5265 Brisata Cir Unit P · Golf, FL 33437

$249,000

3 bd · 2.0 ba · 1,374 sqft · Condo public records · 69 Days on market

Built 1995 $997/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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• 1% rule +6.8/10.0
• 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
• DSCR +1.2/10.0

Listing remarks

Welcome to Platina! If you're looking for a beautiful condo with all the amenities, you've found it! Amazing clubhouse with cafe, pool, hot tub, bbq area, racquetball, halfcourt basketball, tennis / pickleball, bocce, shuffleboard, library, card rooms, performance center with live shows, billiards, arts & crafts with kiln, business center, social clubs and more! This condo features 3 bedrooms and 2 bathrooms, just waiting for your finishing touches. Don't miss out on this opportunity! Inquire today! * * * INVESTMENT OPPORTUNITY!! * * * Rented until May 14, 2027

Key facts

• Racquetball
• Hot tub
• Halfcourt basketball

Tags

• CLUBHOUSE WITH CAFE
• POOL
• HOT TUB
• BBQ AREA
• RACQUETBALL
• HALFCOURT BASKETBALL

Property features AI

Finance

• Financial info: Pets are not allowed (multi-family rules)
• HOA & community: Association amenities include: clubhouse, pool, spa/hot tub, fitness center, elevators, game room, billiard room, cafe/restaurant, community room, library, kitchen facilities, parking, tennis courts, pickleball court, shuffleboard, handball, sauna, sidewalks, street lights, gated access, internet included, and recreation facilities; HOA fee $1,960 paid quarterly; HOA fee includes cable TV, internet, maintenance of structure, security, sewer, trash, water, common areas, elevator, reserve funds, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned parking; Guest parking; Open parking; Total 1 parking space
• Security: Gated community with guard; Closed-circuit cameras; Fire alarm; Fire sprinkler system; Smoke detectors; Security fence
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected
• Home design: Condominium; Resale property; 3 stories total; Faces west
• Construction: Stucco construction; Flat and Spanish tile roof; Building area approximately 1,374 (public records)
• Exterior features: Screened patio; Screened porch; Patio; Porch; Glass-enclosed porch; Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Built-in features; Walk-in closets; Split bedroom layout; Partially furnished
• Laundry & utility: Laundry closet inside unit; Accessible washer/dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (26.3% below list).
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $183k (26.3% 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 44% 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 $1k of equity ($2k loan paydown + $-602 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 69 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask is 9864% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $168k; 49% 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 $183,398 (26.3% 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 69 days. Have you received any prior offers? Is the seller open to a 26% 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: 1.18% ✓
• Cap rate: 4.50%
• Cash-on-cash: -6.39%
• DSCR: 0.72
• GRM: 7.1

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: -12.2%
• Equity multiple: 0.45×
• Total profit: $-38,111
• Equity at exit: $69,307

10-year hold

• IRR: -7.6%
• Equity multiple: 0.26×
• Total profit: $-51,339
• Equity at exit: $80,957

Cash invested: $69,720 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,940 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$287 /mo · $3,446/yr
• Insurance: −$104
• HOA: −$997
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $-371

Break-even live

Break-even rent $3,410

Max offer price $183,398

Occupancy floor —

Sensitivity live

Price	-10% $-230	-5% $-301	+0% $-371	+5% $-442	+10% $-512
Rent	-10% $-604	-5% $-487	+0% $-371	+5% $-255	+10% $-139
Rate	-1.0pp $-246	-0.5pp $-308	base $-371	+0.5pp $-436	+1.0pp $-502

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	25d	1	0.12mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	25d	1	0.17mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	4d	1	0.25mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	25d	1	0.31mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	15d	1	0.34mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	3d	1	0.35mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	25d	1	0.36mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	3d	1	0.38mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	25d	1	0.38mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	21d	1	0.41mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,757	$2.71	0d	19	0.43mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,811	$2.73	3d	51	0.45mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	16d	1	0.48mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	4d	1	0.49mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	15d	1	0.49mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	25d	1	0.49mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	25d	1	0.53mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	25d	1	0.55mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	9d	1	0.56mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	25d	1	0.70mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	25d	1	0.71mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	22d	1	0.72mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	9d	1	0.72mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	25d	1	0.74mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	25d	1	0.75mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	25d	1	0.77mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	25d	1	0.86mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	25d	1	0.92mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	25d	1	0.93mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	25d	1	1.02mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	5d	1	1.05mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	25d	1	1.05mi
4045 White Pine Dr Boynton Beach, FL	3.0	2.0	1566	$1,800	$1.15	2d	1	1.09mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	4d	1	1.18mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	25d	1	1.18mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,315	$1.93	5d	1	1.20mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,267	$1.89	23d	1	1.20mi
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	25d	1	1.21mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	25d	1	1.29mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	23d	1	1.29mi

HOA detail condo

• Monthly dues: $997 · $11,964/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-21
   days on market $249,000 Active 69 DOM
2. 2026-06-18
   days on market $249,000 Active 66 DOM
3. 2026-06-17
   days on market $249,000 Active 65 DOM
4. 2026-06-16
   days on market $249,000 Active 64 DOM
5. 2026-06-15
   days on market $249,000 Active 63 DOM
6. 2026-06-13
   days on market $249,000 Active 61 DOM
7. 2026-06-09
   days on market $249,000 Active 57 DOM
8. 2026-06-08
   days on market $249,000 Active 56 DOM
9. 2026-06-07
   remarks 576-char remark
10. 2026-06-07
    days on market $249,000 Active 55 DOM
11. 2026-06-04
    days on market $249,000 Active 52 DOM
12. 2026-06-03
    days on market $249,000 Active 51 DOM
13. 2026-06-02
    days on market $249,000 Active 50 DOM
14. 2026-06-01
    days on market $249,000 Active 49 DOM
15. 2026-05-31
    days on market $249,000 Active 48 DOM
16. 2026-05-16
    historical $2,499
17. 2026-05-01
    listed $2,499
18. 2026-04-24
    historical $2,499
19. 2026-04-15
    price $2,499
20. 2026-04-11
    listed $2,549
21. 2026-04-11
    historical $2,549
22. 2026-04-10
    listed $2,549
23. 2026-04-09
    listed $249,000 Active
24. 2024-02-27
    historical $2,449
25. 2024-02-06
    historical
26. 2024-02-02
    price $297,895
27. 2024-01-27
    listed $2,449
28. 2024-01-11
    price $304,499
29. 2024-01-09
    historical
30. 2024-01-08
    listed $304,500 Active
31. 2024-01-05
    listed $304,500 Active
32. 2018-12-26
    soldstatus $167,500
33. 2018-12-21
    soldstatus $175,000 Closed
34. 2018-12-03
    historical Contingent
35. 2018-11-08
    listed $190,000 Active
36. 2018-11-02
    soldstatus $162,500
37. 2018-10-31
    soldstatus $162,500 Closed
38. 2018-08-14
    historical Contingent
39. 2018-08-06
    listed $172,500 Active
40. 2008-04-11
    soldstatus $150,000
41. 2008-03-31
    soldstatus $150,000
42. 2008-03-10
    historical
43. 2007-08-18
    listed $169,900
44. 1995-04-24
    soldstatus $90,300

ⓘ 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: $3,446 · $287/mo
• Projected year-2 tax: $3,446 · $287/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: $35,275
• − Mortgage interest: −$13,948
• − Property taxes: −$3,446
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,822
• − Management: −$2,822
• − HOA: −$11,964
• − Depreciation: −$7,244
• Taxable loss: −$8,215
• Est. tax savings @ 24.0%: +$1,972
• After-tax cash flow: $-2,485/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

-97.2% since first listed

29 events — show timeline

• 2026-05-16 Rental Removed $2,499 GFLMLS
• 2026-05-01 Listed for Rent $2,499 GFLMLS
• 2026-04-24 Rental Removed $2,499 GFLMLS
• 2026-04-15 Price Changed $2,499 GFLMLS
• 2026-04-11 Listed for Rent $2,549 GFLMLS
• 2026-04-11 Rental Removed $2,549 RMLSFL
• 2026-04-10 Listed for Rent $2,549 RMLSFL
• 2026-04-09 Listed $249,000 Beaches MLS
• 2024-02-27 Rental Removed $2,449 GFLMLS
• 2024-02-06 Listing Removed — Beaches MLS
• 2024-02-02 Price Changed $297,895 Beaches MLS
• 2024-01-27 Listed for Rent $2,449 GFLMLS
• 2024-01-11 Price Changed $304,499 Beaches MLS
• 2024-01-09 Listing Removed — Beaches MLS
• 2024-01-08 Listed $304,500 Beaches MLS
• 2024-01-05 Listed $304,500 Beaches MLS
• 2018-12-26 Sold (Public Records) $167,500 Public Records
• 2018-12-21 Sold (MLS) $175,000 Beaches MLS
• 2018-12-03 Contingent — Beaches MLS
• 2018-11-08 Listed $190,000 Beaches MLS
• 2018-11-02 Sold (Public Records) $162,500 Public Records
• 2018-10-31 Sold (MLS) $162,500 Beaches MLS
• 2018-08-14 Contingent — Beaches MLS
• 2018-08-06 Listed $172,500 Beaches MLS
• 2008-04-11 Sold (Public Records) $150,000 Public Records
• 2008-03-31 Sold (MLS) $150,000 Beaches MLS
• 2008-03-10 Listing Removed — Beaches MLS
• 2007-08-18 Listed $169,900 Beaches MLS
• 1995-04-24 Sold (Public Records) $90,300 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,446 · +1.0% YoY. Source: county tax records.