8073 Aberdeen Dr #201 · Boynton Beach, FL 33472

$119,000

2 bd · 2.0 ba · 1,054 sqft · Condo public records · 2 Days on market

Built 1988 $890/mo HOA · 40% of rent

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Why this score? — see what drove the C 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 +16.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

Discover waterfront living in the heart of Boynton Beach at Aberdeen Country Club. NEW roof in 2022, newer appliances. Great open layout. Gourmet size Kitchen open to living area and to spacious lanai with gorgeous views. Bedrooms are like like having 2 primary bedrooms since there is bathrooms in each. For your convenience, the unit offers indoor laundry and an additional exterior storage room. There are 4 condos in each building so every condo has their own corner and their own kitchen window. Perfect condo awaits you in Aberdeen Country Club with mandatory membership. Located just steps from the Aberdeen Country Club, this is one of only a few units of its kind available in all of Strat

Key facts

• Gourmet size kitchen
• Waterfront living
• Corner unit

Tags

• WATERFRONT LIVING
• GOURMET SIZE KITCHEN
• SPACIOUS LANAI
• INDOOR LAUNDRY
• EXTERIOR STORAGE ROOM
• CORNER UNIT

Property features AI

Finance

• Other: 32 units in the community; Pets allowed (cats and dogs allowed with number and size limits)
• HOA & community: Community association (AKAM); Monthly association fee of $890; HOA includes cable TV, insurance, internet, water, common area maintenance, and roof repairs; Community amenities: clubhouse, fitness center, golf course, game room, pool, tennis courts, bocce ball, cafe/restaurant, community room, internet included, library, lobby, pickleball courts, putting green

Exterior

• Parking: Assigned parking; Guest parking (total 1 parking space)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water available
• Home design: Condominium; One level (entry level); Northeast facing; Resale condition
• Construction: CBS construction; Barrel roof; Building name: STRATFORD; 2 total stories
• Exterior features: Corner lot; Public-maintained road frontage; Waterfront: yes (no specific waterfront features listed)

Interior

• Kitchen: Disposal; Dishwasher; Refrigerator; Electric cooktop
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closets; Split bedroom layout; Furnished
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $75 ($897/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 7.0% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of equity ($823 loan paydown + $236 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 $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: HOA is 40% 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 $119,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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. 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.
6. 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.
7. 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: 1.89% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 4.4

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: 1.8%
• Equity multiple: 1.09×
• Total profit: $2,969
• Equity at exit: $35,737

10-year hold

• IRR: 7.5%
• Equity multiple: 1.84×
• Total profit: $27,930
• Equity at exit: $43,914

Cash invested: $33,320 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,248 high
• Mortgage (P&I): −$624
• Tax from tax record: −$138 /mo · $1,652/yr
• Insurance: −$50
• HOA: −$890
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $75

Break-even live

Break-even rent $2,154

Max offer price $119,000

Occupancy floor 92%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	19d	1	0.65mi
7872 Sonoma Springs Cir #102 Lake Worth, FL	1.0	1.0	729	$1,725	$2.37	8d	1	0.67mi
7872 Sonoma Springs Cir #102 Lake Worth, FL	1.0	1.0	729	$1,900	$2.61	2d	1	0.67mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	24d	1	0.68mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,300	$2.08	8d	1	0.73mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	24d	1	0.75mi
7816 Sonoma Springs Cir #207 Lake Worth, FL	1.0	1.0	729	$1,800	$2.47	1d	1	0.83mi
7816 Sonoma Springs Cir #207 Lake Worth, FL	1.0	1.0	729	$1,800	$2.47	22d	1	0.83mi
7808 Sonoma Springs Cir #107 Lake Worth, FL	1.0	1.0	729	$1,825	$2.50	3d	1	0.83mi
7808 Sonoma Springs Cir Lake Worth, FL	1.0	1.0	729	$1,812	$2.49	11d	2	0.83mi
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	22d	1	0.90mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	1d	1	0.96mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	15d	1	1.32mi
6974 Oak Bridge Ln Lake Worth, FL	2.0	2.5	1310	$2,650	$2.02	15d	1	1.45mi
6880 Brook Hollow Rd Lake Worth, FL	3.0	2.5	1428	$2,850	$2.00	24d	1	1.49mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	8d	1	1.49mi

HOA detail condo

• Monthly dues: $890 · $10,680/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-09
   days on market $119,000 Active 2 DOM
2. 2026-06-08
   remarks 699-char remark
3. 2026-06-08
   listed $119,000 Active 1 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: $1,652 · $138/mo
• Projected year-2 tax: $1,652 · $138/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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,979
• − Mortgage interest: −$6,666
• − Property taxes: −$1,652
• − Insurance: −$595
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − HOA: −$10,680
• − Depreciation: −$3,462
• Taxable loss: −$393
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $992/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

+2.7% since first listed

4 events — show timeline

• 2026-06-07 Listed $119,000 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 1999-07-16 Listed $109,900 Beaches MLS
• 1988-12-02 Sold (Public Records) $115,900 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,652 · +8.4% YoY. Source: county tax records.