9699 Pavarotti Ter #103 · Boynton Beach, FL 33437

$349,999

3 bd · 2.0 ba · 1,417 sqft · Condo public records · 26 Days on market

Built 1993 $575/mo HOA · 19% 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 +9.4/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +4.3/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

JUST CLOSE AND MOVE INTO THIS 2 BEDROOM, TWO BATH VILLA. THE CARPETED GREAT ROOM HAS CATHEDRAL CEILINGS AND MIRRORS IN DINING AREA, XLARGE LINAI WITH GLASS WINDOWS AND CODED ACCESS TO ONE CAR ATTACHED GARAGE. KITCHEN HAS WHITE CABINETS, WHITE FLOOR TILE , WATER FILTRATION SYSTEM AND KITCHEN APPLIANCES WILL REMAIN. GREAT ROOM, MASTER BEDROOM AND 2ND BEDROOM HAVE NEUTRAL CARPETING. VERY OPEN AND SPACIOUS AND WAITING FOR YOU!

Key facts

• Versatile den
• Convenient access
• Private patio

Tags

• PRIVATE PATIO
• OPEN-CONCEPT LAYOUT
• VERSATILE DEN
• CONVENIENT ACCESS
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, cable TV, insurance, internet, grounds maintenance, pool(s), recreation facilities, and roof; Community amenities include basketball and tennis courts, pickleball, pool, sauna, clubhouse, fitness center, business center, library, billiard room, cabana, community kitchen, barbecue and picnic areas

Exterior

• Parking: 1 covered garage space; Additional guest parking and two or more spaces available
• Utilities: Central heating and cooling
• Home design: Attached property; Single-story; Entry at level 1; Effective year built listed
• Construction: Block construction
• Exterior features: Balcony; Barbecue; Courtyard; Enclosed porch; Patio; Storm/security shutters; Tennis court(s); Screened porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on the main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (13.8% below list).
• Recommended offer: $302k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.3% in Boynton Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL) — zoned schools at 51% FRL track the district average.
• 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 24d 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 45% 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 $2k of equity ($2k loan paydown + $-846 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 26 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $235k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $301,630 (13.8% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 9.7

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: -7.9%
• Equity multiple: 0.64×
• Total profit: $-35,086
• Equity at exit: $97,420

10-year hold

• IRR: -3.0%
• Equity multiple: 0.70×
• Total profit: $-29,200
• Equity at exit: $113,795

Cash invested: $98,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $3,016 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$146
• HOA: −$575
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $-250

Break-even live

Break-even rent $3,333

Max offer price $305,800

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-151	+0% $-250	+5% $-349	+10% $-448
Rent	-10% $-488	-5% $-369	+0% $-250	+5% $-131	+10% $-12
Rate	-1.0pp $-74	-0.5pp $-161	base $-250	+0.5pp $-341	+1.0pp $-433

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	3d	1	0.21mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	9d	1	0.23mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	22d	1	0.23mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	4d	1	0.27mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	21d	1	0.29mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	15d	1	0.34mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	26d	1	0.35mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,757	$2.71	1d	19	0.39mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	26d	1	0.45mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	26d	1	0.46mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	26d	1	0.52mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	26d	1	0.54mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	3d	1	0.54mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	26d	1	0.54mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	26d	1	0.54mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	26d	1	0.64mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	26d	1	0.66mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	26d	1	0.70mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	26d	1	0.74mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	26d	1	0.78mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	23d	1	0.78mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,811	$2.73	3d	51	0.86mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	4d	1	0.92mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	15d	1	0.94mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	4d	1	0.94mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	16d	1	0.96mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	4d	1	0.96mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	26d	1	0.96mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	26d	1	1.00mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	26d	1	1.01mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	26d	1	1.01mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	26d	1	1.02mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	9d	1	1.04mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	16d	1	1.07mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,650	$2.51	1d	12	1.07mi
8520 Tourmaline Blvd Boynton Beach, FL	4.0	2.0	1699	$4,000	$2.35	20d	1	1.10mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	16d	1	1.17mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	26d	1	1.23mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	26d	1	1.23mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	5d	1	1.23mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $349,999 Active 26 DOM
2. 2026-06-18
   days on market $349,999 Active 23 DOM
3. 2026-06-17
   days on market $349,999 Active 22 DOM
4. 2026-06-16
   days on market $349,999 Active 21 DOM
5. 2026-06-15
   days on market $349,999 Active 20 DOM
6. 2026-06-13
   days on market $349,999 Active 18 DOM
7. 2026-06-09
   days on market $349,999 Active 14 DOM
8. 2026-06-08
   days on market $349,999 Active 13 DOM
9. 2026-06-07
   days on market $349,999 Active 12 DOM
10. 2026-06-04
    days on market $349,999 Active 9 DOM
11. 2026-06-03
    days on market $349,999 Active 8 DOM
12. 2026-06-02
    days on market $349,999 Active 7 DOM
13. 2026-06-01
    days on market $349,999 Active 6 DOM
14. 2026-05-31
    days on market $349,999 Active 5 DOM
15. 2026-05-26
    listed $349,999 Active
16. 2006-07-20
    soldstatus $235,000
17. 2006-07-07
    soldstatus $235,000 426-char remark

    Show marketing remark (426 chars)

    JUST CLOSE AND MOVE INTO THIS 2 BEDROOM, TWO BATH VILLA. THE CARPETED GREAT ROOM HAS CATHEDRAL CEILINGS AND MIRRORS IN DINING AREA, XLARGE LINAI WITH GLASS WINDOWS AND CODED ACCESS TO ONE CAR ATTACHED GARAGE. KITCHEN HAS WHITE CABINETS, WHITE FLOOR TILE , WATER FILTRATION SYSTEM AND KITCHEN APPLIANCES WILL REMAIN. GREAT ROOM, MASTER BEDROOM AND 2ND BEDROOM HAVE NEUTRAL CARPETING. VERY OPEN AND SPACIOUS AND WAITING FOR YOU!

18. 2006-06-07
    historical 426-char remark

    Show marketing remark (426 chars)

    JUST CLOSE AND MOVE INTO THIS 2 BEDROOM, TWO BATH VILLA. THE CARPETED GREAT ROOM HAS CATHEDRAL CEILINGS AND MIRRORS IN DINING AREA, XLARGE LINAI WITH GLASS WINDOWS AND CODED ACCESS TO ONE CAR ATTACHED GARAGE. KITCHEN HAS WHITE CABINETS, WHITE FLOOR TILE , WATER FILTRATION SYSTEM AND KITCHEN APPLIANCES WILL REMAIN. GREAT ROOM, MASTER BEDROOM AND 2ND BEDROOM HAVE NEUTRAL CARPETING. VERY OPEN AND SPACIOUS AND WAITING FOR YOU!

19. 2006-02-27
    listed $259,900 426-char remark

    Show marketing remark (426 chars)

    JUST CLOSE AND MOVE INTO THIS 2 BEDROOM, TWO BATH VILLA. THE CARPETED GREAT ROOM HAS CATHEDRAL CEILINGS AND MIRRORS IN DINING AREA, XLARGE LINAI WITH GLASS WINDOWS AND CODED ACCESS TO ONE CAR ATTACHED GARAGE. KITCHEN HAS WHITE CABINETS, WHITE FLOOR TILE , WATER FILTRATION SYSTEM AND KITCHEN APPLIANCES WILL REMAIN. GREAT ROOM, MASTER BEDROOM AND 2ND BEDROOM HAVE NEUTRAL CARPETING. VERY OPEN AND SPACIOUS AND WAITING FOR YOU!

20. 2004-05-19
    soldstatus $175,000
21. 1993-12-04
    soldstatus $107,000

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$1,983/yr (+$165/mo · 215.2%)

ⓘ 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 · 25 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: $36,196
• − Mortgage interest: −$19,605
• − Property taxes: −$922
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,896
• − Management: −$2,896
• − HOA: −$6,900
• − Depreciation: −$10,182
• Taxable loss: −$8,955
• Est. tax savings @ 24.0%: +$2,149
• After-tax cash flow: $-853/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

• 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

+227.1% since first listed

7 events — show timeline

• 2026-05-26 Listed $349,999 MARMLS
• 2006-07-20 Sold (Public Records) $235,000 Public Records
• 2006-07-07 Sold (MLS) $235,000 Beaches MLS
• 2006-06-07 Listing Removed — Beaches MLS
• 2006-02-27 Listed $259,900 Beaches MLS
• 2004-05-19 Sold (Public Records) $175,000 Public Records
• 1993-12-04 Sold (Public Records) $107,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $922 · +5.1% YoY. Source: county tax records.