2001 Woolbright Rd Unit F204 · Boynton Beach, FL 33426

$170,000

2 bd · 2.0 ba · 986 sqft · Condo public records · 71 Days on market

Built 1980 $500/mo HOA · 23% 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 +16.0/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unit features ceramic tile & laminate flooring throughout & a screened patio overlooking the community. The community is conveniently located near 95 and the heart of Boynton Beach, Renaissance Commons which has a host of restaurants and shops and the Boynton Beach mall.

Key facts

• $500 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Association allows access to pool
• Financial info: No investor/multifamily income or expense details provided
• HOA & community: Monthly HOA fee of 500; HOA covers water and pest control

Exterior

• Parking: Assigned and common parking (total 2 spaces)
• Security: No pet policy indicated
• Utilities: Public water; Public sewer; Water connected
• Home design: Condominium; Two-story building; East-facing
• Construction: CBS construction; Shingle roof; Resale property
• Exterior features: Not waterfront; No waterfront features listed; Community pool (association amenity)

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: No interior-specific built-ins or extras listed
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: 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 flat; 227 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $1k of loan paydown is wiped out by about $5k 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 71 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask is 7807% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $120k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.28% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 6.5

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: -16.0%
• Equity multiple: 0.45×
• Total profit: $-26,335
• Equity at exit: $25,348

10-year hold

• IRR: -13.2%
• Equity multiple: 0.32×
• Total profit: $-32,235
• Equity at exit: $14,698

Cash invested: $47,600 (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: 227
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,171 high
• Mortgage (P&I): −$891
• Tax from tax record: −$169 /mo · $2,026/yr
• Insurance: −$71
• HOA: −$500
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $84

Break-even live

Break-even rent $2,065

Max offer price $170,000

Occupancy floor 91%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 W Woolbright Rd Unit F204 Boynton Beach, FL	2.0	2.0	986	$1,975	$2.00	24d	1	0.03mi
2141 W Woolbright Rd Unit L106 Boynton Beach, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.13mi
1575 SW 8th St Boynton Beach, FL	1.0–3.0	1.0–2.0	1104	$2,286	$2.07	2d	25	0.44mi
1500 Southern Cross Ln Boynton Beach, FL	2.0	2.0	1000	$2,049	$2.05	1d	1	0.54mi
100 Newlake Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1261	$2,502	$1.98	1d	22	0.58mi
123 SW 13th St Boynton Beach, FL	2.0	1.0	1044	$2,275	$2.18	24d	1	0.59mi
2301 S Congress Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,204	$2.13	2d	15	0.59mi
1009 SW 3rd Way Boynton Beach, FL	2.0	1.0	1050	$2,200	$2.10	5d	1	0.66mi
108 SW 9th St Boynton Beach, FL	2.0	1.5	1080	$2,900	$2.69	24d	1	0.71mi
1561 Stonehaven Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	975	$2,084	$2.14	3d	4	0.71mi
806 Ocean Dr Boynton Beach, FL	2.0	1.0	1012	$2,100	$2.08	24d	1	0.77mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$1,975	$1.79	3d	1	0.83mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$2,100	$1.90	24d	1	0.83mi
204 Belmont Pl Boynton Beach, FL	1.0	1.0	878	$2,200	$2.51	24d	1	0.90mi
815 W Boynton Beach Blvd Boynton Beach, FL	2.0	2.0	885	$2,250	$2.54	2d	4	1.00mi
815 Boynton Beach Blvd Unit 2-106 Boynton Beach, FL	2.0	2.0	887	$1,800	$2.03	7d	1	1.00mi
815 Boynton Beach Blvd Unit 12-106 Boynton Beach, FL	2.0	2.0	887	$2,500	$2.82	4d	1	1.02mi
815 Boynton Beach Blvd Unit 10-203 Boynton Beach, FL	2.0	2.0	1104	$1,850	$1.68	24d	1	1.04mi
815 Boynton Beach Blvd Unit 11-202 Boynton Beach, FL	2.0	2.0	994	$2,000	$2.01	24d	1	1.06mi
815 Boynton Beach Blvd Unit 6-104 Boynton Beach, FL	1.0	1.0	791	$1,850	$2.34	11d	1	1.06mi
815 Boynton Beach Blvd Unit 14-102 Boynton Beach, FL	1.0	1.0	768	$1,800	$2.34	5d	1	1.06mi
815 Boynton Beach Blvd Unit 14-106 Boynton Beach, FL	2.0	2.0	887	$2,250	$2.54	24d	1	1.09mi
815 Boynton Beach Blvd Unit 14-106 Boynton Beach, FL	2.0	2.0	887	$2,050	$2.31	12d	1	1.09mi
815 Boynton Beach Blvd Unit 15-203 Boynton Beach, FL	2.0	2.0	884	$2,200	$2.49	24d	1	1.11mi
2861 S Seacrest Blvd Boynton Beach, FL	1.0	1.0	710	$1,680	$2.37	2d	3	1.15mi
815 Boynton Beach Blvd Unit 12-101 Boynton Beach, FL	2.0	2.0	887	$1,900	$2.14	24d	1	1.16mi
815 Boynton Beach Blvd Unit 16-205 Boynton Beach, FL	2.0	2.0	884	$2,150	$2.43	11d	1	1.16mi
815 Boynton Beach Blvd Unit 10-205 Boynton Beach, FL	2.0	2.0	884	$1,900	$2.15	18d	1	1.16mi
815 Boynton Beach Blvd Unit 10-205 Boynton Beach, FL	2.0	2.0	884	$1,800	$2.04	3d	1	1.16mi
200 Main Blvd Unit 2D Boynton Beach, FL	2.0	2.0	1104	$1,200	$1.09	17d	1	1.19mi
127 SW 10th Ave Boynton Beach, FL	2.0	1.5	754	$3,500	$4.64	15d	1	1.22mi
405 SE 20th Ave Unit 12E Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	24d	1	1.29mi
301 SE 21st Ave Boynton Beach, FL	3.0	2.0	986	$2,650	$2.69	24d	1	1.31mi
600 Sealofts Dr Boynton Beach, FL	2.0	2.0	1066	$2,716	$2.55	3d	1	1.32mi
600 Sealofts Dr Boynton Beach, FL	1.0	1.0	882	$2,476	$2.81	4d	1	1.32mi
600 Sealofts Dr Boynton Beach, FL	1.0–3.0	1.0–2.5	1217	$2,852	$2.34	1d	17	1.32mi
600 Sealofts Dr Boynton Beach, FL	1.0	1.0	882	$2,360	$2.68	2d	1	1.32mi
113 SE 8th Ave Boynton Beach, FL	3.0	2.0	1002	$3,050	$3.04	22d	1	1.35mi
1916 Palmland Dr Unit D Boynton Beach, FL	3.0	2.0	1080	$3,200	$2.96	24d	1	1.39mi
1914 Palmland Dr Unit C Boynton Beach, FL	2.0	2.0	1026	$2,300	$2.24	15d	1	1.40mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $170,000 Active 71 DOM
2. 2026-06-17
   days on market $170,000 Active 70 DOM
3. 2026-06-16
   days on market $170,000 Active 69 DOM
4. 2026-06-15
   days on market $170,000 Active 68 DOM
5. 2026-06-13
   days on market $170,000 Active 66 DOM
6. 2026-06-09
   days on market $170,000 Active 62 DOM
7. 2026-06-08
   days on market $170,000 Active 61 DOM
8. 2026-06-07
   remarks 611-char remark
9. 2026-06-07
   days on market $170,000 Active 60 DOM
10. 2026-06-04
    days on market $170,000 Active 57 DOM
11. 2026-06-03
    days on market $170,000 Active 56 DOM
12. 2026-06-02
    days on market $170,000 Active 55 DOM
13. 2026-06-01
    days on market $170,000 Active 54 DOM
14. 2026-05-31
    days on market $170,000 Active 53 DOM

ⓘ 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: $2,026 · $169/mo
• Projected year-2 tax: $2,026 · $169/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 3/10 Moderate FEMA zone X (unshaded) · 16% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 25 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: $26,048
• − Mortgage interest: −$9,523
• − Property taxes: −$2,026
• − Insurance: −$850
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − HOA: −$6,000
• − Depreciation: −$4,945
• Taxable loss: −$1,464
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $1,355/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

-98.3% since first listed

23 events — show timeline

• 2026-05-30 Price Changed $1,700 GFLMLS
• 2026-05-05 Price Changed $170,000 Beaches MLS
• 2026-04-30 Price Changed $1,975 GFLMLS
• 2026-04-09 Listed for Rent $2,150 GFLMLS
• 2026-04-08 Listed $180,000 Beaches MLS
• 2020-12-30 Sold (Public Records) $120,000 Public Records
• 2020-12-22 Sold (MLS) $120,000 Beaches MLS
• 2020-11-12 Contingent — Beaches MLS
• 2020-10-19 Relisted — Beaches MLS
• 2020-09-23 Contingent — Beaches MLS
• 2020-09-18 Relisted — Beaches MLS
• 2020-09-09 Contingent — Beaches MLS
• 2020-09-08 Listing Removed — Beaches MLS
• 2020-09-08 Listed $115,000 Beaches MLS
• 2020-06-17 Contingent — Beaches MLS
• 2020-05-25 Price Changed $110,000 Beaches MLS
• 2020-05-25 Relisted — Beaches MLS
• 2020-05-25 Listing Removed — Beaches MLS
• 2020-05-12 Price Changed $114,500 Beaches MLS
• 2020-05-06 Relisted — Beaches MLS
• 2020-04-01 Listing Removed — Beaches MLS
• 2020-03-02 Listed $115,000 Beaches MLS
• 2004-03-22 Sold (Public Records) $100,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,026 · +3.4% YoY. Source: county tax records.