Property ID: 6478330651
28 Via De Casas Norte Unit 28, Boynton Beach, FL, 33426
Boynton Beach, FL
Money Down: $69,360
CoC Return: -0.86%
Monthly Cash Flow: $-50
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$57,800
Closing Costs
$11,560
Total Down
$69,360
Investment Snapshot
Purchase Price
$289,000
Money Down
$69,360
Cash-on-Cash Return
-0.86%
Rent
$2,195
Monthly Cash Flow
$-50
Annual Cash Flow
$-597
Debt Service / Mo
$1,538
Property Tax / Mo
$404
Insurance / Mo
$83
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,195
Payment Standard
$2,410
Rent
$2,195
Insurance
$83
Property Tax
$404
Management
$220
Utilities Allowance
$215
NOI (Monthly)
$1,488
Debt Service
$1,538
Cash Flow After Debt
$-50
Quality Score: 83.00%
Confidence: 89.00%
This 2BR villa appears to be in very good, recently renovated condition with a newer roof, recent A/C, impact windows/doors and full appliance package — likely to pass an initial Section 8/NSPIRE inspection after routine verification. Primary items to confirm before inspection: presence and placement of hard-wired or battery smoke detectors (bedrooms and common area), GFCI protection in kitchen/bath, operational hot water and water heater condition, and the electrical panel/status. No major structural or life-threatening hazards visible in photos.
Section 8 Payment Standard
$2,410
Utility Allowance Total
$215
Guaranteed Section 8 Rent (PS - Utilities)
$2,195
Property Management
$220
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$289,000
Beds
2
Baths
2
Living Area
1,064 sqft
Lot Size
—
Year Built
1985
Days on Market
97
Capital Outlay
$69,360
Debt Service
$1,538
Property Tax / Mo
$404
Insurance / Mo
$83
Property Description
Fabulous light filled corner unit offering serene greenspace & tennis court views. This beautifully updated home is truly move-in ready & renovated top to bottom. Features include newer roof, impact doors/windows, vaulted ceilings, porcelain tile flooring and a modern open feel. Enclosed Florida room perfect for home office. The updated kitchen showcases Samsung stainless appliances, white cabinets & butcher block countertops. Both baths have been tastefully renovated. Primary suite offers sliders to the Florida room & large walk-in closet. Enjoy privacy, natural light & peaceful views from this exceptional villa. Perfect for full time living or a seasonal retreat. Located in the heart of Boynton Beach close to the best shopping, schools and restaurants. A must see! Assessments paid! Monthly fee includes 24 hour secure front gate, building insurance, lawn care, Wifi, basic cable, exterior painting, roof maintenance and exterior pest control. Come enjoy this beautiful villa in Tradewinds - Dos Lagos. A 24 hour gated community in the heart of Boynton Beach. Just a short drive to the best white sand beaches, parks, marinas, restaurants, shopping, schools and entertainment. Close to I95 and the Turnpike. All ages are welcome. Residents enjoy tennis courts, heated pool and clubhouse. A/C unit is 4 years old. Reverse-osmosis water system in kitchen.
Utility Allowances
Electricity (A/C)
$41
Property has electric central air conditioning. Selected 'Electricity (A/C)' from the schedule for a 2-bedroom unit.
Electricity (L&A,H,WH,C)
$85
Property has an electric range, electric water heater, and electric heating. Selected 'Electricity (L&A,H,WH,C)' for a 2-bedroom unit to cover lights, appliances, heating, water heating, and cooking.
Water
$23
Property is located in Boynton Beach and uses public water. Selected 'Water (Boynton)' from the schedule for a 2-bedroom unit.
Sewer
$44
Property is located in Boynton Beach and uses public sewer. Selected 'Sewer (Boynton)' from the schedule for a 2-bedroom unit.
Trash Collection
$22
Property is located in Boynton Beach. Selected 'Trash (Boynton)' from the schedule for a 2-bedroom unit.
Source References
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$995
DP3 Annual Estimate$995
DP1 Monthly Equivalent$83
DP3 Monthly Equivalent$83
Replacement Value$220,000
Basis1,064 sqft / 1985
Nearby Houses
Photo unavailable
48 Via De Casas Norte
sold
Price: $250,000
2 bd / 2 ba · 1,132 sqft
Latest sale: $250,000 on Mar 19, 2026
Latest rent: —
Photo unavailable
111 Via De Casas Norte
for_sale
Price: $210,000
2 bd / 2 ba · 998 sqft
Latest sale: $60,000 on Apr 27, 2012
Latest rent: —
Photo unavailable
77 Via De Casas Norte
sold
Price: $275,000
3 bd / 2 ba · 1,187 sqft
Latest sale: $275,000 on Sep 02, 2025
Latest rent: —
Photo unavailable
79 Via De Casas Norte
for_sale
Price: $204,628
2 bd / 2 ba · 998 sqft
Latest sale: $65,900 on Jun 03, 1999
Latest rent: —
Photo unavailable
16 Via De Casas Norte Unit 16
sold
Price: $240,000
2 bd / 2 ba · 998 sqft
Latest sale: $240,000 on Dec 19, 2025
Latest rent: $1,000 on Jan 13, 2012
Photo unavailable
123 Via De Casas Norte
sold
Price: $200,000
2 bd / 2 ba · 998 sqft
Latest sale: $200,000
Latest rent: —
Photo unavailable
59 Via De Casas Norte
sold
Price: $248,500
3 bd / 2 ba · 1,187 sqft
Latest sale: $248,500 on Dec 05, 2025
Latest rent: —
Photo unavailable
9 Via De Casas Norte Unit C
off_market
Price: $2,600
3 bd / 2 ba · 1,187 sqft
Latest sale: $126,000
Latest rent: —
Photo unavailable
49 Via De Casas Norte
sold
Price: $249,000
3 bd / 2 ba · 1,187 sqft
Latest sale: $249,000 on Jul 30, 2025
Latest rent: —
Photo unavailable
68 Via De Casas Norte Unit 68
sold
Price: $225,000
2 bd / 2 ba · 998 sqft
Latest sale: $225,000 on Jul 15, 2025
Latest rent: $1,500 on Feb 15, 2018
Photo unavailable
91 Via De Casas Norte
sold
Price: $240,000
2 bd / 2 ba · 998 sqft
Latest sale: $240,000
Latest rent: —
Photo unavailable
101 Via De Casas Norte
sold
Price: $265,000
3 bd / 2 ba · 1,187 sqft
Latest sale: $265,000
Latest rent: —
Photo unavailable
30 Via De Casas Norte
sold
Price: $223,500
1 bd / 1 ba · 750 sqft
Latest sale: $223,500
Latest rent: —
Photo unavailable
72 Via De Casas Norte
sold
Price: $290,000
2 bd / 2 ba · 998 sqft
Latest sale: $290,000
Latest rent: —
Photo unavailable
34 Via De Casas Norte
sold
Price: $220,000
1 bd / 1 ba · 750 sqft
Latest sale: $220,000
Latest rent: —
Photo unavailable
116 Via De Casas Norte
sold
Price: $290,000
2 bd / 2 ba · 998 sqft
Latest sale: $290,000
Latest rent: —
Photo unavailable
78 Via De Casas Norte
sold
Price: $190,000
1 bd / 1 ba · 750 sqft
Latest sale: $190,000
Latest rent: —
Photo unavailable
6 Via De Casas Norte Unit 6
sold
Price: $201,000
1 bd / 1 ba · 750 sqft
Latest sale: $201,000
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing is accurate that roof was recently replaced and A/C is 4 years old.
- Renovation included bringing visible systems (electrical, plumbing) up to code — but documentation not provided.
- Smoke detectors, CO alarms (if required by local code), and required GFCI outlets were likely installed during the renovation though not visible in photos.
- Water heater, electrical panel and laundry hookups exist and are functional though not visible in listing photos.
- Bedrooms have compliant egress windows/sliders as implied by listing and photos of living-area windows.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $4,709 | $220,000 | $220,000 |
| 2023 | $4,525 | $230,000 | $143,895 |
| 2022 | $1,190 | $172,800 | $86,695 |
| 2021 | $1,162 | $123,000 | $84,170 |
| 2020 | $1,146 | $115,000 | $83,008 |
| 2019 | $2,493 | $103,000 | $103,000 |
| 2018 | $2,291 | $97,000 | $95,700 |
| 2017 | $2,123 | $87,000 | $87,000 |
| 2016 | $2,077 | $84,000 | $84,000 |
| 2015 | $2,036 | $80,000 | $80,000 |
| 2014 | $1,965 | $76,000 | $76,000 |
| 2013 | $805 | $51,000 | $51,000 |
| 2012 | $883 | $65,000 | $61,800 |
| 2011 | $874 | $60,000 | $60,000 |
| 2010 | $843 | $60,000 | $60,000 |
| 2008 | $2,175 | $76,000 | $76,000 |
| 2007 | $2,361 | $158,000 | $136,192 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2024-05-10 | Sold | $292,500 |
| 2019-06-20 | Sold | $133,000 |
Photo Gallery
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"Source Listing Status: Pending",
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{
"key": "safety_code",
"label": "Safety / NSPIRE code compliance risk",
"score": 75.0,
"rationale": "No visible exposed wiring, ceilings intact, entry door shows two locks (knob + likely deadbolt), walk path and exterior level and free of trip hazards. Ceiling vents/AC registers present. Photos do not show smoke detectors, bedroom egress windows, electrical panel or GFCI outlets — recent renovation increases likelihood they were installed but these items must be confirmed. No visible mold, active leaks, collapsed ceilings or structural sagging."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 75.0,
"rationale": "Listing states newer roof and 4-year-old A/C; ceiling HVAC vents visible and appliance package present (stove, fridge, dishwasher). No water heater, electrical panel or laundry hookups are shown in photos—cannot verify condition. No visible signs of plumbing leaks or roof failure. Systems appear recently updated but some service documentation and verification recommended."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 85.0,
"rationale": "Exterior stucco, roof shingles and site are well-maintained in photos. Pathway to entry is level; landscaping and common areas look maintained. Small wooden enclosure at front appears cosmetic. No standing water, foundation cracks, missing guardrails or unsafe stairs visible."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing is accurate that roof was recently replaced and A/C is 4 years old.",
"Renovation included bringing visible systems (electrical, plumbing) up to code — but documentation not provided.",
"Smoke detectors, CO alarms (if required by local code), and required GFCI outlets were likely installed during the renovation though not visible in photos.",
"Water heater, electrical panel and laundry hookups exist and are functional though not visible in listing photos.",
"Bedrooms have compliant egress windows/sliders as implied by listing and photos of living-area windows."
],
"overall_score": 80.0,
"rubric_version": "1.0"
},
{
"summary": "This villa is largely turnkey and would likely pass an initial Housing Choice Voucher / NSPIRE inspection with standard verifications. Interior renovations, working appliances, recent A/C and newer roof (per listing) and a maintained exterior indicate low risk. Inspectors will still need to verify presence and placement of smoke and CO detectors, GFCI protection in kitchen/bath, water heater operation, and electrical panel integrity. Expect minor tenant-turn tasks only; likely rent-ready within 1–2 weeks after those verifications.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Interior appears recently renovated and well maintained: new-looking kitchen cabinets, butcher-block counters, stainless Samsung appliances (range, microwave, fridge, dishwasher present), tile plank flooring throughout, fresh paint, recessed lighting, renovated baths per listing. No visible cosmetic damage, peeling paint, or obvious deferred maintenance. Missing appliances are not an issue here. Minor items (window treatments, typical tenant-turn cleaning) may be needed but nothing that would delay leasing."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 85.0,
"rationale": "No visible life-safety hazards in photos: entry door has both knob and deadbolt, no exposed wiring, ceilings intact, floors even, no visible mold or water stains, windows appear large enough for egress and listing states impact windows. Cannot visually confirm smoke/CO detectors, GFCI protection, electrical panel condition or hot-water functioning; those are normal verification items. Listing indicates a 4-year-old A/C and newer roof which reduces risk. Overall low NSPIRE risk but verification of detectors, GFCI outlets and electrical panel access will be required."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 80.0,
"rationale": "Listing states newer roof and 4-year-old A/C; photos show central vent/grille and a modernized kitchen with dishwasher and electric range. These are positive indicators for HVAC and kitchen systems. Water heater and electrical panel are not shown; plumbing fixtures appear clean with no visible leaks. Because critical system components (water heater, service panel, evidence of recent electrical upgrades) are not visible, a moderate deduction is applied for unknowns despite listing claims."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior photos show a well-kept villa on a maintained lawn within a gated community (HOA covers exterior painting, roof maintenance, lawn care). Walkway and entrances appear intact and accessible; no visible foundation cracks, sagging or roof failure. Asphalt parking shows typical surface wear but nothing unsafe. Landscaping is maintained and there is no sign of standing water or severe site neglect."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statements are accurate: roof is newer and A/C unit is ~4 years old.",
"Kitchen appliances shown are included and operational (stove, refrigerator, microwave, dishwasher).",
"There are functioning smoke detectors and carbon monoxide detectors installed as required, though none are visible in the photos.",
"Water heater and hot water supply are present and functioning (not pictured).",
"Electrical panel and circuit protection are intact and up to code (not pictured); no exposed wiring beyond what is visible.",
"HOA-maintained exterior services (roof maintenance, lawn care, exterior pest control) are current as stated.",
"No hidden severe issues (structural movement, attic roof leaks, major mold) are present beyond what is visible; photos and listing show no signs of these conditions."
],
"overall_score": 85.0,
"rubric_version": "ns-preset-2025-v1"
},
{
"summary": "This 2BR/2BA renovated villa presents as largely turnkey for Section 8/HCV occupancy. Interior and exterior visuals show recent upgrades (kitchen, baths, flooring, impact windows/doors, newer roof and 4‑yr A/C). The property is likely to pass an initial NSPIRE/HCV inspection with routine verification and small fixes if needed. Primary items to confirm before listing for voucher tenants: functioning/installed smoke and CO detectors, GFCI protection in kitchen/baths, operable hot water, electrical panel condition, and bedroom egress windows. No visible structural or life‑safety failures were observed in the photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos and listing show a recently renovated interior: new-looking porcelain tile floors, updated kitchen and bathrooms, new-looking stainless appliances, fresh paint and trim. No visible damaged drywall, peeling paint, or exposed subfloor. Exterior stucco and roof appear in good cosmetic condition. Minor items possible (small exterior trim/planter wear) but nothing requiring immediate structural work. Missing appliances are not an issue here — full kitchen appliances are present."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 78.0,
"rationale": "No active life‑threatening hazards visible (no collapsed ceilings, no standing water, no exposed wiring). Entry door shows both knob and an apparent deadbolt. Bedroom egress cannot be fully confirmed from photos but windows appear adequate. Smoke and CO detectors are not visible in interior photos (common omission from staged photos) — their presence, placement and operation must be verified. GFCI protection in kitchen/bathrooms and electrical panel condition are not shown. Plumbing fixtures and fixtures appear functional; hot water system not shown. Overall low visual risk but several NSPIRE-required items need verification (detectors, GFCI, hot water)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Electrical/Plumbing/Roof)",
"score": 80.0,
"rationale": "Listing states a newer roof and a 4‑year old A/C unit; photos show ceiling supply/return vents and a well-installed HVAC ceiling grille. Kitchen appliances are modern and appear installed properly. No visible roof leaks, sagging, or water stains on ceilings. Electrical panel, water heater and dryer hookup locations are not shown so condition must be confirmed. Given the recent renovations and community maintenance program (roof/exterior included), major systems are likely in good working order but require standard verification."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 85.0,
"rationale": "Exterior photos show a well-maintained gated community lot with lawn care included per listing. Walkway from parking to unit is intact and level, no trip hazards observed. Stucco and roof appear serviceable; landscaping and drainage look typical for site. No visible foundation cracking, standing water, pest infestation signs, or unsafe stairs/guardrail issues (single‑level unit)."
}
],
"red_flags": [
"Presence and operation of smoke detectors not visible — must verify placement and function (NSPIRE critical).",
"Carbon monoxide alarm presence not shown (required if fuel‑burning appliances present) — verify if needed.",
"GFCI protection in kitchen/bathrooms not visible — must verify receptacle protection.",
"Main electrical panel and water heater locations/conditions not shown — need inspection to rule out electrical/plumbing hazards."
],
"confidence": 0.75,
"assumptions": [
"Listing is accurate that roof is newer and A/C is 4 years old.",
"Appliances pictured (fridge, range, microwave, dishwasher) are included, working and properly installed.",
"Bathrooms and bedrooms were renovated as stated; no hidden water damage behind finishes.",
"Smoke detectors, carbon monoxide detectors, GFCI outlets and electrical panel exist but were not shown in photos — their presence and operation must be verified.",
"Water heater and main electrical panel are present and serviceable though not pictured.",
"No major deferred maintenance exists beyond what is visible in photos; community maintenance (roof, exterior painting, lawn care) is active per HOA listing."
],
"overall_score": 84.0,
"rubric_version": "nsP-2026-01"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "28 Via De Casas Norte Unit 28, Boynton Beach, FL, 33426",
"aggregate": {
"summary": "This 2BR villa appears to be in very good, recently renovated condition with a newer roof, recent A/C, impact windows/doors and full appliance package — likely to pass an initial Section 8/NSPIRE inspection after routine verification. Primary items to confirm before inspection: presence and placement of hard-wired or battery smoke detectors (bedrooms and common area), GFCI protection in kitchen/bath, operational hot water and water heater condition, and the electrical panel/status. No major structural or life-threatening hazards visible in photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 88.3,
"rationale": "Interior appears recently renovated: new-looking cabinetry, countertops, tile flooring, stainless appliances and fresh paint. No visible drywall, flooring or cosmetic defects in photos. Missing minor items (no visible smoke/CO detectors in photos) but appliances are present. Overall finish quality indicates only minor touch-ups likely."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 85.0,
"rationale": "Exterior stucco, roof shingles and site are well-maintained in photos. Pathway to entry is level; landscaping and common areas look maintained. Small wooden enclosure at front appears cosmetic. No standing water, foundation cracks, missing guardrails or unsafe stairs visible."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE code compliance risk",
"score": 79.3,
"rationale": "No visible exposed wiring, ceilings intact, entry door shows two locks (knob + likely deadbolt), walk path and exterior level and free of trip hazards. Ceiling vents/AC registers present. Photos do not show smoke detectors, bedroom egress windows, electrical panel or GFCI outlets — recent renovation increases likelihood they were installed but these items must be confirmed. No visible mold, active leaks, collapsed ceilings or structural sagging."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 78.3,
"rationale": "Listing states newer roof and 4-year-old A/C; ceiling HVAC vents visible and appliance package present (stove, fridge, dishwasher). No water heater, electrical panel or laundry hookups are shown in photos—cannot verify condition. No visible signs of plumbing leaks or roof failure. Systems appear recently updated but some service documentation and verification recommended."
}
],
"red_flags": [],
"confidence": 0.89,
"assumptions": [
"Listing is accurate that roof was recently replaced and A/C is 4 years old.",
"Renovation included bringing visible systems (electrical, plumbing) up to code — but documentation not provided.",
"Smoke detectors, CO alarms (if required by local code), and required GFCI outlets were likely installed during the renovation though not visible in photos.",
"Water heater, electrical panel and laundry hookups exist and are functional though not visible in listing photos.",
"Bedrooms have compliant egress windows/sliders as implied by listing and photos of living-area windows."
],
"score_method": "mean_of_criteria",
"overall_score": 83.0,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6478330651"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.