1066 SW 27th Pl · Boynton Beach, FL 33426

$790,000

3 bd · 3.0 ba · 2,670 sqft · SingleFamily public records · 36 Days on market

Built 1972 8,400 sqft lot

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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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the best of South Florida living in this beautifully updated single-family home, ideally located in a highly sought-after no-HOA community. Designed for both comfort and entertaining, this residence offers a seamless blend of modern upgrades and relaxed elegance. Enjoy the convenience of being just a short walk to Caloosa Park, with quick access to pristine beaches, upscale shopping, fine dining, and major highways. The home features a versatile layout, including a custom home office conversion within the garage space, easily reversible to suit your needs. A rare side driveway provides ample room for boat or RV parking. Step into your private outdoor oasis, complete with a fully

Key facts

• 8,400 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Private pool with above-ground spa; Pets allowed (cats and dogs OK)

Exterior

• Parking: Total parking for 8 vehicles; Attached 2-car garage with garage door opener; Covered parking for 2 vehicles; Circular driveway, paved driveway, paver block; Boat access/parking; Open parking
• Security: Owned security system; Motion detectors; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Single-family home; One story; Entry-level living area; North-facing
• Construction: CBS construction; Metal roof
• Exterior features: Covered, open and screened patios; Screened porch; Patio; Porch; Storage structure; Fenced backyard; Paved road access; Interior lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Walk-in closets; Stacked bedroom layout; Pull-down attic stairs; Roman tub; French doors; Blinds
• Laundry & utility: Laundry closet inside on the main level; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $790k.

Deal economics

• At list price, monthly cash flow is $27 ($328/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $609k (22.9% below list).
• Recommended offer: $609k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% FRL); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-13 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 232 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $6,090/mo this rent would consume 98% of the median local household income ($74k/yr) (locally 1417% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.
• 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 36 days — a 3% lower offer ($766k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $200k; list at $790k implies a 295% 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 $609,018 (22.9% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.37×
• Total profit: $-139,027
• Equity at exit: $117,792

10-year hold

• IRR: -14.5%
• Equity multiple: 0.24×
• Total profit: $-169,060
• Equity at exit: $68,305

Cash invested: $221,200 (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 33426

• Rents YoY: 0.9%
• Active inventory: 232
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $6,090 high
• Mortgage (P&I): −$4,143
• Tax from tax record: −$312 /mo · $3,743/yr
• Insurance: −$329
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,279
• Net cashflow: $27

Break-even live

Break-even rent $6,056

Max offer price $790,000

Occupancy floor 95%

Sensitivity live

Price	-10% $474	-5% $251	+0% $27	+5% $-196	+10% $-420
Rent	-10% $-454	-5% $-213	+0% $27	+5% $268	+10% $508
Rate	-1.0pp $425	-0.5pp $228	base $27	+0.5pp $-177	+1.0pp $-386

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: $197,500
• Closing costs: $23,700
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2866 SW 8th St Boynton Beach, FL	3.0	3.0	1954	$6,000	$3.07	7d	1	0.35mi
2866 SW 8th St Boynton Beach, FL	3.0	3.0	1954	$6,000	$3.07	26d	1	0.35mi
711 SW 27th Way Boynton Beach, FL	3.0	3.0	1988	$12,000	$6.04	6d	1	0.43mi
2414 Venetian Way Boynton Beach, FL	3.0	2.5	1990	$3,200	$1.61	1d	1	0.51mi
2414 Venetian Way Boynton Beach, FL	3.0	2.5	1990	$3,200	$1.61	16d	1	0.51mi
937 SW 34th Ct Boynton Beach, FL	4.0	3.5	3388	$18,500	$5.46	26d	1	0.54mi
5 Lake Eden Dr Boynton Beach, FL	3.0	2.5	2841	$5,700	$2.01	26d	1	0.72mi
30 Beechdale Ln Boynton Beach, FL	3.0	2.5	2226	$3,300	$1.48	24d	1	0.73mi
81 Nottingham Pl Boynton Beach, FL	3.0	2.5	2209	$3,500	$1.58	19d	1	0.79mi
81 Nottingham Pl Boynton Beach, FL	3.0	2.5	2209	$3,500	$1.58	24d	1	0.79mi
135 SE 28th Ct Boynton Beach, FL	3.0	2.0	1890	$7,900	$4.18	26d	1	0.85mi
17 Country Lake Cir Boynton Beach, FL	3.0	2.5	2312	$4,250	$1.84	26d	1	0.88mi
17 Country Lake Cir Boynton Beach, FL	3.0	2.5	2312	$4,250	$1.84	24d	1	0.88mi
1801 Coastal Bay Blvd Boynton Beach, FL	3.0	2.5	1978	$3,500	$1.77	26d	1	1.27mi
1801 Coastal Bay Blvd Unit 1801 Boynton Beach, FL	3.0	2.5	1978	$3,750	$1.90	26d	1	1.27mi
3218 Palm Dr Delray Beach, FL	3.0	3.0	2012	$15,000	$7.46	9d	1	1.27mi
3261 Estancia Ln Boynton Beach, FL	3.0	3.5	2200	$4,950	$2.25	26d	1	1.29mi
6 NE 19th St Delray Beach, FL	3.0	2.5	2393	$10,000	$4.18	26d	1	1.29mi
18 Bristol Ln Boynton Beach, FL	3.0	3.0	3293	$10,000	$3.04	26d	1	1.31mi
2210 NE 3rd Ave Delray Beach, FL	3.0	4.5	2300	$10,000	$4.35	5d	1	1.33mi
1507 Pine Ln Delray Beach, FL	4.0	3.5	2660	$18,000	$6.77	26d	1	1.38mi
302 NW 16th St Delray Beach, FL	4.0	3.0	2304	$15,500	$6.73	26d	1	1.39mi
3219 Karen Dr Delray Beach, FL	4.0	3.0	2358	$20,000	$8.48	26d	1	1.41mi
3211 Karen Dr Delray Beach, FL	2.0	2.5	1752	$12,500	$7.13	20d	1	1.41mi
18 NW 15th St Delray Beach, FL	4.0	4.5	3640	$25,000	$6.87	26d	1	1.48mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $790,000 Pending 36 DOM
2. 2026-06-04
   days on market $790,000 Active Under Contract 35 DOM
3. 2026-06-03
   days on market $790,000 Active Under Contract 34 DOM
4. 2026-06-02
   days on market $790,000 Active Under Contract 33 DOM
5. 2026-06-01
   days on market $790,000 Active Under Contract 32 DOM
6. 2026-05-31
   days on market $790,000 Active Under Contract 31 DOM
7. 2026-05-06
   historical Active Under Contract
8. 2026-04-30
   listed $790,000 Active
9. 2007-08-26
   historical
10. 2007-04-29
    listed $385,000
11. 2002-09-04
    soldstatus $200,000
12. 2001-02-01
    soldstatus $158,500
13. 1986-04-01
    soldstatus $66,500

ⓘ 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: $3,743 · $312/mo
• Projected year-2 tax: $6,557 · $546/mo
• Expected delta: +$2,814/yr (+$234/mo · 75.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $73,082
• − Mortgage interest: −$44,252
• − Property taxes: −$3,743
• − Insurance: −$3,950
• − Repairs & maintenance: −$5,847
• − Management: −$5,847
• − Depreciation: −$22,982
• Taxable loss: −$13,538
• Est. tax savings @ 24.0%: +$3,249
• After-tax cash flow: $3,577/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

• Census place: Boynton Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 148,060
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 24,255
• Household income: $74,223
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 1417.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 51% Black 23% Hispanic / Latino 17% Two or more races 14% Asian 4%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 9% Romanian 2% Lithuanian 2%
• Foreign-born: 29% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 16% French/Haitian/Cajun 11% Other Indo-European 5%

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: ▼ -205.96%
• Current HPI: 335.3805
• Rent YoY: ▲ 0.93%
• 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

+1088.0% since first listed

7 events — show timeline

• 2026-05-06 Contingent — Beaches MLS
• 2026-04-30 Listed $790,000 Beaches MLS
• 2007-08-26 Listing Removed — Beaches MLS
• 2007-04-29 Listed $385,000 Beaches MLS
• 2002-09-04 Sold (Public Records) $200,000 Public Records
• 2001-02-01 Sold (Public Records) $158,500 Public Records
• 1986-04-01 Sold (Public Records) $66,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $3,743 · +3.1% YoY. Source: county tax records.