71 Eastgate Dr Unit D · Boynton Beach, FL 33436

$274,900

3 bd · 2.0 ba · 1,809 sqft · Condo public records · 58 Days on market

Built 1986 $921/mo HOA · 26% 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 +17.5/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rarely available 2nd floor unit with an elevator, 2 bedroom/2 bath and 3rd room can be converted to a 3rd bedroom. This unit has the best views from the front door to the back patio. Vaulted ceilings in the dining and living room make this a real gem. Country Club living at its finest! Golf, tennis, fitness, or just lounging poolside Hunters Run Country Club has it all. Hunters Run has three championship golf courses, twenty tennis courts, 4 pickle ball courts as well as seven restaurants. (MANDATORY MEMBERSHIP REQUIRED)

Key facts

• $921 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Quarterly association fee; Monthly association fee option listed; Association covers cable TV and internet; Community amenities include clubhouse, fitness center, pool, tennis courts, pickleball, business center and library

Exterior

• Parking: Open guest parking; One designated open space
• Security: Security guard
• Utilities: Has central heating and cooling
• Home design: 2-story building; Entry located on level 2; Property attached (attached unit)
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Enclosed porch; Screened porch; On golf course; Lake front; Has a view

Interior

• Kitchen: Built-in oven; Self-cleaning oven; Electric range; Microwave; Refrigerator; Icemaker; Dishwasher; Eat-in kitchen / breakfast area
• Bedrooms: Includes a bedroom on the main level; Den and Florida room (additional living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Blinds and plantation shutters; Tinted windows; Vaulted ceilings; Walk-in closets; Living/dining room; Breakfast area; Eat-in kitchen; Convertible bedroom
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $212 ($3k/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: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Market conditions: Rents soft (-0.6%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $3,579/mo this rent would consume 57% of the median local household income ($76k/yr) (locally 1813% 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 $2k of loan paydown is wiped out by about $8k 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 58 days — a 3% lower offer ($267k) 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 $122k; list at $275k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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 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: 1.30% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.47×
• Total profit: $-41,046
• Equity at exit: $40,988

10-year hold

• IRR: -16.2%
• Equity multiple: 0.26×
• Total profit: $-56,895
• Equity at exit: $23,768

Cash invested: $76,972 (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 33436

• Home prices YoY: -26.0%
• Rents YoY: -0.6%
• Active inventory: 445
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,579 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$139 /mo · $1,662/yr
• Insurance: −$115
• HOA: −$921
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $212

Break-even live

Break-even rent $3,311

Max offer price $274,900

Occupancy floor 89%

Sensitivity live

Price	-10% $367	-5% $290	+0% $212	+5% $134	+10% $56
Rent	-10% $-71	-5% $71	+0% $212	+5% $353	+10% $495
Rate	-1.0pp $350	-0.5pp $282	base $212	+0.5pp $141	+1.0pp $68

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Eastgate Dr Unit A Boynton Beach, FL	2.0	2.0	1572	$7,000	$4.45	25d	1	0.12mi
1770 NW 22nd Ave Delray Beach, FL	3.0	2.0	1850	$7,000	$3.78	17d	1	0.26mi
1630 NW 22nd Ave Delray Beach, FL	3.0	2.0	1560	$4,200	$2.69	25d	1	0.39mi
1440 NW 20th Ave #104 Delray Beach, FL	2.0	2.0	1335	$2,650	$1.99	14d	1	0.48mi
1860 NW 13th St #201 Delray Beach, FL	2.0	2.0	1335	$2,800	$2.10	25d	1	0.52mi
1520 NW 19th Ter #203 Delray Beach, FL	2.0	2.0	1335	$2,200	$1.65	25d	1	0.52mi
169 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1389	$2,800	$2.02	15d	1	0.53mi
169 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1389	$2,800	$2.02	25d	1	0.53mi
138 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1551	$2,800	$1.81	2d	1	0.54mi
101 Lake Monterey Cir Boynton Beach, FL	3.0	3.0	1584	$2,999	$1.89	21d	1	0.56mi
81 Nottingham Pl Boynton Beach, FL	3.0	2.5	2209	$3,500	$1.58	18d	1	0.60mi
81 Nottingham Pl Boynton Beach, FL	3.0	2.5	2209	$3,500	$1.58	22d	1	0.60mi
2583 NW 13th St Delray Beach, FL	2.0	2.0	1466	$2,600	$1.77	18d	1	0.62mi
183 Lake Monterey Cir Boynton Beach, FL	3.0	3.0	1584	$2,800	$1.77	25d	1	0.67mi
182 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1423	$2,500	$1.76	22d	1	0.67mi
182 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1423	$2,500	$1.76	25d	1	0.67mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	8d	1	0.74mi
30 Beechdale Ln Boynton Beach, FL	3.0	2.5	2226	$3,300	$1.48	22d	1	0.75mi
4020 Sabal Lakes Rd Delray Beach, FL	4.0	2.5	2310	$4,050	$1.75	25d	1	0.93mi
17 Country Lake Cir Boynton Beach, FL	3.0	2.5	2312	$4,250	$1.84	22d	1	0.96mi
17 Country Lake Cir Boynton Beach, FL	3.0	2.5	2312	$4,250	$1.84	25d	1	0.96mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	25d	1	0.97mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	25d	1	0.99mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	18d	1	0.99mi
2712 Lake Ida Rd Delray Beach, FL	3.0	2.0	1604	$4,000	$2.49	8d	1	1.03mi
20 Westgate Ln Unit 20G Boynton Beach, FL	2.0	2.0	1712	$7,990	$4.67	11d	1	1.04mi
2941 Angler Dr Delray Beach, FL	3.0	2.0	1578	$5,000	$3.17	25d	1	1.08mi
945 Sunflower Ave Delray Beach, FL	3.0	2.0	1755	$4,500	$2.56	8d	1	1.09mi
1590 Verawood Ln Delray Beach, FL	3.0	2.5	2295	$4,400	$1.92	12d	1	1.10mi
1225 E Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,700	$2.17	25d	1	1.13mi
4311 N Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,100	$1.82	25d	1	1.14mi
4110 NW 10th St Delray Beach, FL	3.0	2.5	1839	$4,500	$2.45	25d	1	1.17mi
1201 SW 28th Ave Boynton Beach, FL	3.0	2.0	1558	$4,500	$2.89	6d	1	1.19mi
3996 NW 7th Ct Delray Beach, FL	3.0	2.0	1480	$5,000	$3.38	25d	1	1.22mi
1105 Anchor Pt Delray Beach, FL	3.0	2.0	1641	$5,700	$3.47	19d	1	1.22mi
494 Enfield Ct Unit Na Delray Beach, FL	3.0	2.0	1641	$6,500	$3.96	25d	1	1.23mi
514 NW 13th St Delray Beach, FL	4.0	2.5	2563	$25,000	$9.75	25d	1	1.25mi
4574 Danson Way Delray Beach, FL	3.0	2.5	1654	$3,300	$2.00	25d	1	1.25mi
1502 NW 4th Ave Delray Beach, FL	3.0	2.0	1468	$6,800	$4.63	17d	1	1.27mi
302 NW 16th St Delray Beach, FL	4.0	3.0	2304	$15,500	$6.73	25d	1	1.33mi

HOA detail condo

• Monthly dues: $921 · $11,052/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-04
   days on market $274,900 Active 58 DOM
2. 2026-06-03
   days on market $274,900 Active 57 DOM
3. 2026-06-02
   days on market $274,900 Active 56 DOM
4. 2026-06-01
   days on market $274,900 Active 55 DOM
5. 2026-05-31
   days on market $274,900 Active 54 DOM
6. 2026-04-07
   listed $274,900 Active
7. 2017-08-14
   soldstatus $122,000
8. 2017-08-10
   soldstatus $122,000 Closed 528-char remark

   Show marketing remark (528 chars)

   Rarely available 2nd floor unit with an elevator, 2 bedroom/2 bath and 3rd room can be converted to a 3rd bedroom. This unit has the best views from the front door to the back patio. Vaulted ceilings in the dining and living room make this a real gem. Country Club living at its finest! Golf, tennis, fitness, or just lounging poolside Hunters Run Country Club has it all. Hunters Run has three championship golf courses, twenty tennis courts, 4 pickle ball courts as well as seven restaurants. (MANDATORY MEMBERSHIP REQUIRED)

9. 2017-05-11
   status Pending 528-char remark

   Show marketing remark (528 chars)

   Rarely available 2nd floor unit with an elevator, 2 bedroom/2 bath and 3rd room can be converted to a 3rd bedroom. This unit has the best views from the front door to the back patio. Vaulted ceilings in the dining and living room make this a real gem. Country Club living at its finest! Golf, tennis, fitness, or just lounging poolside Hunters Run Country Club has it all. Hunters Run has three championship golf courses, twenty tennis courts, 4 pickle ball courts as well as seven restaurants. (MANDATORY MEMBERSHIP REQUIRED)

10. 2017-03-31
    price $135,000 528-char remark

    Show marketing remark (528 chars)

    Rarely available 2nd floor unit with an elevator, 2 bedroom/2 bath and 3rd room can be converted to a 3rd bedroom. This unit has the best views from the front door to the back patio. Vaulted ceilings in the dining and living room make this a real gem. Country Club living at its finest! Golf, tennis, fitness, or just lounging poolside Hunters Run Country Club has it all. Hunters Run has three championship golf courses, twenty tennis courts, 4 pickle ball courts as well as seven restaurants. (MANDATORY MEMBERSHIP REQUIRED)

11. 2017-03-28
    listed $125,000 Active 528-char remark

    Show marketing remark (528 chars)

    Rarely available 2nd floor unit with an elevator, 2 bedroom/2 bath and 3rd room can be converted to a 3rd bedroom. This unit has the best views from the front door to the back patio. Vaulted ceilings in the dining and living room make this a real gem. Country Club living at its finest! Golf, tennis, fitness, or just lounging poolside Hunters Run Country Club has it all. Hunters Run has three championship golf courses, twenty tennis courts, 4 pickle ball courts as well as seven restaurants. (MANDATORY MEMBERSHIP REQUIRED)

ⓘ 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: $1,662 · $139/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$619/yr (+$52/mo · 37.3%)

ⓘ 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 5 d/yr ≥105°F today · 18 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: $42,950
• − Mortgage interest: −$15,399
• − Property taxes: −$1,662
• − Insurance: −$1,374
• − Repairs & maintenance: −$3,436
• − Management: −$3,436
• − HOA: −$11,052
• − Depreciation: −$7,997
• Taxable loss: −$1,406
• Est. tax savings @ 24.0%: +$338
• After-tax cash flow: $2,880/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): 48,743
• Household income: $75,789
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 1813.0

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 0.64)
• Race & ethnicity: White 52% Black 24% Hispanic / Latino 19% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 12% Romanian 3% Scotch-Irish 2%
• Foreign-born: 27% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 14% French/Haitian/Cajun 13% 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: ▼ -109.59%
• Current HPI: 311.7742
• Rent YoY: ▼ -0.57%
• 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

+119.9% since first listed

6 events — show timeline

• 2026-04-07 Listed $274,900 MARMLS
• 2017-08-14 Sold (Public Records) $122,000 Public Records
• 2017-08-10 Sold (MLS) $122,000 Beaches MLS
• 2017-05-11 Pending — Beaches MLS
• 2017-03-31 Price Changed $135,000 Beaches MLS
• 2017-03-28 Listed $125,000 Beaches MLS

Property tax history

-2.3%/yr

Latest (2025): $1,662 · +3.5% YoY. Source: county tax records.