9233 SW 8th St #117 · Hillsboro Pines, FL 33428

$99,900

1 bd · 1.5 ba · 741 sqft · Condo public records · 295 Days on market

Built 1979 $465/mo HOA · 23% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* MOTIVATED SELLER * ASSOC. says age 55+, credit 680+, 1 INDOOR CAT Allowed, LEASE after 1 yr. for 3-12 mos. Building has newer Silicon & Foam roof 2023, and new exterior paint 2024. Xfinity cable & Internet included. New pool building 2025 and HTD pool. Screened patio with pulldown shutters and W/ D closet. Tennis and garden view. New white Appl, new vinyl plank flooring, new bath vanities, ceiling fans. Also available for annual Lease at $1500/mo.

Key facts

• Screened patio
• New foam roof
• New exterior paint

Tags

• NEW SILICON ROOF
• NEW FOAM ROOF
• NEW EXTERIOR PAINT
• SCREENED PATIO
• TENNIS VIEW
• GARDEN VIEW

Property features AI

Finance

• Other: Building area reported by owner; Building has 4 total stories; Elevator access available
• HOA & community: Association amenities: cabana, elevators, laundry, parking, pool, storage, tennis courts, trash chute, library, sidewalks, street lights; Monthly HOA fee; Association fees cover cable TV, insurance, grounds maintenance, security, sewer, trash, water and common areas; Senior community; Pets allowed with restrictions (cats only, number limit; pet restrictions possible)

Exterior

• Parking: Assigned parking; Guest parking
• Security: Closed-circuit cameras; Fire alarm; Smoke detectors; Security lights; Security system; Entry phone/intercom; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Sewer available; Water available
• Home design: Condominium; Resale property; 4-story building; Faces east
• Construction: CBS construction; Other roof type; Built as part of a multi-story building
• Exterior features: Covered patio; Screened patio; Patio; Cabana; Sidewalks; Public road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central individual electric heating; Central individual electric cooling; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s)
• Laundry & utility: Laundry closet inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#173 in FL, #2,634 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities 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: Hammock Pointe Elementary School (math 61% / reading 63%, grade B, #608 of 2,144 statewide, top 29%, 958 students, 42% FRL); Eagles Landing Middle School (math 66% / reading 67%, grade A-, #84 of 571 statewide, top 16%, 1,508 students, 27% FRL); Olympic Heights Community High (math 52% / reading 64%, grade C, #120 of 667 statewide, top 18%, 2,602 students, 30% FRL) — zoned schools average 33% FRL vs 52% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 62% at this address vs 50% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.7%/yr); 267 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 6790% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.98% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.68%
• DSCR: 1.74
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.37×
• Total profit: $10,356
• Equity at exit: $14,895

10-year hold

• IRR: 19.5%
• Equity multiple: 2.73×
• Total profit: $48,263
• Equity at exit: $8,638

Cash invested: $27,972 (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 33428

• Rents YoY: 3.7%
• Active inventory: 267
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$524
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$42
• HOA: −$465
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $389

Break-even live

Break-even rent $1,488

Max offer price $99,900

Occupancy floor 75%

Sensitivity live

Price	-10% $445	-5% $417	+0% $389	+5% $361	+10% $332
Rent	-10% $232	-5% $311	+0% $389	+5% $467	+10% $545
Rate	-1.0pp $439	-0.5pp $414	base $389	+0.5pp $363	+1.0pp $337

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9273 SW 8th St Boca Raton, FL	1.0–2.0	1.5–2.0	878	$1,700	$1.94	3d	3	0.07mi
9440 SW 8th St Boca Raton, FL	1.0–2.0	1.5–2.0	878	$1,900	$2.16	3d	2	0.11mi
9260 Boca Vue Dr Boca Raton, FL	1.0–3.0	1.0–2.0	1052	$2,348	$2.23	0d	32	0.14mi
9355 SW 8th St Boca Raton, FL	1.0–2.0	1.5–2.0	780	$1,600	$2.05	2d	4	0.16mi
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,029	$1.89	2d	28	1.42mi

HOA detail condo

• Monthly dues: $465 · $5,580/yr
• Likely covers: internetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $99,900 Active 295 DOM
2. 2026-06-17
   days on market $99,900 Active 294 DOM
3. 2026-06-16
   days on market $99,900 Active 293 DOM
4. 2026-06-15
   days on market $99,900 Active 292 DOM
5. 2026-06-13
   days on market $99,900 Active 290 DOM
6. 2026-06-09
   days on market $99,900 Active 286 DOM
7. 2026-06-07
   days on market $99,900 Active 284 DOM
8. 2026-06-04
   days on market $99,900 Active 281 DOM
9. 2026-06-03
   days on market $99,900 Active 280 DOM
10. 2026-06-01
    days on market $99,900 Active 278 DOM
11. 2026-05-31
    days on market $99,900 Active 277 DOM
12. 2026-04-09
    listed $1,450
13. 2026-04-09
    historical $1,450
14. 2026-04-01
    listed $1,450
15. 2026-03-31
    historical $1,450
16. 2026-03-05
    price $1,450
17. 2026-02-23
    price $99,900
18. 2026-02-20
    price $118,001
19. 2026-01-02
    price $118,777
20. 2025-12-28
    listed $1,500
21. 2025-12-15
    price $119,222
22. 2025-11-14
    price $119,777
23. 2025-10-05
    price $119,222
24. 2025-08-27
    listed $119,777 Active
25. 2012-08-23
    soldstatus $39,900
26. 1992-05-27
    soldstatus $32,000

ⓘ 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: $1,741 · $145/mo
• Projected year-2 tax: $1,741 · $145/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 ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,765
• − Mortgage interest: −$5,596
• − Property taxes: −$1,741
• − Insurance: −$500
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − HOA: −$5,580
• − Depreciation: −$2,906
• Taxable income: $3,640
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $3,794/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 — Hillsboro Pines

• Score: 78/100
• State rank: #173
• US rank: #2634

Category grades

Amenities F Commute A Cost of living F Crime A+ Employment A+ Housing B- Health & safety A+ 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): 47,588
• Household income: $88,543
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1990.0

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 0.69)
• Race & ethnicity: White 50% Two or more races 23% Hispanic / Latino 22% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Estonian 12% Romanian 3% Scotch-Irish 3%
• Foreign-born: 37% · Canada, Jamaica, Vietnam
• Languages at home: 55% English-only · Spanish 19% Other Indo-European 17% French/Haitian/Cajun 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: ▼ -299.00%
• Current HPI: 373.2649
• Rent YoY: ▲ 3.72%
• 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

-95.5% since first listed

15 events — show timeline

• 2026-04-09 Listed for Rent $1,450 RMLSFL
• 2026-04-09 Rental Removed $1,450 GFLMLS
• 2026-04-01 Listed for Rent $1,450 GFLMLS
• 2026-03-31 Rental Removed $1,450 RMLSFL
• 2026-03-05 Price Changed $1,450 RMLSFL
• 2026-02-23 Price Changed $99,900 Beaches MLS
• 2026-02-20 Price Changed $118,001 Beaches MLS
• 2026-01-02 Price Changed $118,777 Beaches MLS
• 2025-12-28 Listed for Rent $1,500 RMLSFL
• 2025-12-15 Price Changed $119,222 Beaches MLS
• 2025-11-14 Price Changed $119,777 Beaches MLS
• 2025-10-05 Price Changed $119,222 Beaches MLS
• 2025-08-27 Listed $119,777 Beaches MLS
• 2012-08-23 Sold (Public Records) $39,900 Public Records
• 1992-05-27 Sold (Public Records) $32,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,741 · -0.9% YoY. Source: county tax records.