10169 S 40th Trl Trl S #259 · Boynton Beach, FL
Flood risk 4/10 · Minor
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.24%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 29 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +14.1/15.0
- Cash flow +6.7/30.0
- 1% rule +5.6/10.0
- Condition / age +4.0/5.0
- Livability +3.6/5.0
- Schools +2.8/10.0
- Rent growth +2.4/5.0
- DSCR +1.0/10.0
- Appreciation +0.0/10.0
$225,000
10169 S 40th Trl Trl S #259 · Boynton Beach, FL 33436
2 bd · 2.0 ba · 1,238 sqft · SingleFamily
· 170 Days on market
Built 1977
$182/sqft
· 15% below area
Est $264k · 15% under
$682/mo HOA · 29% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
QUIET END UNIT VILLA WITH PARK-LIKE SETTING IN GATED COMMUNITY**NEWER CARPET**NEWER A/C**ENCLOSED PATIO**NEWER CERAMIC TILE IN KITCHEN AND BATHS**NEWER CABINETS IN MASTER BATH**ACTIVE COMMUNITY CLUBHOUSE**3 POOLS, TENNIS, PARTIES, BINGO AND MORE
Key facts
- New kitchen
- New plumbing
- New flooring
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath single-family listed at $225k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-355 ($-4k/yr) — negative.
- To cash-flow at today's rent, offer at most $174k (22.8% below list).
- Meets the 1% rule at list price ($2k rent vs $225k).
- Recommended offer: $174k (22.8% below list) — sets the bar for cash-flow.
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: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% 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 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Zoned-school proficiency averages 28% 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 soft (-0.6%/yr); 648 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
- This rent runs 38% of the median local income ($76k/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 $7k 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 170 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts since 13y ago; this cycle's ask has dropped $34k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
- Current owner paid $74k; list at $225k implies a 204% gain — meaningful room to come down on a strong offer.
Risks & watch-outs
- Watch-outs: HOA is 29% of rent.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$173,588
(22.8% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 170 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
- Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.06% ✓
- Cap rate
- 4.40%
- Cash-on-cash
- -6.77%
- DSCR
- 0.70
- GRM
- 7.9
CMA / ARV
- ARV (median comp)
- $263,912
- List price
- $225,000
- Delta
- -14.74%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 10119 S 42nd Ter #129 | 0.14mi | 2/2.0 | 1,238 (0%) | 2mo | $270,000 | $218 | 92 |
| 10124 45th Ave S #410 | 0.42mi | 2/2.0 | 1,238 (0%) | 7mo | $160,000 | $129 | 75 |
| 3782 Lace Vine Ln | 0.34mi | 2/2.0 | 1,182 (-4%) | 3mo | $327,000 | $277 | 74 |
| 9860 Loquat Tree Run Unit A | 0.26mi | 2/2.0 | 1,404 (+13%) | 5mo | $240,000 | $171 | 62 |
| 9860 Chestnut Tree Ter Unit A | 0.34mi | 2/2.0 | 1,404 (+13%) | 4mo | $266,000 | $189 | 58 |
| 9800 Tabebuia Tree Dr Unit A | 0.40mi | 2/2.0 | 1,404 (+13%) | 1mo | $260,000 | $185 | 58 |
| 4380 Pear Tree Cir Unit A | 0.37mi | 2/2.0 | 1,404 (+13%) | 7mo | $355,000 | $253 | 55 |
| 4500 Ficus Tree Rd | 0.50mi | 2/2.0 | 1,404 (+13%) | 2mo | $285,000 | $203 | 53 |
| 1808 Banyan Creek Cir N | 0.69mi | 2/2.0 | 1,104 (-11%) | 0mo | $380,000 | $344 | 50 |
| 4717 Robinwood Ter Unit A | 0.61mi | 2/2.0 | 1,400 (+13%) | 2mo | $185,000 | $132 | 48 |
| 4723 Storkwood Ln Unit A | 0.61mi | 2/2.0 | 1,400 (+13%) | 2mo | $290,000 | $207 | 48 |
| 4525 Pandana Tree Rd Unit A | 0.57mi | 2/2.0 | 1,404 (+13%) | 5mo | $244,000 | $174 | 47 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -33.1%
- Equity multiple
- -0.04×
- Total profit
- $-65,614
- Equity at exit
- $33,548
10-year hold
- IRR
- -76.9%
- Equity multiple
- -0.77×
- Total profit
- $-111,400
- Equity at exit
- $19,454
Cash invested: $63,000 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 42 active · 41 under contract
- Months of supply
- 16.8 mo (6%/mo absorbed)
- Median asking
- $252,400 ($183/sqft)
- Median days on market
- 68 d
- This list price
- 29% of active listings are priced below it
- ARV vs active asking
- +16.4% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33436
- Home prices YoY
- -26.0%
- Rents YoY
- -0.6%
- Active inventory
- 648
- Price-to-rent
- 7.9×
Monthly cashflow live
↻
- Estimated rent
- $2,382 high interval (Pro) →
- Mortgage (P&I)
- −$1,180
- Tax est. 1.5%
- −$281 /mo · $3,375/yr
- Insurance
- −$94
- HOA
- −$682
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$500
- Net cashflow
- $-355
Break-even live
Break-even rent
$2,832
Max offer price
$173,588
Occupancy floor
—
Sensitivity live
| Price | -10% $-200 | -5% $-278 | +0% $-355 | +5% $-433 | +10% $-511 |
|---|---|---|---|---|---|
| Rent | -10% $-543 | -5% $-449 | +0% $-355 | +5% $-261 | +10% $-167 |
| Rate | -1.0pp $-242 | -0.5pp $-298 | base $-355 | +0.5pp $-414 | +1.0pp $-473 |
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
- $56,250
- Closing costs
- $6,750
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 9873 Lawrence Rd Boynton Beach, FL | 3.0 | 2.0 | 1400 | $2,744 | $1.96 | 89d | 1 | 0.18mi |
| 9873 Lawrence Rd Boynton Beach, FL | 2.0 | 1.0 | 900 | $2,117 | $2.35 | 4d | 1 | 0.18mi |
| 9873 Lawrence Rd Boynton Beach, FL | 2.0 | 2.0 | 1200 | $2,221 | $1.85 | 10d | 1 | 0.18mi |
| 9873 Lawrence Rd Boynton Beach, FL | 2.0 | 2.0 | 1200 | $2,199 | $1.83 | 0d | 1 | 0.18mi |
| 9873 Lawrence Rd Boynton Beach, FL | 2.0 | 1.0 | 900 | $2,091 | $2.32 | 0d | 1 | 0.18mi |
| 9873 Lawrence Rd Boynton Beach, FL | 3.0 | 2.0 | 1400 | $2,825 | $2.02 | 32d | 1 | 0.18mi |
| 9873 Lawrence Rd Boynton Beach, FL | 1.0 | 1.0 | 760 | $2,028 | $2.67 | 68d | 1 | 0.18mi |
| 9873 Lawrence Rd Boynton Beach, FL | 2.0 | 2.0 | 1200 | $2,318 | $1.93 | 88d | 1 | 0.18mi |
| 9873 Lawrence Rd Boynton Beach, FL | 2.0 | 2.0 | 1200 | $2,315 | $1.93 | 100d | 1 | 0.18mi |
| 9873 Lawrence Rd Boynton Beach, FL | 1.0 | 1.0 | 760 | $1,835 | $2.41 | 2d | 1 | 0.18mi |
| 9873 Lawrence Rd Boynton Beach, FL | 2.0 | 2.0 | 1200 | $2,281 | $1.90 | 6d | 1 | 0.18mi |
| 9873 Lawrence Rd Boynton Beach, FL | 1.0 | 1.0 | 760 | $1,938 | $2.55 | 26d | 1 | 0.18mi |
| 9873 Lawrence Rd Boynton Beach, FL | 2.0 | 2.0 | 1200 | $2,275 | $1.90 | 36d | 1 | 0.18mi |
| 9899 Kamena Cir Boynton Beach, FL | 2.0 | 2.5 | 1122 | $3,000 | $2.67 | 47d | 1 | 0.19mi |
| 9888 Kamena Cir #55 Boynton Beach, FL | 3.0 | 2.0 | 1199 | $2,750 | $2.29 | 24d | 1 | 0.20mi |
| 10140 S 44th Dr Unit 372 Boynton Beach, FL | 2.0 | 2.0 | 1238 | $2,600 | $2.10 | 26d | 1 | 0.24mi |
| 9740 Pecan Tree Dr Boynton Beach, FL | 2.0 | 2.0 | 1400 | $2,950 | $2.11 | 39d | 1 | 0.27mi |
| 4525 Nutmeg Tree Ln Unit A Boynton Beach, FL | 2.0 | 2.0 | 1404 | $3,000 | $2.14 | 120d | 1 | 0.42mi |
| 9794 Nickels Blvd #808 Boynton Beach, FL | 3.0 | 2.0 | 1458 | $2,750 | $1.89 | 54d | 1 | 0.43mi |
| 9940 Bauhinia Tree Way Unit B Boynton Beach, FL | 1.0 | 1.0 | 1200 | $1,500 | $1.25 | 70d | 1 | 0.44mi |
| 9940 Bauhinia Tree Way Unit B Boynton Beach, FL | 1.0 | 1.0 | 1200 | $2,000 | $1.67 | 120d | 1 | 0.44mi |
| 9746 Nickels Blvd Boynton Beach, FL | 2.0 | 2.0 | 1215 | $2,700 | $2.22 | 74d | 1 | 0.48mi |
| 9818 Nickels Blvd #1105 Boynton Beach, FL | 3.0 | 2.0 | 1458 | $3,100 | $2.13 | 6d | 1 | 0.49mi |
| 9818 Nickels Blvd #1101 Boynton Beach, FL | 2.0 | 2.0 | 1323 | $2,750 | $2.08 | 28d | 1 | 0.49mi |
| 4450 Nutmeg Tree Ln Unit B Boynton Beach, FL | 2.0 | 2.0 | 1404 | $2,500 | $1.78 | 85d | 1 | 0.51mi |
| 4520 Ficus Tree Rd Unit A Boynton Beach, FL | 2.0 | 2.0 | 1404 | $2,400 | $1.71 | 94d | 1 | 0.51mi |
| 4650 Rosewood Tree Ct Boynton Beach, FL | 2.0 | 2.0 | 1400 | $2,700 | $1.93 | 45d | 1 | 0.51mi |
| 9900 Pineapple Tree Dr #106 Boynton Beach, FL | 2.0 | 2.0 | 1008 | $2,250 | $2.23 | 120d | 1 | 0.65mi |
| 9930 Pineapple Tree Dr Boynton Beach, FL | 2.0 | 2.0 | 1008 | $2,100 | $2.08 | 45d | 1 | 0.65mi |
| 1842 Edgewater Dr Boynton Beach, FL | 2.0 | 2.0 | 1379 | $3,200 | $2.32 | 33d | 1 | 0.68mi |
| 3936 Tracewood Ln Boynton Beach, FL | 1.0 | 1.0 | 800 | $2,200 | $2.75 | 43d | 1 | 0.70mi |
| 9935 Pineapple Tree Dr #202 Boynton Beach, FL | 2.0 | 2.0 | 1008 | $2,575 | $2.55 | 111d | 1 | 0.71mi |
| 10051 Eaglewood Rd Unit A Boynton Beach, FL | 3.0 | 2.0 | 1400 | $2,200 | $1.57 | 71d | 1 | 0.75mi |
| 3561 Oberon Ave Boynton Beach, FL | 3.0 | 2.0 | 1248 | $2,850 | $2.28 | 116d | 1 | 0.75mi |
| 1201 Belmont Pl Boynton Beach, FL | 2.0 | 2.0 | 1143 | $2,400 | $2.10 | 120d | 1 | 0.88mi |
| 1207 Belmont Pl Boynton Beach, FL | 2.0 | 2.0 | 1304 | $3,000 | $2.30 | 20d | 1 | 0.88mi |
| 1503 Belmont Pl Boynton Beach, FL | 2.0 | 2.0 | 1137 | $2,350 | $2.07 | 51d | 1 | 0.88mi |
| 204 Belmont Pl Boynton Beach, FL | 1.0 | 1.0 | 878 | $2,200 | $2.51 | 120d | 1 | 0.88mi |
| 1005 Belmont Pl #1005 Boynton Beach, FL | 2.0 | 2.0 | 1143 | $2,500 | $2.19 | 81d | 1 | 0.88mi |
| 1201 Belmont Pl Boynton Beach, FL | 2.0 | 2.0 | 1143 | $2,400 | $2.10 | 115d | 1 | 0.88mi |
Property features AI
Finance
- HOA & community
- Limetree Condominium AssociationMonthly HOA feeAssociation amenities: clubhouse, fitness center, pool, tennis courts, pickleball courts, recreation facilitiesHOA covers cable TV, insurance, grounds and structure maintenance, sewer, trash, water, common areas, reserve funds, roof repairs, recreation facility, and pool servicePets allowed with possible restrictionsCommunity of 392 unitsSenior community
Exterior
- Parking
- Driveway with 2 open parking spaces (2 total)
- Utilities
- Public waterPublic sewerCable availableWater and sewer available
- Home design
- VillaSingle-storyEntry-level living areaFaces southUpdated/remodeledAccessible bedroom, entrance, full bath, and kitchen
- Construction
- CBS constructionShingle roof
- Exterior features
- Located on a cul-de-sacCorner lotPaved road frontageNo waterfront
Interior
- Kitchen
- DisposalDishwasherMicrowaveRefrigerator
- Bedrooms
- 2 bedrooms on main level
- Flooring
- Ceramic tileLaminate
- Bathrooms
- 2 full bathrooms on main level
- Heating & cooling
- Central heating (electric)Central air conditioningCeiling fan(s)
- Interior features
- Kitchen islandWalk-in closet(s)Stacked bedroom layoutPull-down attic stairsUnfurnished
- Laundry & utility
- Indoor laundryElectric water heater
HOA detail $682/mo · $8,184/yr
- Likely covers
- poolsecurity
Listing history 50 events
-
2026-09-23days on market $225,000 Active 170 DOM
-
2026-09-22days on market $225,000 Active 169 DOM
-
2026-09-21days on market $225,000 Active 168 DOM
-
2026-09-20days on market $225,000 Active 167 DOM
-
2026-09-18days on market $225,000 Active 165 DOM
-
2026-09-17days on market $225,000 Active 164 DOM
-
2026-09-16days on market $225,000 Active 163 DOM
-
2026-09-15days on market $225,000 Active 162 DOM
-
2026-09-13days on market $225,000 Active 160 DOM
-
2026-09-12days on market $225,000 Active 159 DOM
-
2026-09-11days on market $225,000 Active 158 DOM
-
2026-09-05days on market $225,000 Active 152 DOM
-
2026-09-04days on market $225,000 Active 151 DOM
-
2026-09-03pricedays on market $225,000 Active 150 DOM
-
2026-08-31days on market $242,500 Active 147 DOM
-
2026-08-29days on market $242,500 Active 145 DOM
-
2026-08-28days on market $242,500 Active 144 DOM
-
2026-08-27days on market $242,500 Active 143 DOM
-
2026-08-25days on market $242,500 Active 141 DOM
-
2026-08-24days on market $242,500 Active 140 DOM
-
2026-08-23days on market $242,500 Active 139 DOM
-
2026-08-22days on market $242,500 Active 138 DOM
-
2026-08-21days on market $242,500 Active 137 DOM
-
2026-08-20days on market $242,500 Active 136 DOM
-
2026-08-19days on market $242,500 Active 135 DOM
-
2026-08-18days on market $242,500 Active 134 DOM
-
2026-08-17days on market $242,500 Active 133 DOM
-
2026-08-16days on market $242,500 Active 132 DOM
-
2026-08-15days on market $242,500 Active 131 DOM
-
2026-08-14days on market $242,500 Active 130 DOM
-
2026-08-13days on market $242,500 Active 129 DOM
-
2026-08-12days on market $242,500 Active 128 DOM
-
2026-08-11days on market $242,500 Active 127 DOM
-
2026-08-10days on market $242,500 Active 126 DOM
-
2026-08-09days on market $242,500 Active 125 DOM
-
2026-08-08days on market $242,500 Active 124 DOM
-
2026-08-06days on market $242,500 Active 122 DOM
-
2026-08-05days on market $242,500 Active 121 DOM
-
2026-08-03days on market $242,500 Active 119 DOM
-
2026-07-31days on market $242,500 Active 116 DOM
-
2026-07-26pricedays on market $242,500 Active 111 DOM
-
2026-07-24days on market $245,000 Active 109 DOM
-
2026-07-23days on market $245,000 Active 108 DOM
-
2026-07-22remarks 674-char remark
-
2026-07-22days on market $245,000 Active 107 DOM
-
2026-07-21days on market $245,000 Active 106 DOM
-
2026-07-20days on market $245,000 Active 105 DOM
-
2026-07-18days on market $245,000 Active 103 DOM
-
2026-07-18days on market $245,000 Active 102 DOM
-
2026-07-16days on market $245,000 Active 101 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $28,582
- − Mortgage interest
- −$12,603
- − Property taxes
- −$3,375
- − Insurance
- −$1,125
- − Repairs & maintenance
- −$2,287
- − Management
- −$2,287
- − HOA
- −$8,184
- − Depreciation
- −$6,545
- Taxable loss
- −$7,824
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,878
- After-tax cash flow
- $-2,386/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.
Condition & rehab AI · 6 photos
80/100
Cosmetic rehab
Est. rehab $6,190–$18,570 screening
This remodeled condo is in excellent condition with a fresh exterior and updated interior, making it a great investment opportunity.
Value-add opportunities
- Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
- Both Landscaping improvements — A well-maintained yard can attract more buyers and renters. ↑
- Both New window treatments — New blinds or curtains can improve the home's aesthetic and energy efficiency. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 28/100
Zoned Schools
Elementary
Crosspointe Elementary School
F
FL #1,471/2,144
Nat'l #19,191/41,679
Middle
Congress Community Middle School
F
FL #522/571
Nat'l #10,474/14,009
High
Boynton Beach Community High
F
FL #565/667
Nat'l #14,670/17,239
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
B
Composite livability gradescore 72/100
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
- County
- Palm Beach County · 1,637,487 people
- City population
- 148,060
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 48,743
- Household income
- $75,789
- Rent vs Own
- Severe rent burden
- 14% of renters
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 0.64)
- Race & ethnicity
- White 52% Black 24% Hispanic / Latino 19% Two or more races 10% Asian 2%
- Hispanic origin (detail)
- Mexican 2% Puerto Rican 4% Cuban 3% Dominican 1%
- Common ancestry
- Hispanic 12% Romanian 3% Scotch-Irish 2%
- Foreign-born
- 27% · Canada, Jamaica, Vietnam
- Languages at home
- 64% English-only · Spanish 14% French/Haitian/Cajun 13% 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
- ▼ -109.59%
- Current HPI
- 311.7742
- Rent YoY
- ▼ -0.57%
- 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 |
|
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
+206.6% since first listed7 events — show timeline
- 2026-06-15 Price Changed $245,000 Beaches MLS
- 2026-05-18 Price Changed $250,000 Beaches MLS
- 2026-05-06 Price Changed $255,000 Beaches MLS
- 2026-04-04 Listed $259,000 Beaches MLS
- 2013-06-06 Sold (MLS) $74,000 Beaches MLS
- 2013-05-03 Pending — Beaches MLS
- 2013-04-10 Listed $79,900 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…