7297 Briella Dr · Golf, FL 33437

$335,000

2 bd · 2.5 ba · 1,402 sqft · Townhouse · 101 Days on market

Built 2008 $284/mo HOA · 9% 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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Appreciation +4.9/10.0
• 1% rule +4.6/10.0
• 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

Beautiful manicured park-like setting and worry free living awaits you in this 2 bedroom 2.5 bath townhouse in the beautiful community of Briella. This 8-year young well maintained townhouse boasts a rocking chair front porch, BRAND NEW AC system, granite kitchen with breakfast bar, stainless appliances, first floor powder room, washer and dryer, dual master suites, and an extended one car garage with wide driveway. Main master suite has tray ceiling & walk in closet with dual sinks in master bath. Pet friendly! Centrally located - only 5 minutes to the Turnpike and 20 minutes to the beach, Wellington, Boca, and downtown Delray. Community amenities (pool, tennis) & HOA maintenance of grounds and buildings (roof and painting) provide great lifestyle and peace of mind.

Key facts

• Fitness center
• Tennis court
• Garden oasis

Tags

• KITCHEN ISLAND
• GARDEN OASIS
• UNCOVERED PATIO
• POOL
• FITNESS CENTER
• TENNIS COURT

Property features AI

Finance

• Other: Living area reported from appraiser
• Financial info: Pets allowed (with breed restrictions)
• HOA & community: Community association with monthly HOA; Association amenities include pool, fitness center, tennis courts, basketball court, playground, park, picnic area, golf course access, maintained community, sidewalks, street lights, security, and recreation facilities; HOA covers insurance, grounds and structure maintenance, pest control, security, trash, and pool service

Exterior

• Parking: Attached garage (1 garage space) with garage door opener; 1 covered space; 1 open parking space; Shared driveway and driveway access (2 total parking spaces)
• Security: Security system (owned); Secured garage/parking; Security patrol; Smoke detectors; Fire alarm and fire sprinkler system
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Townhouse; Two stories; Resale condition; Faces east
• Construction: Stucco construction; Shingle and tile roof
• Exterior features: Open patio and open porch; Patio and porch areas; Privacy backyard fencing; Landscaped, interior lot with sidewalks; Public-maintained asphalt road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range / electric cooktop; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Ceramic tile / tile
• Bathrooms: 2 full bathrooms; 1 half bathroom (3 total bathrooms)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: High ceilings; Kitchen island; Walk-in closets; Upstairs living area; Blinds and shutters on windows
• Laundry & utility: In-unit laundry (laundry closet / laundry room, lower level and main level access noted); Washer/dryer hookups inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $335k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (4.4% below list).
• Recommended offer: $305k (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.
• Zoned schools: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% FRL); Park Vista Community High School (math 43% / reading 64%, grade C-, #146 of 667 statewide, top 22%, 3,191 students, 28% FRL).
• Market conditions: Rents rising (+1.3%/yr); 489 active listings in the ZIP; 18 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).
• At $3,202/mo this rent would consume 48% 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 $2k of equity ($2k loan paydown + $-810 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 101 days — a 9% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $44k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $210k; list at $335k implies a 60% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $304,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.96% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 8.7

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: -1.5%
• Equity multiple: 0.93×
• Total profit: $-6,540
• Equity at exit: $93,245

10-year hold

• IRR: 3.1%
• Equity multiple: 1.31×
• Total profit: $28,683
• Equity at exit: $108,918

Cash invested: $93,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,202 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$154 /mo · $1,847/yr
• Insurance: −$140
• HOA: −$284
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $195

Break-even live

Break-even rent $2,955

Max offer price $335,000

Occupancy floor 89%

Sensitivity live

Price	-10% $385	-5% $290	+0% $195	+5% $100	+10% $6
Rent	-10% $-58	-5% $69	+0% $195	+5% $322	+10% $448
Rate	-1.0pp $364	-0.5pp $280	base $195	+0.5pp $108	+1.0pp $20

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7933 Venture Center Way Boynton Beach, FL	1.0–3.0	1.0–2.0	1120	$2,474	$2.21	1d	17	0.74mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,280	$2.16	1d	12	0.75mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	16d	1	0.87mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	26d	1	0.95mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	4d	1	0.95mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	26d	1	1.15mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	26d	1	1.16mi
11590 Hagen Ranch Rd Unit B1 Boynton Beach, FL	1.0	1.0	963	$3,650	$3.79	26d	1	1.16mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	26d	1	1.17mi
6446 Aspen Glen Cir Boynton Beach, FL	3.0	2.0	1800	$3,800	$2.11	22d	1	1.18mi
6446 Aspen Glen Cir Unit 6446 Boynton Beach, FL	3.0	2.0	1800	$4,000	$2.22	26d	1	1.18mi
11570 Colonnade Dr Boynton Beach, FL	2.0	2.0	1600	$2,600	$1.62	1d	1	1.27mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	26d	1	1.27mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	26d	1	1.39mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	23d	1	1.39mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	26d	1	1.41mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	26d	1	1.43mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	26d	1	1.49mi

HOA detail

• Monthly dues: $284 · $3,408/yr
• Likely covers: landscapingpool

Listing history 23 events

1. 2026-06-21
   days on market $335,000 Active 101 DOM
2. 2026-06-18
   days on market $335,000 Active 98 DOM
3. 2026-06-17
   days on market $335,000 Active 97 DOM
4. 2026-06-16
   days on market $335,000 Active 96 DOM
5. 2026-06-15
   days on market $335,000 Active 95 DOM
6. 2026-06-13
   days on market $335,000 Active 93 DOM
7. 2026-06-09
   days on market $335,000 Active 89 DOM
8. 2026-06-08
   days on market $335,000 Active 88 DOM
9. 2026-06-07
   days on market $335,000 Active 87 DOM
10. 2026-06-04
    days on market $335,000 Active 84 DOM
11. 2026-06-03
    days on market $335,000 Active 83 DOM
12. 2026-06-02
    days on market $335,000 Active 82 DOM
13. 2026-06-02
    price $335,000 Active 81 DOM
14. 2026-06-01
    days on market $342,000 Active 81 DOM
15. 2026-05-31
    days on market $342,000 Active 80 DOM
16. 2026-05-13
    price $342,000
17. 2026-04-27
    price $349,000
18. 2026-04-01
    price $365,000
19. 2026-03-12
    listed $379,000 Active
20. 2017-02-28
    soldstatus $210,000 Closed 789-char remark

    Show marketing remark (789 chars)

    Beautiful manicured park-like setting and worry free living awaits you in this 2 bedroom 2.5 bath townhouse in the beautiful community of Briella. This 8-year young well maintained townhouse boasts a rocking chair front porch, BRAND NEW AC system, granite kitchen with breakfast bar, stainless appliances, first floor powder room, washer and dryer, dual master suites, and an extended one car garage with wide driveway. Main master suite has tray ceiling & walk in closet with dual sinks in master bath. Pet friendly! Centrally located - only 5 minutes to the Turnpike and 20 minutes to the beach, Wellington, Boca, and downtown Delray. Community amenities (pool, tennis) & HOA maintenance of grounds and buildings (roof and painting) provide great lifestyle and peace of mind.

21. 2017-02-01
    status Pending 789-char remark

    Show marketing remark (789 chars)

    Beautiful manicured park-like setting and worry free living awaits you in this 2 bedroom 2.5 bath townhouse in the beautiful community of Briella. This 8-year young well maintained townhouse boasts a rocking chair front porch, BRAND NEW AC system, granite kitchen with breakfast bar, stainless appliances, first floor powder room, washer and dryer, dual master suites, and an extended one car garage with wide driveway. Main master suite has tray ceiling & walk in closet with dual sinks in master bath. Pet friendly! Centrally located - only 5 minutes to the Turnpike and 20 minutes to the beach, Wellington, Boca, and downtown Delray. Community amenities (pool, tennis) & HOA maintenance of grounds and buildings (roof and painting) provide great lifestyle and peace of mind.

22. 2017-01-19
    listed $219,999 Active 789-char remark

    Show marketing remark (789 chars)

    Beautiful manicured park-like setting and worry free living awaits you in this 2 bedroom 2.5 bath townhouse in the beautiful community of Briella. This 8-year young well maintained townhouse boasts a rocking chair front porch, BRAND NEW AC system, granite kitchen with breakfast bar, stainless appliances, first floor powder room, washer and dryer, dual master suites, and an extended one car garage with wide driveway. Main master suite has tray ceiling & walk in closet with dual sinks in master bath. Pet friendly! Centrally located - only 5 minutes to the Turnpike and 20 minutes to the beach, Wellington, Boca, and downtown Delray. Community amenities (pool, tennis) & HOA maintenance of grounds and buildings (roof and painting) provide great lifestyle and peace of mind.

23. 2008-03-24
    soldstatus $235,000

ⓘ 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: $1,847 · $154/mo
• Projected year-2 tax: $2,780 · $232/mo
• Expected delta: +$934/yr (+$78/mo · 50.5%)

ⓘ 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,423
• − Mortgage interest: −$18,765
• − Property taxes: −$1,847
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,074
• − Management: −$3,074
• − HOA: −$3,408
• − Depreciation: −$9,745
• Taxable loss: −$3,165
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $3,103/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

+45.5% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $342,000 Beaches MLS
• 2026-04-27 Price Changed $349,000 Beaches MLS
• 2026-04-01 Price Changed $365,000 Beaches MLS
• 2026-03-12 Listed $379,000 Beaches MLS
• 2017-02-28 Sold (MLS) $210,000 Beaches MLS
• 2017-02-01 Pending — Beaches MLS
• 2017-01-19 Listed $219,999 Beaches MLS
• 2008-03-24 Sold (Public Records) $235,000 Public Records

Property tax history

-5.0%/yr

Latest (2016): $1,847 · -2.1% YoY. Source: county tax records.