCR
- 1.63
- GRM
- 5.7
CMA / ARV
- ARV (median comp)
- $356,315
- List price
- $275,000
- Delta
- -22.82%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 7481 Hearth Stone Ave | 0.26mi | 3/2.0 | 1,633 (-11%) | 0mo | $230,000 | $141 | 69 |
| 6886 Swansea Ln | 0.39mi | 3/2.0 | 1,971 (+7%) | 1mo | $312,500 | $159 | 69 |
| 8078 Popash Ct | 0.51mi | 3/2.5 | 1,779 (-3%) | 2mo | $310,000 | $174 | 68 |
| 8848 Shoal Creek Old Ln | 0.50mi | 3/2.0 | 1,787 (-3%) | 7mo | $167,000 | $93 | 67 |
| 7823 Rockford Rd | 0.73mi | 3/2.0 | 1,820 (-1%) | 1mo | $300,000 | $165 | 64 |
| 8385 Horseshoe Bay Rd | 0.37mi | 3/2.0 | 2,009 (+9%) | 4mo | $587,500 | $292 | 63 |
| 7932 Lakewood Cove Ct | 0.68mi | 3/2.5 | 1,817 (-1%) | 4mo | $435,000 | $239 | 61 |
| 8940 Shoal Creek Ln | 0.60mi | 3/2.0 | 1,936 (+5%) | 4mo | $190,000 | $98 | 59 |
| 7348 Trentino Way | 0.71mi | 3/2.0 | 1,736 (-5%) | 0mo | $568,000 | $327 | 58 |
| 7244 Trentino Way | 0.70mi | 3/2.0 | 1,984 (+8%) | 1mo | $445,000 | $224 | 53 |
| 7100 Trentino Way | 0.72mi | 3/2.0 | 1,984 (+8%) | 2mo | $425,000 | $214 | 51 |
| 7687 Trapani Ln | 0.74mi | 3/2.0 | 1,736 (-5%) | 8mo | $395,000 | $228 | 49 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
0.2% appreciation · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- 14.1%
- Equity multiple
- 1.69×
- Total profit
- $52,848
- Equity at exit
- $82,586
10-year hold
- IRR
- 18.6%
- Equity multiple
- 3.09×
- Total profit
- $160,934
- Equity at exit
- $101,482
Cash invested: $77,000 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 54 active · 54 under contract
- Months of supply
- 20.2 mo (5%/mo absorbed)
- Median asking
- $359,500 ($181/sqft)
- Median days on market
- 104 d
- This list price
- 24% of active listings are priced below it
- ARV vs active asking
- +7.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33472
- Home prices YoY
- 0.1%
- Active inventory
- 228
- Price-to-rent
- 5.7×
Monthly cashflow live
↻
- Estimated rent
- $4,036 high interval (Pro) →
- Mortgage (P&I)
- −$1,442
- Tax from tax record
- −$69 /mo · $832/yr
- Insurance
- −$115
- HOA
- −$651
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$847
- Net cashflow
- $911
Break-even live
Break-even rent
$2,882
Max offer price
$275,000
Occupancy floor
72%
Sensitivity live
| Price | -10% $1,067 | -5% $989 | +0% $911 | +5% $833 | +10% $755 |
|---|---|---|---|---|---|
| Rent | -10% $592 | -5% $752 | +0% $911 | +5% $1,071 | +10% $1,230 |
| Rate | -1.0pp $1,050 | -0.5pp $981 | base $911 | +0.5pp $840 | +1.0pp $767 |
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
- $68,750
- Closing costs
- $8,250
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 7136 Ashford Ln Boynton Beach, FL | 3.0 | 2.0 | 1905 | $8,500 | $4.46 | 24d | 1 | 0.20mi |
| 6862 Swansea Ln Boynton Beach, FL | 3.0 | 2.0 | 1906 | $6,000 | $3.15 | 38d | 1 | 0.44mi |
| 8976 Shoal Creek Ln #8976 Boynton Beach, FL | 3.0 | 2.0 | 1787 | $4,500 | $2.52 | 20d | 1 | 0.52mi |
| 8082 Aberdeen Dr #102 Boynton Beach, FL | 2.0 | 2.0 | 1619 | $8,500 | $5.25 | 120d | 1 | 0.54mi |
| 7418 Wescott Ter Lake Worth, FL | 3.0 | 2.5 | 2170 | $3,250 | $1.50 | 103d | 1 | 0.56mi |
| 8073 Aberdeen Dr Boynton Beach, FL | 2.0 | 2.0 | 1450 | $2,700 | $1.86 | 51d | 1 | 0.57mi |
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $9,900 | $5.11 | 64d | 1 | 0.58mi |
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $4,500 | $2.32 | 10d | 1 | 0.58mi |
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $4,500 | $2.32 | 87d | 1 | 0.58mi |
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $5,000 | $2.58 | 106d | 1 | 0.58mi |
| 8884 Shoal Creek Ln Boynton Beach, FL | 3.0 | 2.0 | 1936 | $4,900 | $2.53 | 120d | 1 | 0.58mi |
| 7725 Rockford Rd Boynton Beach, FL | 3.0 | 2.5 | 2249 | $10,000 | $4.45 | 99d | 1 | 0.62mi |
| 7705 Thornlee Dr Lake Worth, FL | 4.0 | 2.5 | 2382 | $3,500 | $1.47 | 85d | 1 | 0.66mi |
| 7705 Thornlee Dr Lake Worth, FL | 4.0 | 2.5 | 2382 | $3,500 | $1.47 | 98d | 1 | 0.66mi |
| 7821 Dorchester Rd Boynton Beach, FL | 3.0 | 3.0 | 2325 | $6,500 | $2.80 | 1d | 1 | 0.68mi |
| 6731 Southport Dr Boynton Beach, FL | 3.0 | 2.0 | 1727 | $3,600 | $2.08 | 120d | 1 | 0.68mi |
| 7673 Springfield Lake Dr Lake Worth, FL | 3.0 | 2.5 | 2043 | $3,210 | $1.57 | 0d | 1 | 0.68mi |
| 7816 Bridlington Dr Boynton Beach, FL | 3.0 | 3.0 | 2330 | $12,000 | $5.15 | 120d | 1 | 0.70mi |
| 7975 Rockford Rd Boynton Beach, FL | 2.0 | 2.0 | 1720 | $3,700 | $2.15 | 120d | 1 | 0.70mi |
| 7832 Rockford Rd Boynton Beach, FL | 3.0 | 2.0 | 1598 | $3,500 | $2.19 | 81d | 1 | 0.77mi |
| 7832 Rockford Rd Boynton Beach, FL | 3.0 | 2.0 | 1598 | $3,800 | $2.38 | 83d | 1 | 0.77mi |
| 7577 Caprio Dr Boynton Beach, FL | 3.0 | 2.0 | 1884 | $3,200 | $1.70 | 110d | 1 | 0.78mi |
| 7577 Caprio Dr Boynton Beach, FL | 3.0 | 2.0 | 1884 | $3,200 | $1.70 | 1d | 1 | 0.78mi |
| 7940 Rockford Rd Boynton Beach, FL | 3.0 | 2.0 | 1633 | $9,000 | $5.51 | 1d | 1 | 0.78mi |
| 7936 Rockford Rd Boynton Beach, FL | 3.0 | 2.0 | 1871 | $9,000 | $4.81 | 43d | 1 | 0.78mi |
| 7192 Summer Tree Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $3,000 | $1.74 | 120d | 1 | 0.84mi |
| 7275 Summer Tree Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $4,300 | $2.50 | 45d | 1 | 0.85mi |
| 7275 Summer Tree Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $4,300 | $2.50 | 120d | 1 | 0.85mi |
| 8320 Waterline Dr #201 Boynton Beach, FL | 3.0 | 2.0 | 1593 | $5,500 | $3.45 | 64d | 1 | 0.94mi |
| 8501 Windy Cir Boynton Beach, FL | 4.0 | 2.5 | 2143 | $4,500 | $2.10 | 51d | 1 | 0.97mi |
| 6143 Windlass Cir Boynton Beach, FL | 4.0 | 2.5 | 2245 | $4,200 | $1.87 | 114d | 1 | 1.01mi |
| 8451 Siciliano St Boynton Beach, FL | 3.0 | 2.0 | 1627 | $3,200 | $1.97 | 108d | 1 | 1.02mi |
| 8451 Siciliano St Boynton Beach, FL | 3.0 | 2.0 | 1627 | $3,200 | $1.97 | 89d | 1 | 1.02mi |
| 7702 Majestic Palm Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $3,250 | $1.89 | 5d | 1 | 1.03mi |
| 7702 Majestic Palm Dr Boynton Beach, FL | 2.0 | 2.0 | 1722 | $4,000 | $2.32 | 1d | 1 | 1.03mi |
| 8481 Siciliano St Unit 8481 Boynton Beach, FL | 3.0 | 2.0 | 1774 | $3,650 | $2.06 | 0d | 1 | 1.05mi |
| 8481 Siciliano St Unit 8481 Boynton Beach, FL | 3.0 | 2.0 | 1774 | $3,650 | $2.06 | 120d | 1 | 1.05mi |
| 7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL | 3.0 | 2.0 | 2011 | $3,850 | $1.91 | 44d | 1 | 1.11mi |
| 7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL | 3.0 | 2.0 | 2011 | $3,000 | $1.49 | 103d | 1 | 1.11mi |
| 7891 Sailing Shores Ter Boynton Beach, FL | 3.0 | 2.0 | 2011 | $3,400 | $1.69 | 112d | 1 | 1.11mi |
Property features AI
Finance
- Financial info
- Land is not leasedPets allowed with no restrictions
- HOA & community
- Homeowners association with monthly fee (amount listed separately)Community amenities include: clubhouse, fitness center, golf course, pool, sauna, spa/hot tub, bar, cafe/restaurant, community room, pickleball courts, security, maintenanceHOA fee covers grounds maintenance, trash, common areas, golf, legal/accounting, reserve funds, roof repairs, recreation facilities, and pool service
Exterior
- Parking
- Attached 2-car garage with garage door opener2 covered spaces (in garage)6 open parking spaces
- Security
- Fire alarmSmoke detectorsSecurity fenceSecurity patrol
- Utilities
- Cable available
- Home design
- VillaSingle-story (1 story)First-floor entryFaces southwestResale condition
- Construction
- CBS construction
- Exterior features
- Open porchPorchDeckPatioFenced yardWaterfront: Yes (no specific waterfront features listed)
Interior
- Kitchen
- DisposalDishwasherElectric rangeMicrowaveRefrigerator
- Bedrooms
- 3 bedrooms on the main level
- Flooring
- TileOther flooring
- Bathrooms
- 2 full bathrooms on the main level
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Walk-in closet(s)Other window features
HOA detail $651/mo · $7,812/yr
- Likely covers
- waterexterior maint.
Listing history 50 events
-
2026-09-23days on market $275,000 Active 196 DOM
-
2026-09-22days on market $275,000 Active 195 DOM
-
2026-09-21days on market $275,000 Active 194 DOM
-
2026-09-20days on market $275,000 Active 193 DOM
-
2026-09-18days on market $275,000 Active 191 DOM
-
2026-09-17days on market $275,000 Active 190 DOM
-
2026-09-16days on market $275,000 Active 189 DOM
-
2026-09-15days on market $275,000 Active 188 DOM
-
2026-09-13days on market $275,000 Active 186 DOM
-
2026-09-12days on market $275,000 Active 185 DOM
-
2026-09-11days on market $275,000 Active 184 DOM
-
2026-09-05days on market $275,000 Active 178 DOM
-
2026-09-04days on market $275,000 Active 177 DOM
-
2026-09-03days on market $275,000 Active 176 DOM
-
2026-08-31days on market $275,000 Active 173 DOM
-
2026-08-29days on market $275,000 Active 171 DOM
-
2026-08-28days on market $275,000 Active 170 DOM
-
2026-08-25days on market $275,000 Active 167 DOM
-
2026-08-24days on market $275,000 Active 166 DOM
-
2026-08-23days on market $275,000 Active 165 DOM
-
2026-08-22days on market $275,000 Active 164 DOM
-
2026-08-21days on market $275,000 Active 163 DOM
-
2026-08-20days on market $275,000 Active 162 DOM
-
2026-08-19days on market $275,000 Active 161 DOM
-
2026-08-18days on market $275,000 Active 160 DOM
-
2026-08-17days on market $275,000 Active 159 DOM
-
2026-08-16days on market $275,000 Active 158 DOM
-
2026-08-15days on market $275,000 Active 157 DOM
-
2026-08-14days on market $275,000 Active 156 DOM
-
2026-08-13days on market $275,000 Active 155 DOM
-
2026-08-12days on market $275,000 Active 154 DOM
-
2026-08-11days on market $275,000 Active 153 DOM
-
2026-08-10days on market $275,000 Active 152 DOM
-
2026-08-09days on market $275,000 Active 151 DOM
-
2026-08-08days on market $275,000 Active 150 DOM
-
2026-08-06days on market $275,000 Active 148 DOM
-
2026-08-05days on market $275,000 Active 147 DOM
-
2026-08-03days on market $275,000 Active 145 DOM
-
2026-07-31days on market $275,000 Active 142 DOM
-
2026-07-24days on market $275,000 Active 135 DOM
-
2026-07-23days on market $275,000 Active 134 DOM
-
2026-07-22days on market $275,000 Active 133 DOM
-
2026-07-21days on market $275,000 Active 132 DOM
-
2026-07-20days on market $275,000 Active 131 DOM
-
2026-07-18days on market $275,000 Active 129 DOM
-
2026-07-16days on market $275,000 Active 127 DOM
-
2026-07-15days on market $275,000 Active 126 DOM
-
2026-07-14days on market $275,000 Active 125 DOM
-
2026-07-13days on market $275,000 Active 124 DOM
-
2026-07-13days on market $275,000 Active 123 DOM
ⓘ 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
- $832 · $69/mo
- Projected year-2 tax
- $2,282 · $190/mo
- Expected delta
- +$1,450/yr (+$121/mo · 174.3%)
ⓘ 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $48,428
- − Mortgage interest
- −$15,404
- − Property taxes
- −$832
- − Insurance
- −$1,375
- − Repairs & maintenance
- −$3,874
- − Management
- −$3,874
- − HOA
- −$7,812
- − Depreciation
- −$8,000
- Taxable income
- $7,256
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,741
- After-tax cash flow
- $9,192/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.
Condition & rehab AI · 9 photos
80/100
Cosmetic rehab
Est. rehab $9,180–$27,540 screening
This home is in good condition with recent renovations and improvements, making it a great investment opportunity.
Components & finishes AI
Roof tile · good
Flooring tile
Value-add opportunities
- Both Landscaping — Enhances curb appeal and enhances water views ↑
- Both New flooring — Improves aesthetics and durability ↑
- Both New paint — Enhances curb appeal and interior aesthetics ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 59/100
Zoned Schools
Elementary
Crystal Lakes Elementary School
B-
FL #690/2,144
Nat'l #7,252/41,679
Middle
Christa Mcauliffe Middle School
B+
FL #111/571
Nat'l #1,453/14,009
High
Park Vista Community High School
C-
FL #146/667
Nat'l #4,818/17,239
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
B
Composite livability gradescore 72/100
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
- County
- Palm Beach · 1,637,487 people
- City population
- 148,060
- Metro
- Miami-Fort Lauderdale-West Palm Beach, FL
- Population (ZIP)
- 18,689
- Household income
- $98,289
- Rent vs Own
- Severe rent burden
- 9% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
+88.6% since first listed7 events — show timeline
- 2025-09-07 Listed $275,000 Beaches MLS
- 2017-12-14 Sold (Public Records) $118,000 Public Records
- 2017-12-07 Sold (MLS) $118,000 Beaches MLS
- 2017-11-05 Pending — Beaches MLS
- 2017-11-03 Listed $119,665 Beaches MLS
- 1993-06-07 Sold (Public Records) $157,900 Public Records
- 1990-08-01 Sold (Public Records) $145,800 Public Records
Property tax history
-3.5%/yrLatest (2025): $832 · +2.6% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…