8486 Heather Pl · Boynton Beach, FL 33472

$275,000

3 bd · 2.0 ba · 1,836 sqft · Townhouse public records · 99 Days on market

Built 1990 $651/mo HOA · 18% of rent

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Why this score? — see what drove the B- 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 +25.1/30.0
• 1% rule +8.3/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 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

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

• GATED COMMUNITY
• RENOVATED LARGE MASTER BATH
• WOOD FINISH TILE FLOORS
• OPEN FLOOR PLAN
• BRAND NEW A/C UNIT
• FRESHLY PAINTED EXTERIOR

Property features AI

Finance

• Financial info: Land is not leased; Pets 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, maintenance; HOA 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 opener; 2 covered spaces (in garage); 6 open parking spaces
• Security: Fire alarm; Smoke detectors; Security fence; Security patrol
• Utilities: Cable available
• Home design: Villa; Single-story (1 story); First-floor entry; Faces southwest; Resale condition
• Construction: CBS construction
• Exterior features: Open porch; Porch; Deck; Patio; Fenced yard; Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile; Other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Other window features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/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: $250k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.3% 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: 169 active listings in the ZIP; 36 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 $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 ~7 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 99 days — a 9% lower offer ($250k) 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 $250,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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: 1.33% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 6.3

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: 9.0%
• Equity multiple: 1.43×
• Total profit: $33,446
• Equity at exit: $82,586

10-year hold

• IRR: 13.8%
• Equity multiple: 2.55×
• Total profit: $119,040
• 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.

Methodology + full state rankings →

ZIP-level market 33472

• Home prices YoY: 0.1%
• Active inventory: 169
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,650 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$115
• HOA: −$651
• Vacancy / Maint / Mgmt: −$767
• Net cashflow: $607

Break-even live

Break-even rent $2,882

Max offer price $275,000

Occupancy floor 78%

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
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	24d	1	0.54mi
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	7d	1	0.56mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	10d	1	0.58mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	24d	1	0.58mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	2d	1	0.62mi
7705 Thornlee Dr Lake Worth, FL	4.0	2.5	2382	$3,500	$1.47	2d	1	0.66mi
7821 Dorchester Rd Boynton Beach, FL	3.0	3.0	2325	$11,000	$4.73	24d	1	0.68mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	24d	1	0.68mi
7816 Bridlington Dr Boynton Beach, FL	3.0	3.0	2330	$12,000	$5.15	24d	1	0.70mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	24d	1	0.70mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	22d	1	0.77mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	3d	1	0.78mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	13d	1	0.78mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	22d	1	0.78mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	24d	1	0.84mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	24d	1	0.85mi
6143 Windlass Cir Boynton Beach, FL	4.0	2.5	2245	$4,200	$1.87	18d	1	1.01mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	12d	1	1.02mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	24d	1	1.05mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	7d	1	1.11mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	16d	1	1.11mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	2d	1	1.14mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	18d	1	1.14mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	24d	1	1.17mi
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	24d	1	1.19mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	1.26mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	22d	1	1.26mi
7366 Ashley Shores Cir Lake Worth, FL	3.0	2.5	1945	$4,200	$2.16	7d	1	1.27mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	14d	1	1.33mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	13d	1	1.33mi
6836 Long Key St Lake Worth, FL	3.0	2.5	1637	$2,950	$1.80	17d	1	1.37mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	7d	1	1.41mi
7142 Davit Cir Lake Worth, FL	3.0	2.5	2050	$3,545	$1.73	17d	1	1.42mi
7354 Michigan Isle Rd Lake Worth, FL	4.0	3.0	2050	$3,295	$1.61	24d	1	1.43mi
7600 Edisto Dr Lake Worth, FL	3.0	2.5	1764	$2,700	$1.53	20d	1	1.43mi
8520 Tourmaline Blvd Boynton Beach, FL	4.0	2.0	1699	$4,000	$2.35	18d	1	1.49mi

HOA detail

• Monthly dues: $651 · $7,812/yr
• Likely covers: waterexterior maint.

Listing history 20 events

1. 2026-06-18
   days on market $275,000 Active 99 DOM
2. 2026-06-17
   days on market $275,000 Active 98 DOM
3. 2026-06-16
   days on market $275,000 Active 97 DOM
4. 2026-06-15
   days on market $275,000 Active 96 DOM
5. 2026-06-13
   days on market $275,000 Active 94 DOM
6. 2026-06-09
   days on market $275,000 Active 90 DOM
7. 2026-06-08
   days on market $275,000 Active 89 DOM
8. 2026-06-07
   days on market $275,000 Active 88 DOM
9. 2026-06-04
   days on market $275,000 Active 85 DOM
10. 2026-06-03
    days on market $275,000 Active 84 DOM
11. 2026-06-02
    days on market $275,000 Active 83 DOM
12. 2026-06-01
    days on market $275,000 Active 82 DOM
13. 2026-05-31
    days on market $275,000 Active 81 DOM
14. 2025-09-07
    listed $275,000 Active
15. 2017-12-14
    soldstatus $118,000
16. 2017-12-07
    soldstatus $118,000 Closed 556-char remark

    Show marketing remark (556 chars)

    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.

17. 2017-11-05
    status Pending 556-char remark

    Show marketing remark (556 chars)

    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.

18. 2017-11-03
    listed $119,665 Active 556-char remark

    Show marketing remark (556 chars)

    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.

19. 1993-06-07
    soldstatus $157,900
20. 1990-08-01
    soldstatus $145,800

ⓘ 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

Taxation est. · year 1

• Rental income: $43,802
• − Mortgage interest: −$15,404
• − Property taxes: −$832
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,504
• − Management: −$3,504
• − HOA: −$7,812
• − Depreciation: −$8,000
• Taxable income: $3,370
• Est. tax owed @ 24.0%: −$809
• After-tax cash flow: $6,470/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

+88.6% since first listed

7 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%/yr

Latest (2025): $832 · +2.6% YoY. Source: county tax records.