12269 Country Greens Blvd · Golf, FL 33437

$185,000

2 bd · 2.0 ba · 1,252 sqft · Townhouse public records · 40 Days on market

Built 1989 2,522 sqft lot Est $329k · 44% under $574/mo HOA · 20% of rent ↓ 5% since listing

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Why this score? — see what drove the B 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 +21.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +6.8/10.0
• 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

Welcome to this charming townhouse at 12269 Country Greens Blvd in Boynton Beach. This home has a spacious layout with ample natural light throughout. The kitchen features modern appliances and plenty of counter space, appropriate for cooking enthusiasts. Enjoy relaxing in the cozy living area or step outside to the private patio, appropriate for outdoor entertaining. Conveniently located near shopping, dining, and recreational options. Don't miss the opportunity to make this wonderful townhouse your new home!

Key facts

• $574 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Pets allowed (with limits); Located in a senior community
• HOA & community: Monthly HOA with amenities including pool, clubhouse, tennis courts, bocce ball, and billiard room; HOA fee paid monthly; HOA covers cable TV, water, sewer, trash, and roof repairs

Exterior

• Parking: Attached garage (1 covered space); Driveway; Garage with garage door opener; Total 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Townhouse; One story; Resale property; Faces east
• Construction: Concrete and stucco construction; Built with a concrete foundation
• Exterior features: No waterfront; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: High ceilings; Vaulted ceilings
• Laundry & utility: Inside laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $179k (3.0% 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); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 479 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 42% 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 $832 of equity ($1k loan paydown + $-447 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 40 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $110k; list at $185k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.52% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $329,276
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5550 Fairway Park Dr #102	0.35mi	2/2.0	1,280 (+2%)	19mo	$336,000	$263	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.24% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.11×
• Total profit: $5,614
• Equity at exit: $51,493

10-year hold

• IRR: 6.3%
• Equity multiple: 1.62×
• Total profit: $32,162
• Equity at exit: $60,149

Cash invested: $51,800 (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: 479
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,813 high
• Mortgage (P&I): −$970
• Tax from tax record: −$327 /mo · $3,929/yr
• Insurance: −$77
• HOA: −$574
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $274

Break-even live

Break-even rent $2,467

Max offer price $185,000

Occupancy floor 85%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12299 Forest Greens Dr Boynton Beach, FL	2.0	2.0	1310	$2,450	$1.87	17d	1	0.10mi
12118 Country Greens Blvd Boynton Beach, FL	3.0	2.0	1566	$3,000	$1.92	10d	1	0.13mi
5675 Northpointe Ln Boynton Beach, FL	2.0	2.5	1163	$2,950	$2.54	24d	1	0.18mi
5675 Northpointe Ln Boynton Beach, FL	2.0	2.0	1163	$3,000	$2.58	2d	1	0.18mi
5694 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,825	$2.51	7d	1	0.21mi
5734 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,750	$2.44	15d	1	0.24mi
5734 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,600	$2.31	3d	1	0.24mi
12390 Summer Springs Dr Boynton Beach, FL	3.0	2.0	1861	$3,300	$1.77	24d	1	0.25mi
5335 Vernio Ln Boynton Beach, FL	3.0	2.0	1798	$3,700	$2.06	24d	1	0.31mi
5750 Fairway Park Ct #101 Boynton Beach, FL	3.0	2.0	1426	$1,850	$1.30	24d	1	0.33mi
12547 Imperial Isle Dr Boynton Beach, FL	2.0–3.0	2.0	1500	$2,500	$1.67	24d	2	0.35mi
12654 Via Ravenna Boynton Beach, FL	3.0	2.0	1729	$3,500	$2.02	24d	1	0.55mi
5574 Royal Lake Cir Boynton Beach, FL	3.0	2.0	1658	$5,000	$3.02	14d	1	0.64mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$2,850	$1.93	24d	1	0.78mi
5952 Regal Glen Dr #103 Boynton Beach, FL	3.0	2.0	1813	$2,550	$1.41	24d	1	0.79mi
13921 Royal Palm Ct Unit D Delray Beach, FL	2.0	2.0	1205	$4,000	$3.32	7d	1	0.85mi
5850 Sugar Palm Ct Delray Beach, FL	2.0	2.0	1198	$3,300	$2.75	24d	1	0.85mi
13817 Royal Palm Ct Unit B Delray Beach, FL	2.0	2.0	1205	$3,200	$2.66	24d	1	0.95mi
11211 S Military Trl Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,237	$2.17	1d	31	1.02mi
11282 Green Lake Dr #204 Boynton Beach, FL	2.0	2.0	1196	$3,750	$3.14	24d	1	1.04mi
6599 Old Farm Trl #6599 Boynton Beach, FL	3.0	2.5	1441	$3,000	$2.08	24d	1	1.05mi
13283 Pineapple Palm Ct Unit F Delray Beach, FL	2.0	2.0	1198	$2,100	$1.75	7d	1	1.09mi
13283 Pineapple Palm Ct Unit F Delray Beach, FL	2.0	2.0	1198	$2,100	$1.75	24d	1	1.09mi
11234 Green Lake Dr #102 Boynton Beach, FL	2.0	2.0	1196	$2,200	$1.84	24d	1	1.09mi
11230 Green Lake Dr #204 Boynton Beach, FL	3.0	2.0	1549	$3,000	$1.94	11d	1	1.11mi
6760 Heritage Grande #6304 Boynton Beach, FL	2.0	2.0	880	$2,000	$2.27	21d	1	1.12mi
6633 Old Farm Trl Boynton Beach, FL	3.0	2.5	1441	$3,500	$2.43	24d	1	1.13mi
6768 Heritage Grande Boynton Beach, FL	2.0	2.0	1200	$1,800	$1.50	18d	1	1.14mi
6769 Heritage Grande #2103 Boynton Beach, FL	2.0	2.0	880	$2,000	$2.27	18d	1	1.14mi
6768 Heritage Grande Boynton Beach, FL	2.0	2.0	1200	$1,800	$1.50	24d	1	1.14mi
13431 Amber Waves Ave Delray Beach, FL	2.0	2.0	1390	$3,500	$2.52	24d	1	1.15mi
13255 Royale Sabal Ct Delray Beach, FL	3.0	2.5	1618	$4,300	$2.66	24d	1	1.15mi
13297 Via Vulcanus Unit B Delray Beach, FL	2.0	2.0	1527	$3,000	$1.96	7d	1	1.16mi
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	24d	1	1.17mi
5449 Grande Palm Cir Delray Beach, FL	3.0	2.5	1618	$4,000	$2.47	24d	1	1.17mi
5449 Grande Palm Cir Delray Beach, FL	3.0	2.5	1618	$4,000	$2.47	17d	1	1.17mi
13759 Date Palm Ct Unit A Delray Beach, FL	2.0	2.0	1247	$3,500	$2.81	24d	1	1.24mi
5655 Via Delray Delray Beach, FL	2.0	2.0	1205	$2,200	$1.83	24d	1	1.26mi
6685 Old Farm Trl Boynton Beach, FL	3.0	2.0	1361	$2,995	$2.20	24d	1	1.26mi
5908 Via Delray Blvd Delray Beach, FL	2.0	2.0	1221	$2,000	$1.64	24d	1	1.27mi

HOA detail

• Monthly dues: $574 · $6,888/yr

Listing history 13 events

1. 2026-06-07
   status $185,000 Pending 40 DOM
2. 2026-06-04
   days on market $185,000 Active 40 DOM
3. 2026-06-03
   days on market $185,000 Active 39 DOM
4. 2026-06-02
   days on market $185,000 Active 38 DOM
5. 2026-06-01
   days on market $185,000 Active 37 DOM
6. 2026-05-31
   days on market $185,000 Active 36 DOM
7. 2026-04-24
   listed $185,000 Active
8. 2025-09-23
   soldstatus $110,000 Closed 515-char remark

   Show marketing remark (515 chars)

   Welcome to this charming townhouse at 12269 Country Greens Blvd in Boynton Beach. This home has a spacious layout with ample natural light throughout. The kitchen features modern appliances and plenty of counter space, appropriate for cooking enthusiasts. Enjoy relaxing in the cozy living area or step outside to the private patio, appropriate for outdoor entertaining. Conveniently located near shopping, dining, and recreational options. Don't miss the opportunity to make this wonderful townhouse your new home!

9. 2025-09-02
   status Pending 515-char remark

   Show marketing remark (515 chars)

   Welcome to this charming townhouse at 12269 Country Greens Blvd in Boynton Beach. This home has a spacious layout with ample natural light throughout. The kitchen features modern appliances and plenty of counter space, appropriate for cooking enthusiasts. Enjoy relaxing in the cozy living area or step outside to the private patio, appropriate for outdoor entertaining. Conveniently located near shopping, dining, and recreational options. Don't miss the opportunity to make this wonderful townhouse your new home!

10. 2025-08-28
    price $150,000 515-char remark

    Show marketing remark (515 chars)

    Welcome to this charming townhouse at 12269 Country Greens Blvd in Boynton Beach. This home has a spacious layout with ample natural light throughout. The kitchen features modern appliances and plenty of counter space, appropriate for cooking enthusiasts. Enjoy relaxing in the cozy living area or step outside to the private patio, appropriate for outdoor entertaining. Conveniently located near shopping, dining, and recreational options. Don't miss the opportunity to make this wonderful townhouse your new home!

11. 2025-08-28
    status Active 515-char remark

    Show marketing remark (515 chars)

    Welcome to this charming townhouse at 12269 Country Greens Blvd in Boynton Beach. This home has a spacious layout with ample natural light throughout. The kitchen features modern appliances and plenty of counter space, appropriate for cooking enthusiasts. Enjoy relaxing in the cozy living area or step outside to the private patio, appropriate for outdoor entertaining. Conveniently located near shopping, dining, and recreational options. Don't miss the opportunity to make this wonderful townhouse your new home!

12. 2025-08-16
    status Pending 515-char remark

    Show marketing remark (515 chars)

    Welcome to this charming townhouse at 12269 Country Greens Blvd in Boynton Beach. This home has a spacious layout with ample natural light throughout. The kitchen features modern appliances and plenty of counter space, appropriate for cooking enthusiasts. Enjoy relaxing in the cozy living area or step outside to the private patio, appropriate for outdoor entertaining. Conveniently located near shopping, dining, and recreational options. Don't miss the opportunity to make this wonderful townhouse your new home!

13. 2025-08-12
    listed $195,000 Active 515-char remark

    Show marketing remark (515 chars)

    Welcome to this charming townhouse at 12269 Country Greens Blvd in Boynton Beach. This home has a spacious layout with ample natural light throughout. The kitchen features modern appliances and plenty of counter space, appropriate for cooking enthusiasts. Enjoy relaxing in the cozy living area or step outside to the private patio, appropriate for outdoor entertaining. Conveniently located near shopping, dining, and recreational options. Don't miss the opportunity to make this wonderful townhouse your new home!

ⓘ 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: $3,929 · $327/mo
• Projected year-2 tax: $3,929 · $327/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $33,762
• − Mortgage interest: −$10,363
• − Property taxes: −$3,929
• − Insurance: −$925
• − Repairs & maintenance: −$2,701
• − Management: −$2,701
• − HOA: −$6,888
• − Depreciation: −$5,382
• Taxable income: $873
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $3,078/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

-5.1% since first listed

7 events — show timeline

• 2026-04-24 Listed $185,000 Beaches MLS
• 2025-09-23 Sold (MLS) $110,000 Beaches MLS
• 2025-09-02 Pending — Beaches MLS
• 2025-08-28 Price Changed $150,000 Beaches MLS
• 2025-08-28 Relisted — Beaches MLS
• 2025-08-16 Pending — Beaches MLS
• 2025-08-12 Listed $195,000 Beaches MLS

Property tax history

+5.5%/yr

Latest (2025): $3,929 · +2.9% YoY. Source: county tax records.