5975 Forest Grove Dr #2 · Golf, FL 33437

$283,002

2 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 53 Days on market

Built 1980 2,570 sqft lot $475/mo HOA · 17% 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).

• Cash flow +9.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Fully renovated! Brand new kitchen with quartz countertops, stainless steel appliances, and white cabinets. New flooring throughout. New bathrooms! Move right in! Covered patio is a perfect spot to enjoy the South Florida weather. Forest Grove is perfectly located inside Indian Spring and is near shopping, restaurants, airports, 5 miles away from the beach. Community swimming pool right across the beautiful square.

Key facts

• Quartz countertops
• New kitchen
• White cabinets

Tags

• NEW KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WHITE CABINETS
• NEW FLOORING
• NEW BATHROOMS

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association with monthly HOA fee; Community amenities: Pool, Cabana, Community Room, Sidewalks; Senior community

Exterior

• Parking: Detached carport (1 covered space)
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa; Multi/split levels; Single-story living area (entry level); Faces east; Resale condition
• Construction: CBS construction; Spanish tile roof; 1 total story
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Electric Range; Dishwasher; Refrigerator; Electric Water Heater
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Entry level living area
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $283k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (11.5% below list).
• Meets the 1% rule at list price ($3k rent vs $283k).
• Recommended offer: $251k (11.5% 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); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL).
• Zoned-school proficiency averages 35% at this address vs 50% district-wide (-14 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 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 42% 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 + $-684 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 53 days — a 3% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 11692% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $93k; list at $283k implies a 204% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,503 (11.5% 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 53 days. Have you received any prior offers? Is the seller open to a 11% 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: 1.00% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 8.3

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: -7.7%
• Equity multiple: 0.65×
• Total profit: $-27,691
• Equity at exit: $78,771

10-year hold

• IRR: -3.0%
• Equity multiple: 0.70×
• Total profit: $-23,436
• Equity at exit: $92,012

Cash invested: $79,241 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,837 high
• Mortgage (P&I): −$1,484
• Tax from tax record: −$348 /mo · $4,178/yr
• Insurance: −$118
• HOA: −$475
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-184

Break-even live

Break-even rent $3,070

Max offer price $250,503

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-104	+0% $-184	+5% $-264	+10% $-344
Rent	-10% $-408	-5% $-296	+0% $-184	+5% $-72	+10% $40
Rate	-1.0pp $-41	-0.5pp $-112	base $-184	+0.5pp $-257	+1.0pp $-332

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: $70,750
• Closing costs: $8,490
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5734 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,600	$2.31	5d	1	0.22mi
5734 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,750	$2.44	17d	1	0.22mi
5694 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,825	$2.51	9d	1	0.25mi
5750 Fairway Park Ct #101 Boynton Beach, FL	3.0	2.0	1426	$1,850	$1.30	26d	1	0.26mi
5675 Northpointe Ln Boynton Beach, FL	2.0	2.0	1163	$3,000	$2.58	4d	1	0.28mi
5675 Northpointe Ln Boynton Beach, FL	2.0	2.5	1163	$2,950	$2.54	26d	1	0.28mi
12118 Country Greens Blvd Boynton Beach, FL	3.0	2.0	1566	$3,000	$1.92	12d	1	0.39mi
12299 Forest Greens Dr Boynton Beach, FL	2.0	2.0	1310	$2,450	$1.87	19d	1	0.46mi
12390 Summer Springs Dr Boynton Beach, FL	3.0	2.0	1861	$3,300	$1.77	26d	1	0.50mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$2,850	$1.93	26d	1	0.56mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$3,000	$2.03	1d	1	0.56mi
11282 Green Lake Dr #204 Boynton Beach, FL	2.0	2.0	1196	$3,750	$3.14	26d	1	0.68mi
11230 Green Lake Dr #204 Boynton Beach, FL	3.0	2.0	1549	$3,000	$1.94	14d	1	0.73mi
11234 Green Lake Dr #102 Boynton Beach, FL	2.0	2.0	1196	$2,200	$1.84	26d	1	0.73mi
12547 Imperial Isle Dr Boynton Beach, FL	2.0–3.0	2.0	1500	$2,500	$1.67	26d	2	0.74mi
5335 Vernio Ln Boynton Beach, FL	3.0	2.0	1798	$3,700	$2.06	26d	1	0.77mi
6446 Aspen Glen Cir Boynton Beach, FL	3.0	2.0	1800	$3,800	$2.11	22d	1	0.87mi
6446 Aspen Glen Cir Unit 6446 Boynton Beach, FL	3.0	2.0	1800	$4,000	$2.22	26d	1	0.87mi
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	26d	1	0.92mi
6599 Old Farm Trl #6599 Boynton Beach, FL	3.0	2.5	1441	$3,000	$2.08	26d	1	0.94mi
11211 S Military Trl Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,238	$2.17	0d	31	0.99mi
6633 Old Farm Trl Boynton Beach, FL	3.0	2.5	1441	$3,500	$2.43	26d	1	1.01mi
12654 Via Ravenna Boynton Beach, FL	3.0	2.0	1729	$3,500	$2.02	26d	1	1.02mi
13056 Anthorne Ln Unit 113 Boynton Beach, FL	3.0	2.5	1755	$3,600	$2.05	0d	1	1.03mi
6769 Heritage Grande #2103 Boynton Beach, FL	2.0	2.0	880	$2,000	$2.27	20d	1	1.04mi
6768 Heritage Grande Boynton Beach, FL	2.0	2.0	1200	$1,800	$1.50	20d	1	1.04mi
6768 Heritage Grande Boynton Beach, FL	2.0	2.0	1200	$1,800	$1.50	26d	1	1.04mi
6760 Heritage Grande #6304 Boynton Beach, FL	2.0	2.0	880	$2,000	$2.27	24d	1	1.04mi
5574 Royal Lake Cir Boynton Beach, FL	3.0	2.0	1658	$5,000	$3.02	16d	1	1.06mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	6d	1	1.07mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	26d	1	1.07mi
5952 Regal Glen Dr #103 Boynton Beach, FL	3.0	2.0	1813	$2,550	$1.41	26d	1	1.07mi
6685 Old Farm Trl Boynton Beach, FL	3.0	2.0	1361	$2,995	$2.20	26d	1	1.11mi
6725 Old Farm Trl Boynton Beach, FL	3.0	2.5	1441	$3,000	$2.08	22d	1	1.19mi
5850 Sugar Palm Ct Delray Beach, FL	2.0	2.0	1198	$3,300	$2.75	26d	1	1.21mi
13921 Royal Palm Ct Unit D Delray Beach, FL	2.0	2.0	1205	$4,000	$3.32	9d	1	1.25mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	26d	1	1.28mi
13817 Royal Palm Ct Unit B Delray Beach, FL	2.0	2.0	1205	$3,200	$2.66	26d	1	1.34mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	26d	1	1.37mi
13283 Pineapple Palm Ct Unit F Delray Beach, FL	2.0	2.0	1198	$2,100	$1.75	26d	1	1.38mi

HOA detail

• Monthly dues: $475 · $5,700/yr
• Likely covers: pool

Listing history 23 events

1. 2026-04-28
   historical $2,400
2. 2026-04-28
   status Pending
3. 2026-04-15
   listed $2,400
4. 2026-03-24
   price $283,002
5. 2026-03-06
   listed $284,123 Active
6. 2026-01-28
   historical
7. 2026-01-10
   price $285,008
8. 2026-01-05
   price $295,002
9. 2025-12-15
   price $297,005
10. 2025-11-18
    price $299,003
11. 2025-10-28
    price $307,005
12. 2025-10-01
    price $309,123
13. 2025-09-26
    listed $319,005 Active
14. 2025-09-20
    historical
15. 2025-09-18
    price $319,005
16. 2025-08-19
    price $325,125
17. 2025-08-12
    price $334,125
18. 2025-07-23
    price $339,777
19. 2025-06-29
    listed $349,007 Active
20. 2025-05-07
    historical
21. 2025-04-22
    price $244,777
22. 2025-04-07
    listed $249,777 Active
23. 1980-11-01
    soldstatus $93,000

ⓘ 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: $4,178 · $348/mo
• Projected year-2 tax: $4,178 · $348/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 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $34,044
• − Mortgage interest: −$15,853
• − Property taxes: −$4,178
• − Insurance: −$1,415
• − Repairs & maintenance: −$2,724
• − Management: −$2,724
• − HOA: −$5,700
• − Depreciation: −$8,233
• Taxable loss: −$6,782
• Est. tax savings @ 24.0%: +$1,628
• After-tax cash flow: $-580/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

-97.4% since first listed

23 events — show timeline

• 2026-04-28 Rental Removed $2,400 GFLMLS
• 2026-04-28 Pending — Beaches MLS
• 2026-04-15 Listed for Rent $2,400 GFLMLS
• 2026-03-24 Price Changed $283,002 Beaches MLS
• 2026-03-06 Listed $284,123 Beaches MLS
• 2026-01-28 Listing Removed — Beaches MLS
• 2026-01-10 Price Changed $285,008 Beaches MLS
• 2026-01-05 Price Changed $295,002 Beaches MLS
• 2025-12-15 Price Changed $297,005 Beaches MLS
• 2025-11-18 Price Changed $299,003 Beaches MLS
• 2025-10-28 Price Changed $307,005 Beaches MLS
• 2025-10-01 Price Changed $309,123 Beaches MLS
• 2025-09-26 Listed $319,005 Beaches MLS
• 2025-09-20 Listing Removed — Beaches MLS
• 2025-09-18 Price Changed $319,005 Beaches MLS
• 2025-08-19 Price Changed $325,125 Beaches MLS
• 2025-08-12 Price Changed $334,125 Beaches MLS
• 2025-07-23 Price Changed $339,777 Beaches MLS
• 2025-06-29 Listed $349,007 Beaches MLS
• 2025-05-07 Listing Removed — Beaches MLS
• 2025-04-22 Price Changed $244,777 Beaches MLS
• 2025-04-07 Listed $249,777 Beaches MLS
• 1980-11-01 Sold (Public Records) $93,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $4,178 · +42.8% YoY. Source: county tax records.