680 W Horizons W W #103 · Boynton Beach, FL 33435

$138,000

1 bd · 1.5 ba · 718 sqft · Condo public records · 31 Days on market

Built 1966

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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).

• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location Location Location - the community is located directly on the Intracoastal with breathtaking views of the sunrise, drawbridge over the waterway and passing boats. The unit is steps away from the Intracoastal waterway, a bike ride to shops, restaurants, boat charters and the Atlantic ocean. Sterling Village provides all the amenities anyone could desire from community pool, community clubhouse with activities waiting just for you and shuffleboard. This first floor furnished unit has been tastefully decorated with quality furniture, bathrooms were renovated, the sofa is a queen sleeper, there is tile throughout the unit and provides an assigned parking space directly in front of the screened patio.

Key facts

• Craft room
• Billiards game room
• 2 parking spots

Tags

• UPDATES IN THE BATHROOMS
• NEWLY REMODELED CLUBHOUSE
• BRAND NEW FITNESS CENTER
• BILLIARDS GAME ROOM
• CRAFT ROOM
• HEATED COOLED COMMUNITY POOL

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Senior community; No land lease

Exterior

• Parking: Assigned parking; Deeded parking; Guest parking; 2 total parking spaces
• Security: Gated community (no guard)
• Utilities: Public water; Public sewer; Cable connected; Electricity available; Sewer connected; Water available
• Home design: Condominium; One level; Faces north; Resale
• Construction: Built with CBS construction; Composition/shingle roof; 2 total stories
• Exterior features: Screened patio; Patio; Not waterfront; East of US-1 road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window/wall heating; Ceiling fan(s); Wall/window cooling units
• Interior features: Walk-in closet(s); Blinds
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $134k (3.0% 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: Forest Park Elementary School (math 42% / reading 38%, grade F, #1,491 of 2,144 statewide, top 70%, 571 students, 81% 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 73% FRL vs 52% district-wide (21 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 rising (+3.6%/yr); 536 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 34% of the median local income ($68k/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 $954 of loan paydown is wiped out by about $4k 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 31 days — a 3% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: major flood risk; 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 $133,860 (3.0% below list)

Questions for the listing agent

1. 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?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 1.39% ✓
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 6.0

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: -24.1%
• Equity multiple: 0.17×
• Total profit: $-32,232
• Equity at exit: $20,576

10-year hold

• IRR: -15.3%
• Equity multiple: 0.07×
• Total profit: $-35,862
• Equity at exit: $11,932

Cash invested: $38,640 (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: 536
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$724
• Tax from tax record: −$188 /mo · $2,260/yr
• Insurance: −$58
• HOA est. from 3 same-building comps: −$728
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-182

Break-even live

Break-even rent $2,149

Max offer price $105,827

Occupancy floor —

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Horizons W #207 Boynton Beach, FL	1.0	1.0	570	$1,200	$2.11	24d	1	0.04mi
800 Horizons W #211 Boynton Beach, FL	1.0	1.0	570	$1,650	$2.89	15d	1	0.07mi
850 Horizons E #309 Boynton Beach, FL	1.0	1.5	646	$1,990	$3.08	20d	1	0.12mi
650 Horizons E #107 Boynton Beach, FL	1.0	1.0	570	$1,600	$2.81	24d	1	0.12mi
240 Horizons W #108 Boynton Beach, FL	1.0	1.5	646	$1,600	$2.48	24d	1	0.19mi
1001 S Federal Hwy Unit 3 Boynton Beach, FL	1.0	1.0	650	$1,995	$3.07	24d	1	0.21mi
640 SE 2nd Ave Unit 111 Boynton Beach, FL	1.0	1.0	650	$1,720	$2.65	3d	1	0.24mi
101 S Federal Hwy Boynton Beach, FL	1.0–2.0	1.0–2.0	969	$2,012	$2.08	1d	17	0.29mi
207 SE 4th Ave Boynton Beach, FL	1.0	1.0	650	$1,795	$2.76	2d	1	0.32mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	19d	3	0.38mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	12d	3	0.38mi
638 Snug Harbor Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	747	$1,600	$2.14	24d	2	0.40mi
640 Snug Harbor Dr Unit F3 Boynton Beach, FL	1.0	1.0	629	$2,500	$3.97	10d	1	0.43mi
400 N Federal Hwy Unit N304 Boynton Beach, FL	1.0	1.0	640	$2,400	$3.75	24d	1	0.54mi
115 SW 1st Ave Boynton Beach, FL	1.0–2.0	1.0–2.0	804	$1,875	$2.33	15d	2	0.57mi
518 NE 4th St Unit A Boynton Beach, FL	1.0	1.0	500	$1,700	$3.40	16d	1	0.64mi
5505 N Ocean Blvd Ocean Ridge, FL	1.0–2.0	1.0–2.0	774	$1,950	$2.52	10d	3	0.67mi
689 NE 6th Ct #4070 Boynton Beach, FL	1.0	1.0	703	$1,900	$2.70	17d	1	0.76mi
689 NE 6th Ct #404 Boynton Beach, FL	1.0	1.0	703	$2,000	$2.84	24d	1	0.76mi
615 NE 7th Ave Boynton Beach, FL	1.0	1.0	698	$1,699	$2.43	17d	1	0.81mi
6520 N Ocean Blvd Apt 3 Ocean Ridge, FL	1.0	1.0	702	$3,500	$4.99	24d	1	0.81mi
6520 N Ocean Blvd Ocean Ridge, FL	1.0–2.0	1.0	776	$2,400	$3.09	12d	1	0.81mi
515 SE 20th Ave Boynton Beach, FL	2.0	1.0	787	$1,689	$2.14	7d	3	0.81mi
405 SE 20th Ave Unit 5F Boynton Beach, FL	—	1.0	600	$1,489	$2.48	22d	1	0.83mi
22 Oceanview Dr Ocean Ridge, FL	1.0	1.0	620	$3,500	$5.65	24d	1	0.90mi
2303 S Federal Hwy #19 Boynton Beach, FL	1.0	1.0	615	$1,450	$2.36	5d	1	0.97mi
1407 Tuscany Way #1407 Boynton Beach, FL	1.0	1.0	721	$2,100	$2.91	3d	1	0.97mi
2301 SE 4th St Unit 15 Boynton Beach, FL	1.0	1.0	573	$1,545	$2.70	24d	1	0.99mi
2301 SE 4th St #11 Boynton Beach, FL	1.0	1.0	573	$1,595	$2.78	24d	1	0.99mi
717 NE 10th Ave Unit 6 Boynton Beach, FL	1.0	1.0	700	$1,600	$2.29	7d	1	0.99mi
2412 Tuscany Way Boynton Beach, FL	1.0	1.0	750	$3,000	$4.00	24d	1	0.99mi
21 Ruthmary Ave Unit G Briny Breezes, FL	1.0	1.0	396	$2,850	$7.20	24d	1	1.01mi
656 Manor Dr Unit 3 Boynton Beach, FL	—	1.0	650	$1,600	$2.46	22d	1	1.04mi
4603 N Ocean Blvd Unit 1018163P Boynton Beach, FL	2.0	1.0	581	$2,573	$4.43	22d	1	1.10mi
205 Coral Rd Unit 1 Boynton Beach, FL	1.0	1.0	500	$2,300	$4.60	24d	1	1.13mi
430 NW 12th Ave Unit A Boynton Beach, FL	1.0	1.0	500	$2,195	$4.39	24d	1	1.31mi
408 NW 13th Ave Unit 2 Boynton Beach, FL	1.0	1.0	400	$1,375	$3.44	24d	1	1.33mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $138,000 Active 31 DOM
2. 2026-06-17
   days on market $138,000 Active 30 DOM
3. 2026-06-16
   days on market $138,000 Active 29 DOM
4. 2026-06-15
   days on market $138,000 Active 28 DOM
5. 2026-06-13
   days on market $138,000 Active 26 DOM
6. 2026-06-09
   days on market $138,000 Active 22 DOM
7. 2026-06-08
   days on market $138,000 Active 21 DOM
8. 2026-06-07
   days on market $138,000 Active 20 DOM
9. 2026-06-04
   days on market $138,000 Active 17 DOM
10. 2026-06-03
    days on market $138,000 Active 16 DOM
11. 2026-06-02
    days on market $138,000 Active 15 DOM
12. 2026-06-01
    days on market $138,000 Active 14 DOM
13. 2026-05-31
    days on market $138,000 Active 13 DOM
14. 2026-05-18
    listed $138,000 Active
15. 2026-04-06
    historical
16. 2024-12-27
    price $136,000
17. 2024-10-16
    listed $138,000 Active
18. 2021-12-15
    soldstatus $130,000
19. 2021-12-10
    soldstatus $130,000 Closed 714-char remark

    Show marketing remark (714 chars)

    Location Location Location - the community is located directly on the Intracoastal with breathtaking views of the sunrise, drawbridge over the waterway and passing boats. The unit is steps away from the Intracoastal waterway, a bike ride to shops, restaurants, boat charters and the Atlantic ocean. Sterling Village provides all the amenities anyone could desire from community pool, community clubhouse with activities waiting just for you and shuffleboard. This first floor furnished unit has been tastefully decorated with quality furniture, bathrooms were renovated, the sofa is a queen sleeper, there is tile throughout the unit and provides an assigned parking space directly in front of the screened patio.

20. 2021-10-30
    status Pending 714-char remark

    Show marketing remark (714 chars)

    Location Location Location - the community is located directly on the Intracoastal with breathtaking views of the sunrise, drawbridge over the waterway and passing boats. The unit is steps away from the Intracoastal waterway, a bike ride to shops, restaurants, boat charters and the Atlantic ocean. Sterling Village provides all the amenities anyone could desire from community pool, community clubhouse with activities waiting just for you and shuffleboard. This first floor furnished unit has been tastefully decorated with quality furniture, bathrooms were renovated, the sofa is a queen sleeper, there is tile throughout the unit and provides an assigned parking space directly in front of the screened patio.

21. 2021-10-12
    listed $132,000 Active 714-char remark

    Show marketing remark (714 chars)

    Location Location Location - the community is located directly on the Intracoastal with breathtaking views of the sunrise, drawbridge over the waterway and passing boats. The unit is steps away from the Intracoastal waterway, a bike ride to shops, restaurants, boat charters and the Atlantic ocean. Sterling Village provides all the amenities anyone could desire from community pool, community clubhouse with activities waiting just for you and shuffleboard. This first floor furnished unit has been tastefully decorated with quality furniture, bathrooms were renovated, the sofa is a queen sleeper, there is tile throughout the unit and provides an assigned parking space directly in front of the screened patio.

22. 2021-04-07
    soldstatus $88,000
23. 2021-03-29
    soldstatus $88,000 Closed
24. 2021-02-27
    historical Contingent
25. 2021-01-13
    status Active
26. 2021-01-12
    historical
27. 2021-01-11
    listed $98,000 Active
28. 2015-01-24
    soldstatus $40,000
29. 2015-01-16
    soldstatus $40,000 Closed
30. 2015-01-07
    status Pending
31. 2014-12-22
    price $45,000
32. 2014-11-03
    price $49,900
33. 2014-10-27
    historical
34. 2014-10-08
    listed $55,900 Active
35. 2014-09-02
    historical
36. 2014-05-12
    listed $55,900 Active
37. 2004-03-26
    soldstatus $63,000
38. 2002-11-20
    listed $45,000
39. 1998-05-20
    soldstatus $21,000

ⓘ 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: $2,260 · $188/mo
• Projected year-2 tax: $2,260 · $188/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 6/10 Major FEMA zone X (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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

Taxation est. · year 1

• Rental income: $23,018
• − Mortgage interest: −$7,730
• − Property taxes: −$2,260
• − Insurance: −$690
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − HOA: −$8,736
• − Depreciation: −$4,015
• Taxable loss: −$4,095
• Est. tax savings @ 24.0%: +$983
• After-tax cash flow: $-1,203/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

+557.1% since first listed

26 events — show timeline

• 2026-05-18 Listed $138,000 Beaches MLS
• 2026-04-06 Listing Removed — Beaches MLS
• 2024-12-27 Price Changed $136,000 Beaches MLS
• 2024-10-16 Listed $138,000 Beaches MLS
• 2021-12-15 Sold (Public Records) $130,000 Public Records
• 2021-12-10 Sold (MLS) $130,000 Beaches MLS
• 2021-10-30 Pending — Beaches MLS
• 2021-10-12 Listed $132,000 Beaches MLS
• 2021-04-07 Sold (Public Records) $88,000 Public Records
• 2021-03-29 Sold (MLS) $88,000 Beaches MLS
• 2021-02-27 Contingent — Beaches MLS
• 2021-01-13 Relisted — Beaches MLS
• 2021-01-12 Listing Removed — Beaches MLS
• 2021-01-11 Listed $98,000 Beaches MLS
• 2015-01-24 Sold (Public Records) $40,000 Public Records
• 2015-01-16 Sold (MLS) $40,000 Beaches MLS
• 2015-01-07 Pending — Beaches MLS
• 2014-12-22 Price Changed $45,000 Beaches MLS
• 2014-11-03 Price Changed $49,900 Beaches MLS
• 2014-10-27 Listing Removed — Beaches MLS
• 2014-10-08 Listed $55,900 Beaches MLS
• 2014-09-02 Listing Removed — Beaches MLS
• 2014-05-12 Listed $55,900 Beaches MLS
• 2004-03-26 Sold (Public Records) $63,000 Public Records
• 2002-11-20 Listed $45,000 Beaches MLS
• 1998-05-20 Sold (Public Records) $21,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,260 · +3.8% YoY. Source: county tax records.