9844 Summerbrook Ter Unit B · Golf, FL 33437

$230,000

2 bd · 2.0 ba · 1,569 sqft · Condo public records · 96 Days on market

Built 1994 $934/mo HOA · 28% of rent ↓ 21% since listing

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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 +16.2/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 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

Listing remarks MLS

Longtime owner says Sell! Very light,bright original style unit on quiet street featuring 2 bedrooms,2 baths and a bonus den/office! This 55+ community features 24 hour manned gate, 2 driveway parking spaces plus a one car garage and Inside laundry room. Maintenance fee includes Roof maintenance,Water,Sewer,Cable,High Speed internet,Trash removal ,landscaping and use of all the Clubhouse amenities including the theater,restaurant,ballroom,indoor and outdoor pools,tennis,2 fitness centers,and more!

Key facts

• Tennis
• Pickleball
• On-site cafe

Tags

• WELL MAINTENANCE SUBDIVISION
• 55 MAN-GATED COMMUNITY
• TENNIS
• PICKLEBALL
• ON-SITE CAFE
• STUNNING NEW CLUBHOUSE

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Community is a senior community; Monthly HOA fee includes common area maintenance; Community amenities include tennis courts

Exterior

• Parking: Attached garage with garage door opener (1 garage space, 2 total parking spaces; 1 covered)
• Security: Security guard; Security fence
• Utilities: Cable available
• Home design: Villa; One story; First-floor entry; Faces north
• Construction: CBS construction
• Exterior features: Fenced yard; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closets; Split bedroom layout; Roman tub; Skylight(s)
• Laundry & utility: Washer/dryer connections (appliances negotiable)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising (+1.3%/yr); 479 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,321/mo this rent would consume 49% of the median local household income ($81k/yr) (locally 902% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $1k of equity ($2k loan paydown + $-556 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 96 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.44% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 5.8

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: -2.3%
• Equity multiple: 0.90×
• Total profit: $-6,622
• Equity at exit: $64,019

10-year hold

• IRR: 1.8%
• Equity multiple: 1.18×
• Total profit: $11,558
• Equity at exit: $74,780

Cash invested: $64,400 (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: 479
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,321 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$266 /mo · $3,196/yr
• Insurance: −$96
• HOA: −$934
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $122

Break-even live

Break-even rent $3,167

Max offer price $230,000

Occupancy floor 91%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	24d	1	0.02mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	24d	1	0.14mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	7d	1	0.28mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	16d	1	0.28mi
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	24d	1	0.36mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	14d	1	0.37mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	3d	1	0.37mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	24d	1	0.45mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	10d	1	0.45mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	22d	1	0.67mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	3d	1	0.69mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	22d	1	0.86mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	24d	1	0.87mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	22d	1	0.87mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	24d	1	0.88mi
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	24d	1	0.95mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,367	$2.25	2d	13	0.97mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	3d	1	1.11mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	24d	1	1.14mi
7933 Venture Center Way Boynton Beach, FL	1.0–3.0	1.0–2.0	1120	$2,476	$2.21	1d	16	1.19mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	24d	1	1.20mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	24d	1	1.22mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	12d	1	1.37mi
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	7d	1	1.38mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	24d	1	1.39mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	24d	1	1.40mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	3d	1	1.40mi

HOA detail condo

• Monthly dues: $934 · $11,208/yr
• Likely covers: watersewertrashinternetcablelandscapingroofpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-15
   days on market $230,000 Active 96 DOM
2. 2026-06-13
   days on market $230,000 Active 94 DOM
3. 2026-06-09
   days on market $230,000 Active 90 DOM
4. 2026-06-08
   days on market $230,000 Active 89 DOM
5. 2026-06-07
   days on market $230,000 Active 88 DOM
6. 2026-06-04
   days on market $230,000 Active 85 DOM
7. 2026-06-03
   days on market $230,000 Active 84 DOM
8. 2026-06-02
   days on market $230,000 Active 83 DOM
9. 2026-06-01
   days on market $230,000 Active 82 DOM
10. 2026-05-31
    days on market $230,000 Active 81 DOM
11. 2026-05-01
    price $230,000
12. 2026-03-15
    price $240,000
13. 2026-01-12
    listed $255,000 Active
14. 2022-07-19
    soldstatus $280,000
15. 2022-07-14
    soldstatus $280,000 Closed 507-char remark

    Show marketing remark (507 chars)

    Longtime owner says Sell! Very light,bright original style unit on quiet street featuring 2 bedrooms,2 baths and a bonus den/office! This 55+ community features 24 hour manned gate, 2 driveway parking spaces plus a one car garage and Inside laundry room. Maintenance fee includes Roof maintenance,Water,Sewer,Cable,High Speed internet,Trash removal ,landscaping and use of all the Clubhouse amenities including the theater,restaurant,ballroom,indoor and outdoor pools,tennis,2 fitness centers,and more!

16. 2022-06-28
    status Pending 507-char remark

    Show marketing remark (507 chars)

    Longtime owner says Sell! Very light,bright original style unit on quiet street featuring 2 bedrooms,2 baths and a bonus den/office! This 55+ community features 24 hour manned gate, 2 driveway parking spaces plus a one car garage and Inside laundry room. Maintenance fee includes Roof maintenance,Water,Sewer,Cable,High Speed internet,Trash removal ,landscaping and use of all the Clubhouse amenities including the theater,restaurant,ballroom,indoor and outdoor pools,tennis,2 fitness centers,and more!

17. 2022-04-24
    historical Active Under Contract 507-char remark

    Show marketing remark (507 chars)

    Longtime owner says Sell! Very light,bright original style unit on quiet street featuring 2 bedrooms,2 baths and a bonus den/office! This 55+ community features 24 hour manned gate, 2 driveway parking spaces plus a one car garage and Inside laundry room. Maintenance fee includes Roof maintenance,Water,Sewer,Cable,High Speed internet,Trash removal ,landscaping and use of all the Clubhouse amenities including the theater,restaurant,ballroom,indoor and outdoor pools,tennis,2 fitness centers,and more!

18. 2022-04-22
    status Active 507-char remark

    Show marketing remark (507 chars)

    Longtime owner says Sell! Very light,bright original style unit on quiet street featuring 2 bedrooms,2 baths and a bonus den/office! This 55+ community features 24 hour manned gate, 2 driveway parking spaces plus a one car garage and Inside laundry room. Maintenance fee includes Roof maintenance,Water,Sewer,Cable,High Speed internet,Trash removal ,landscaping and use of all the Clubhouse amenities including the theater,restaurant,ballroom,indoor and outdoor pools,tennis,2 fitness centers,and more!

19. 2022-04-17
    historical 507-char remark

    Show marketing remark (507 chars)

    Longtime owner says Sell! Very light,bright original style unit on quiet street featuring 2 bedrooms,2 baths and a bonus den/office! This 55+ community features 24 hour manned gate, 2 driveway parking spaces plus a one car garage and Inside laundry room. Maintenance fee includes Roof maintenance,Water,Sewer,Cable,High Speed internet,Trash removal ,landscaping and use of all the Clubhouse amenities including the theater,restaurant,ballroom,indoor and outdoor pools,tennis,2 fitness centers,and more!

20. 2022-04-05
    listed $290,000 Active 507-char remark

    Show marketing remark (507 chars)

    Longtime owner says Sell! Very light,bright original style unit on quiet street featuring 2 bedrooms,2 baths and a bonus den/office! This 55+ community features 24 hour manned gate, 2 driveway parking spaces plus a one car garage and Inside laundry room. Maintenance fee includes Roof maintenance,Water,Sewer,Cable,High Speed internet,Trash removal ,landscaping and use of all the Clubhouse amenities including the theater,restaurant,ballroom,indoor and outdoor pools,tennis,2 fitness centers,and more!

ⓘ 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: $3,196 · $266/mo
• Projected year-2 tax: $3,196 · $266/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 · 24 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: $39,857
• − Mortgage interest: −$12,884
• − Property taxes: −$3,196
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,189
• − Management: −$3,189
• − HOA: −$11,208
• − Depreciation: −$6,691
• Taxable loss: −$1,648
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $1,855/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

-20.7% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $230,000 Beaches MLS
• 2026-03-15 Price Changed $240,000 Beaches MLS
• 2026-01-12 Listed $255,000 Beaches MLS
• 2022-07-19 Sold (Public Records) $280,000 Public Records
• 2022-07-14 Sold (MLS) $280,000 Beaches MLS
• 2022-06-28 Pending — Beaches MLS
• 2022-04-24 Contingent — Beaches MLS
• 2022-04-22 Relisted — Beaches MLS
• 2022-04-17 Listing Removed — Beaches MLS
• 2022-04-05 Listed $290,000 Beaches MLS

Property tax history

+4.9%/yr

Latest (2025): $3,196 · +3.3% YoY. Source: county tax records.