2102 NE 1st Way #103 · Boynton Beach, FL 33435

$74,300

1 bd · 1.5 ba · 744 sqft · Condo public records · 68 Days on market

Built 1971 $584/mo HOA · 32% 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 +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First floor, move in ready fully furnished condo! This is a 1 bedroom, 1 1/2 bathroom in the active 55+ community of Village Royale. Very spacious master bedroom and living room. Enclosed patio with full size washer / dryer. Sorry, no pets allowed. Community offers sparkling pool, clubhouse, shuffleboard and more! Water and basic cable included in HOA dues!

Key facts

• Clubhouse
• Utility closet
• First floor condo

Tags

• FIRST FLOOR CONDO
• ENCLOSED PATIO
• UTILITY CLOSET
• CLUBHOUSE
• SHUFFLEBOARD
• MINUTES TO INTERCOASTAL

Property features AI

Finance

• Financial info: Not a land-lease property; Community contains 248 units; Pets are not allowed
• HOA & community: Association: Village Royale Condo; Monthly association fee; Association amenities include clubhouse, pool, shuffleboard court, community room, maintained community areas and recreation facilities; Association fee includes cable TV, maintenance of grounds, sewer, trash, water, common areas, reserve funds, recreation facility and pool service; Senior community

Exterior

• Parking: Assigned deeded parking; Guest parking; Asphalt surfaces; Total of 15 parking spaces
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; One-level living; Entry on level 1; Faces north
• Construction: Concrete/CBS construction; Other roof type; 2-story building total; Building area recorded from public records
• Exterior features: Covered patio; Patio (glass enclosed); Partial chain link fencing; Paved road frontage; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Built-in features; Drapes and sliding window treatments; Furnished
• Laundry & utility: In-unit laundry in a closet (inside)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $74k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

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: Rolling Green Elementary School (math 21% / reading 26%, grade F, #2,061 of 2,144 statewide, top 96%, 692 students, 88% 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 22% at this address vs 50% district-wide (-27 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 rising (+3.6%/yr); 538 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $514 of loan paydown is wiped out by about $2k 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 + 3.6% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 32% 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 $69,842 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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?
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: 2.45% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.95%
• DSCR: 1.98
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.64% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.66×
• Total profit: $13,740
• Equity at exit: $11,078

10-year hold

• IRR: 25.7%
• Equity multiple: 3.38×
• Total profit: $49,562
• Equity at exit: $6,424

Cash invested: $20,804 (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 33435

• Rents YoY: 3.6%
• Active inventory: 538
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$390
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$31
• HOA: −$584
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $381

Break-even live

Break-even rent $1,342

Max offer price $74,300

Occupancy floor 74%

Sensitivity live

Price	-10% $423	-5% $402	+0% $381	+5% $359	+10% $338
Rent	-10% $236	-5% $308	+0% $381	+5% $453	+10% $525
Rate	-1.0pp $418	-0.5pp $399	base $381	+0.5pp $361	+1.0pp $342

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: $18,575
• Closing costs: $2,229
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2213 NE 1st Ct #103 Boynton Beach, FL	1.0	1.5	624	$1,350	$2.16	25d	1	0.19mi
408 NW 13th Ave Unit 2 Boynton Beach, FL	1.0	1.0	400	$1,375	$3.44	25d	1	0.66mi
430 NW 12th Ave Unit A Boynton Beach, FL	1.0	1.0	500	$2,195	$4.39	25d	1	0.72mi
977 Miner Rd Lantana, FL	1.0	1.0	500	$1,995	$3.99	25d	1	0.85mi
656 Manor Dr Unit 3 Boynton Beach, FL	—	1.0	650	$1,600	$2.46	23d	1	0.87mi
977 Miner Rd Unit 9 Hypoluxo, FL	1.0	1.0	500	$1,995	$3.99	0d	1	0.88mi
977 Miner Rd Unit 9 Hypoluxo, FL	1.0	1.0	500	$1,995	$3.99	3d	1	0.88mi
717 NE 10th Ave Unit 6 Boynton Beach, FL	1.0	1.0	700	$1,600	$2.29	9d	1	0.95mi
7871 Terrace Rd Unit A Lantana, FL	1.0	1.0	470	$1,500	$3.19	25d	1	0.98mi
7871 Terrace Rd Unit B Lantana, FL	1.0	1.0	470	$1,600	$3.40	9d	1	0.98mi
7871 Terrace Rd Unit B Lantana, FL	1.0	1.0	470	$1,600	$3.40	17d	1	0.98mi
615 NE 7th Ave Boynton Beach, FL	1.0	1.0	698	$1,699	$2.43	18d	1	1.03mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	25d	1	1.14mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	3d	1	1.14mi
22 S Loafing St Hypoluxo, FL	2.0	1.0	696	$1,300	$1.87	25d	1	1.14mi
518 NE 4th St Unit A Boynton Beach, FL	1.0	1.0	500	$1,700	$3.40	17d	1	1.16mi
689 NE 6th Ct #404 Boynton Beach, FL	1.0	1.0	703	$2,000	$2.84	25d	1	1.17mi
689 NE 6th Ct #4070 Boynton Beach, FL	1.0	1.0	703	$1,900	$2.70	18d	1	1.17mi
400 N Federal Hwy Unit N304 Boynton Beach, FL	1.0	1.0	640	$2,400	$3.75	25d	1	1.27mi
1660 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	798	$1,962	$2.46	0d	2	1.41mi
115 SW 1st Ave Boynton Beach, FL	1.0–2.0	1.0–2.0	804	$1,875	$2.33	16d	2	1.41mi
1690 Renaissance Commons Blvd Boynton Beach, FL	2.0–3.0	2.0	940	$2,300	$2.45	0d	3	1.42mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	21d	3	1.45mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	13d	3	1.45mi
101 S Federal Hwy Boynton Beach, FL	1.0–2.0	1.0–2.0	906	$2,012	$2.22	0d	15	1.50mi

HOA detail condo

• Monthly dues: $584 · $7,008/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $74,300 Active 68 DOM
2. 2026-06-18
   days on market $74,300 Active 65 DOM
3. 2026-06-17
   days on market $74,300 Active 64 DOM
4. 2026-06-16
   days on market $74,300 Active 63 DOM
5. 2026-06-15
   days on market $74,300 Active 62 DOM
6. 2026-06-13
   days on market $74,300 Active 60 DOM
7. 2026-06-09
   days on market $74,300 Active 56 DOM
8. 2026-06-08
   days on market $74,300 Active 55 DOM
9. 2026-06-07
   days on market $74,300 Active 54 DOM
10. 2026-06-04
    days on market $74,300 Active 51 DOM
11. 2026-06-03
    days on market $74,300 Active 50 DOM
12. 2026-06-02
    days on market $74,300 Active 49 DOM
13. 2026-06-01
    days on market $74,300 Active 48 DOM
14. 2026-05-31
    days on market $74,300 Active 47 DOM
15. 2026-05-08
    price $74,400
16. 2026-04-29
    price $79,999
17. 2026-04-14
    listed $84,000 Active
18. 2020-09-16
    soldstatus $55,000
19. 2020-09-11
    soldstatus $55,000 Closed 359-char remark

    Show marketing remark (359 chars)

    First floor, move in ready fully furnished condo! This is a 1 bedroom, 1 1/2 bathroom in the active 55+ community of Village Royale. Very spacious master bedroom and living room. Enclosed patio with full size washer / dryer. Sorry, no pets allowed. Community offers sparkling pool, clubhouse, shuffleboard and more! Water and basic cable included in HOA dues!

20. 2020-07-22
    status Pending 359-char remark

    Show marketing remark (359 chars)

    First floor, move in ready fully furnished condo! This is a 1 bedroom, 1 1/2 bathroom in the active 55+ community of Village Royale. Very spacious master bedroom and living room. Enclosed patio with full size washer / dryer. Sorry, no pets allowed. Community offers sparkling pool, clubhouse, shuffleboard and more! Water and basic cable included in HOA dues!

21. 2020-05-19
    listed $59,000 Active 359-char remark

    Show marketing remark (359 chars)

    First floor, move in ready fully furnished condo! This is a 1 bedroom, 1 1/2 bathroom in the active 55+ community of Village Royale. Very spacious master bedroom and living room. Enclosed patio with full size washer / dryer. Sorry, no pets allowed. Community offers sparkling pool, clubhouse, shuffleboard and more! Water and basic cable included in HOA dues!

22. 2011-09-08
    historical
23. 2010-09-07
    listed $24,500
24. 2010-04-26
    soldstatus $18,000
25. 2010-04-22
    soldstatus $18,000
26. 2010-03-21
    historical
27. 2010-03-04
    listed $22,000
28. 1996-04-09
    soldstatus $17,000

ⓘ 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: $670 · $56/mo
• Projected year-2 tax: $670 · $56/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 10/10 Extreme 7 d/yr ≥105°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: $21,888
• − Mortgage interest: −$4,162
• − Property taxes: −$670
• − Insurance: −$372
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − HOA: −$7,008
• − Depreciation: −$2,161
• Taxable income: $4,013
• Est. tax owed @ 24.0%: −$963
• After-tax cash flow: $3,603/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): 37,833
• Household income: $67,979
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1623.0

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 0.65)
• Race & ethnicity: White 41% Black 40% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 23% Romanian 2% Lithuanian 2%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 61% English-only · French/Haitian/Cajun 24% Spanish 11% 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: ▼ -345.86%
• Current HPI: 371.0527
• Rent YoY: ▲ 3.64%
• 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

+337.6% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $74,400 Beaches MLS
• 2026-04-29 Price Changed $79,999 Beaches MLS
• 2026-04-14 Listed $84,000 Beaches MLS
• 2020-09-16 Sold (Public Records) $55,000 Public Records
• 2020-09-11 Sold (MLS) $55,000 Beaches MLS
• 2020-07-22 Pending — Beaches MLS
• 2020-05-19 Listed $59,000 Beaches MLS
• 2011-09-08 Listing Removed — Beaches MLS
• 2010-09-07 Listed $24,500 Beaches MLS
• 2010-04-26 Sold (Public Records) $18,000 Public Records
• 2010-04-22 Sold (MLS) $18,000 Beaches MLS
• 2010-03-21 Listing Removed — Beaches MLS
• 2010-03-04 Listed $22,000 Beaches MLS
• 1996-04-09 Sold (Public Records) $17,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $670 · +5.0% YoY. Source: county tax records.