142 NW 10th Ct · Boynton Beach, FL 33426

$250,000

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 175 Days on market

Built 1969 4,751 sqft lot $184/mo HOA · 8% 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 +13.9/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Palm Beach Leisureville is a 55+ active adult community in Boynton Beach,  FL. This cozy residence offers a comfortable living space with one bedroom and a bathroom. The home features tile floors and recessed lighting. The kitchen is fully equipped for everyday cooking, and the backyard is an enclosed patio, providing a protected outdoor area. The home has central air conditioning and heating, along with an in-home washer and dryer for convenience. The property is close to grocery stores, restaurants, cafés, shopping, and local sports and recreation options, making it easy to stay active and enjoy the area. Suitable for families, this home is a solid choice for comfortable

Key facts

• Tile floors
• Recessed lighting
• Enclosed patio

Tags

• TILE FLOORS
• RECESSED LIGHTING
• ENCLOSED PATIO
• CENTRAL AIR CONDITIONING
• IN-HOME WASHER AND DRYER

Property features AI

Finance

• HOA & community: Monthly association fee; Clubhouse; Game room; Senior community

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story; Faces north; Resale property
• Construction: Block construction; Flat and tile roof
• Exterior features: Patio; Community pool

Interior

• Kitchen: Dryer; Dishwasher; Electric range; Microwave; Refrigerator; Washer
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Walk-in closet(s)
• Laundry & utility: Laundry/utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $29 ($343/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 $228k (8.9% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 4.3% in Boynton Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Galaxy Elementary School (math 36% / reading 39%, grade F, #1,596 of 2,144 statewide, top 75%, 617 students, 87% FRL); Congress Community Middle School (math 21% / reading 28%, grade F, #522 of 571 statewide, top 93%, 988 students, 72% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 50% district-wide (-22 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 232 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 37% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $137k; list at $250k implies a 82% 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 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 1969 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.91% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.38×
• Total profit: $-43,276
• Equity at exit: $37,276

10-year hold

• IRR: -14.7%
• Equity multiple: 0.24×
• Total profit: $-53,384
• Equity at exit: $21,615

Cash invested: $70,000 (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 33426

• Rents YoY: 0.9%
• Active inventory: 232
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$171 /mo · $2,049/yr
• Insurance: −$104
• HOA: −$184
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $29

Break-even live

Break-even rent $2,240

Max offer price $250,000

Occupancy floor 94%

Sensitivity live

Price	-10% $170	-5% $99	+0% $29	+5% $-42	+10% $-113
Rent	-10% $-151	-5% $-61	+0% $29	+5% $119	+10% $208
Rate	-1.0pp $154	-0.5pp $92	base $29	+0.5pp $-36	+1.0pp $-102

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Leisure Ln Boynton Beach, FL	2.0	2.0	1428	$2,400	$1.68	6d	1	0.08mi
815 Boynton Beach Blvd Unit 12-106 Boynton Beach, FL	2.0	2.0	887	$2,500	$2.82	6d	1	0.10mi
815 Boynton Beach Blvd Unit 14-106 Boynton Beach, FL	2.0	2.0	887	$2,050	$2.31	14d	1	0.12mi
815 Boynton Beach Blvd Unit 14-106 Boynton Beach, FL	2.0	2.0	887	$2,250	$2.54	26d	1	0.12mi
815 Boynton Beach Blvd Unit 6-104 Boynton Beach, FL	1.0	1.0	791	$1,850	$2.34	13d	1	0.13mi
815 Boynton Beach Blvd Unit 14-102 Boynton Beach, FL	1.0	1.0	768	$1,800	$2.34	7d	1	0.13mi
815 Boynton Beach Blvd Unit 11-202 Boynton Beach, FL	2.0	2.0	994	$2,000	$2.01	26d	1	0.13mi
815 W Boynton Beach Blvd Boynton Beach, FL	2.0	2.0	885	$2,250	$2.54	4d	4	0.13mi
815 Boynton Beach Blvd Unit 2-106 Boynton Beach, FL	2.0	2.0	887	$1,800	$2.03	9d	1	0.14mi
815 Boynton Beach Blvd Unit 15-203 Boynton Beach, FL	2.0	2.0	884	$2,200	$2.49	26d	1	0.14mi
815 Boynton Beach Blvd Unit 10-203 Boynton Beach, FL	2.0	2.0	1104	$1,850	$1.68	26d	1	0.15mi
1036 Coral Dr Boynton Beach, FL	3.0	2.0	1287	$3,800	$2.95	26d	1	0.17mi
815 Boynton Beach Blvd Unit 10-205 Boynton Beach, FL	2.0	2.0	884	$1,900	$2.15	20d	1	0.21mi
815 Boynton Beach Blvd Unit 10-205 Boynton Beach, FL	2.0	2.0	884	$1,800	$2.04	5d	1	0.21mi
815 Boynton Beach Blvd Unit 16-205 Boynton Beach, FL	2.0	2.0	884	$2,150	$2.43	13d	1	0.21mi
815 Boynton Beach Blvd Unit 12-101 Boynton Beach, FL	2.0	2.0	887	$1,900	$2.14	26d	1	0.21mi
806 Ocean Dr Boynton Beach, FL	2.0	1.0	1012	$2,100	$2.08	26d	1	0.26mi
907 SW 3rd Ave Boynton Beach, FL	2.0	2.0	1480	$2,500	$1.69	26d	1	0.26mi
108 SW 9th St Boynton Beach, FL	2.0	1.5	1080	$2,900	$2.69	26d	1	0.30mi
1009 SW 3rd Way Boynton Beach, FL	2.0	1.0	1050	$2,200	$2.10	7d	1	0.31mi
123 SW 13th St Boynton Beach, FL	2.0	1.0	1044	$2,275	$2.18	26d	1	0.39mi
812 NW 6th Ave Boynton Beach, FL	3.0	2.0	1196	$3,600	$3.01	26d	1	0.40mi
600 Sealofts Dr Boynton Beach, FL	1.0	1.0	882	$2,476	$2.81	6d	1	0.43mi
600 Sealofts Dr Boynton Beach, FL	1.0	1.0	882	$2,360	$2.68	4d	1	0.43mi
600 Sealofts Dr Boynton Beach, FL	1.0–3.0	1.0–2.5	1217	$2,849	$2.34	0d	15	0.43mi
600 Sealofts Dr Boynton Beach, FL	2.0	2.0	1066	$2,716	$2.55	5d	1	0.43mi
626 NW 7th St Boynton Beach, FL	3.0	3.0	1390	$3,500	$2.52	9d	1	0.47mi
100 Newlake Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1261	$2,514	$1.99	1d	22	0.68mi
1575 SW 8th St Boynton Beach, FL	1.0–3.0	1.0–2.0	1104	$2,288	$2.07	0d	23	0.70mi
1000 Audace Ave Boynton Beach, FL	2.0	2.0	1165	$2,800	$2.40	26d	1	0.74mi
1000 Audace Ave Boynton Beach, FL	1.0	1.0	800	$2,180	$2.73	24d	1	0.74mi
1000 Audace Ave Boynton Beach, FL	1.0	1.0	800	$2,180	$2.73	19d	1	0.74mi
1100 Audace Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1021	$2,650	$2.59	0d	23	0.77mi
2086 SW 12th Ave Boynton Beach, FL	2.0	2.0	1428	$2,400	$1.68	20d	1	0.84mi
1561 Stonehaven Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	975	$2,084	$2.14	5d	4	0.84mi
518 NW 10th Ave Boynton Beach, FL	2.0	2.0	1248	$1,600	$1.28	9d	1	0.88mi
525 NW 10th Ave Boynton Beach, FL	3.0	1.0	836	$2,300	$2.75	26d	1	0.89mi
519 Martin Luther King Junior Blvd Unit B Boynton Beach, FL	2.0	1.0	800	$1,950	$2.44	26d	1	0.90mi
2 Renaissance Way #305 Boynton Beach, FL	3.0	2.0	1367	$3,200	$2.34	6d	1	0.97mi
4 Renaissance Way #302 Boynton Beach, FL	1.0	1.0	747	$1,945	$2.60	13d	1	0.98mi

HOA detail

• Monthly dues: $184 · $2,208/yr

Listing history 42 events

1. 2026-06-21
   days on market $250,000 Active 175 DOM
2. 2026-06-18
   days on market $250,000 Active 172 DOM
3. 2026-06-17
   days on market $250,000 Active 171 DOM
4. 2026-06-16
   days on market $250,000 Active 170 DOM
5. 2026-06-15
   days on market $250,000 Active 169 DOM
6. 2026-06-13
   days on market $250,000 Active 167 DOM
7. 2026-06-09
   days on market $250,000 Active 163 DOM
8. 2026-06-07
   days on market $250,000 Active 161 DOM
9. 2026-06-04
   days on market $250,000 Active 158 DOM
10. 2026-06-03
    days on market $250,000 Active 157 DOM
11. 2026-06-01
    days on market $250,000 Active 155 DOM
12. 2026-05-31
    days on market $250,000 Active 154 DOM
13. 2026-03-13
    price $250,000
14. 2026-01-12
    status Active
15. 2025-12-01
    listed $280,000 Active
16. 2023-09-17
    historical
17. 2023-07-23
    historical $2,300
18. 2023-07-16
    listed $2,300
19. 2023-05-11
    listed $290,000 Active
20. 2022-11-22
    historical
21. 2022-05-30
    status Active
22. 2022-05-25
    historical
23. 2022-05-22
    listed $290,000 Active
24. 2020-08-03
    soldstatus $137,000
25. 2020-07-28
    soldstatus $137,000 Closed
26. 2020-07-02
    status Contingent
27. 2020-06-20
    status Pending
28. 2020-06-20
    historical
29. 2020-06-05
    price $143,000
30. 2020-04-28
    price $145,000
31. 2020-03-14
    price $148,000
32. 2020-03-13
    listed $142,000 Active
33. 2017-01-04
    soldstatus $98,000
34. 2016-12-28
    soldstatus $98,000 Closed
35. 2016-12-14
    status Pending
36. 2016-11-30
    historical Active Under Contract
37. 2016-11-05
    listed $115,000 Active
38. 2008-06-05
    soldstatus $65,000
39. 2008-05-09
    soldstatus $65,000
40. 2008-05-02
    historical
41. 2008-02-14
    listed $79,900
42. 1969-01-01
    soldstatus $12,400

ⓘ 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: $2,049 · $171/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$26/yr (+$2/mo · 1.3%)

ⓘ 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) · 28% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥105°F today · 19 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: $27,320
• − Mortgage interest: −$14,004
• − Property taxes: −$2,049
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − HOA: −$2,208
• − Depreciation: −$7,273
• Taxable loss: −$3,835
• Est. tax savings @ 24.0%: +$920
• After-tax cash flow: $1,263/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

• Census place: Boynton Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 148,060
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 24,255
• Household income: $74,223
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 1417.0

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 0.66)
• Race & ethnicity: White 51% Black 23% Hispanic / Latino 17% Two or more races 14% Asian 4%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 9% Romanian 2% Lithuanian 2%
• Foreign-born: 29% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 16% French/Haitian/Cajun 11% Other Indo-European 5%

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: ▼ -205.96%
• Current HPI: 335.3805
• Rent YoY: ▲ 0.93%
• 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

+1916.1% since first listed

30 events — show timeline

• 2026-03-13 Price Changed $250,000 MARMLS
• 2026-01-12 Relisted — MARMLS
• 2025-12-01 Listed $280,000 MARMLS
• 2023-09-17 Listing Removed — Beaches MLS
• 2023-07-23 Rental Removed $2,300 RMLSFL
• 2023-07-16 Listed for Rent $2,300 RMLSFL
• 2023-05-11 Listed $290,000 Beaches MLS
• 2022-11-22 Listing Removed — Beaches MLS
• 2022-05-30 Relisted — Beaches MLS
• 2022-05-25 Listing Removed — Beaches MLS
• 2022-05-22 Listed $290,000 Beaches MLS
• 2020-08-03 Sold (Public Records) $137,000 Public Records
• 2020-07-28 Sold (MLS) $137,000 Beaches MLS
• 2020-07-02 Relisted — Beaches MLS
• 2020-06-20 Pending — Beaches MLS
• 2020-06-20 Listing Removed — Beaches MLS
• 2020-06-05 Price Changed $143,000 Beaches MLS
• 2020-04-28 Price Changed $145,000 Beaches MLS
• 2020-03-14 Price Changed $148,000 Beaches MLS
• 2020-03-13 Listed $142,000 Beaches MLS
• 2017-01-04 Sold (Public Records) $98,000 Public Records
• 2016-12-28 Sold (MLS) $98,000 Beaches MLS
• 2016-12-14 Pending — Beaches MLS
• 2016-11-30 Contingent — Beaches MLS
• 2016-11-05 Listed $115,000 Beaches MLS
• 2008-06-05 Sold (Public Records) $65,000 Public Records
• 2008-05-09 Sold (MLS) $65,000 Beaches MLS
• 2008-05-02 Listing Removed — Beaches MLS
• 2008-02-14 Listed $79,900 Beaches MLS
• 1969-01-01 Sold (Public Records) $12,400 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,049 · +3.4% YoY. Source: county tax records.