316 SE 1st St Unit 5c · Boynton Beach, FL 33435

$144,000

2 bd · 1.5 ba · 810 sqft · Condo · 98 Days on market

Built 1981 $677/mo HOA · 28% of rent

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Why this score? — see what drove the C+ 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 +22.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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

Beautifully renovated corner unit.New tile floors, new Miami Dade appr. impact windows and door. new Carrier airconditioner,new waterheater,walk-in closet,LED lights,keyless entry,freshly painted. Close to beach,marina, restaurants and downtown.Building is VA approved.Can be immediately leased for a min.of 3 months 2x per year.No age restrictions, 3 pets under 30 pounds allowed.Bistro table+chairs and 2 bar stools stay.

Key facts

• Half bath
• Wood look tile
• Walk-in closet

Tags

• TOP FLOOR CORNER UNIT
• WALK-IN CLOSET
• ALL-IN-ONE WASHER DRYER
• HALF BATH
• WOOD LOOK TILE
• BRAND NEW HVAC

Property features AI

Finance

• HOA & community: Association managed by Florida Skyline Management; Monthly HOA fee; HOA includes insurance, grounds maintenance, sewer, trash, water, common areas, and roof repairs; Community amenities include laundry, sidewalks, and street lights

Exterior

• Parking: Assigned parking; Guest parking; One parking space
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Condominium; Two-story building; Southeast facing; Resale property
• Construction: Stucco and CBS construction; Tar/gravel roof
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Tile
• Bathrooms: One full bathroom; One half bathroom (total two bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Accessible entrance; Accessible kitchen; Accessible washer/dryer
• Laundry & utility: In-unit laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $144k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $131k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Market conditions: Rents rising (+3.6%/yr); 538 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% 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 $996 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 98 days — a 9% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.
• Current owner paid $124k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
8. 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.
9. 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: 1.69% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 4.9

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,216
• Equity at exit: $21,471

10-year hold

• IRR: 7.6%
• Equity multiple: 1.61×
• Total profit: $24,576
• Equity at exit: $12,450

Cash invested: $40,320 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,436 high
• Mortgage (P&I): −$755
• Tax est. 1.5%: −$180 /mo · $2,160/yr
• Insurance: −$60
• HOA: −$677
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $253

Break-even live

Break-even rent $2,117

Max offer price $144,000

Occupancy floor 85%

Sensitivity live

Price	-10% $352	-5% $302	+0% $253	+5% $203	+10% $153
Rent	-10% $60	-5% $156	+0% $253	+5% $349	+10% $445
Rate	-1.0pp $325	-0.5pp $289	base $253	+0.5pp $215	+1.0pp $177

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 SE 2nd Ave Boynton Beach, FL	2.0	2.0	832	$2,900	$3.49	25d	1	0.06mi
207 SE 4th Ave Boynton Beach, FL	1.0	1.0	650	$1,795	$2.76	3d	1	0.08mi
115 SW 1st Ave Boynton Beach, FL	1.0–2.0	1.0–2.0	804	$2,250	$2.80	16d	2	0.20mi
101 S Federal Hwy Boynton Beach, FL	1.0–2.0	1.0–2.0	906	$2,744	$3.03	0d	15	0.24mi
701 SE 4th St Apt W Boynton Beach, FL	2.0	1.0	924	$2,200	$2.38	25d	1	0.28mi
240 Horizons W #108 Boynton Beach, FL	1.0	1.5	646	$1,600	$2.48	25d	1	0.30mi
640 SE 2nd Ave Unit 111 Boynton Beach, FL	1.0	1.0	650	$1,720	$2.65	4d	1	0.33mi
113 SE 8th Ave Boynton Beach, FL	3.0	2.0	1002	$3,050	$3.04	23d	1	0.33mi
620 Horizons W #207 Boynton Beach, FL	1.0	1.0	570	$1,200	$2.11	25d	1	0.34mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	13d	3	0.40mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	21d	3	0.40mi
625 Casa Loma Blvd #207 Boynton Beach, FL	1.0	1.0	782	$2,200	$2.81	3d	1	0.42mi
625 Casa Loma Blvd #1507 Boynton Beach, FL	1.0	1.0	782	$2,400	$3.07	25d	1	0.42mi
1006 SE 4th St Boynton Beach, FL	2.0	1.0	900	$2,300	$2.56	25d	1	0.43mi
400 N Federal Hwy Unit N304 Boynton Beach, FL	1.0	1.0	640	$2,400	$3.75	25d	1	0.43mi
800 Horizons W #211 Boynton Beach, FL	1.0	1.0	570	$1,650	$2.89	16d	1	0.44mi
1001 S Federal Hwy Unit 3 Boynton Beach, FL	1.0	1.0	650	$1,995	$3.07	25d	1	0.44mi
700 E Boynton Beach Blvd #1007 Boynton Beach, FL	1.0	1.0	782	$3,950	$5.05	25d	1	0.46mi
700 E Boynton Beach Blvd #105 Boynton Beach, FL	1.0	1.0	762	$2,100	$2.76	25d	1	0.46mi
700 E Boynton Beach Blvd #1507 Boynton Beach, FL	1.0	1.0	782	$3,800	$4.86	25d	1	0.46mi
740 E Ocean Ave #407 Boynton Beach, FL	2.0	2.0	908	$2,800	$3.08	25d	1	0.46mi
127 SW 10th Ave Boynton Beach, FL	2.0	1.5	754	$3,500	$4.64	16d	1	0.47mi
650 Horizons E #107 Boynton Beach, FL	1.0	1.0	570	$1,600	$2.81	25d	1	0.47mi
850 Horizons E #309 Boynton Beach, FL	1.0	1.5	646	$1,990	$3.08	22d	1	0.49mi
1351 S Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1394	$3,088	$2.21	0d	35	0.61mi
658 NE 6th Ct Unit E Boynton Beach, FL	1.0	1.0	774	$1,900	$2.45	0d	1	0.66mi
615 NE 7th Ave Boynton Beach, FL	1.0	1.0	698	$1,699	$2.43	19d	1	0.66mi
624 Snug Harbor Dr Unit B7 Boynton Beach, FL	2.0	2.0	858	$1,950	$2.27	25d	1	0.67mi
638 Snug Harbor Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	747	$2,300	$3.08	25d	2	0.67mi
640 Snug Harbor Dr Unit F3 Boynton Beach, FL	1.0	1.0	629	$2,500	$3.97	12d	1	0.70mi
689 NE 6th Ct #4070 Boynton Beach, FL	1.0	1.0	703	$1,900	$2.70	19d	1	0.71mi
689 NE 6th Ct #404 Boynton Beach, FL	1.0	1.0	703	$2,000	$2.84	25d	1	0.71mi
661 E Woolbright Rd Boynton Beach, FL	2.0	2.0	1095	$3,093	$2.82	4d	1	0.72mi
631 E Woolbright Rd Boynton Beach, FL	1.0	1.0	786	$3,025	$3.85	25d	1	0.74mi
651 E Woolbright Rd #103 Boynton Beach, FL	2.0	2.0	1009	$2,650	$2.63	18d	1	0.75mi
710 NE 7th St #1050 Boynton Beach, FL	2.0	2.0	1029	$3,350	$3.26	25d	1	0.75mi
405 SE 20th Ave Unit 12E Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	25d	1	0.79mi
630 E Woolbright Rd Apt 220 Boynton Beach, FL	1.0	1.0	768	$2,915	$3.80	17d	1	0.81mi
630 E Woolbright Rd Apt 902 Boynton Beach, FL	1.0	1.0	768	$3,040	$3.96	25d	1	0.81mi
630 E Woolbright Rd Apt 412 Boynton Beach, FL	1.0	1.0	768	$2,699	$3.51	0d	1	0.81mi

HOA detail condo

• Monthly dues: $677 · $8,124/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $144,000 Active 98 DOM
2. 2026-06-18
   days on market $144,000 Active 95 DOM
3. 2026-06-17
   days on market $144,000 Active 94 DOM
4. 2026-06-16
   days on market $144,000 Active 93 DOM
5. 2026-06-15
   days on market $144,000 Active 92 DOM
6. 2026-06-13
   days on market $144,000 Active 90 DOM
7. 2026-06-09
   days on market $144,000 Active 86 DOM
8. 2026-06-08
   days on market $144,000 Active 85 DOM
9. 2026-06-07
   days on market $144,000 Active 84 DOM
10. 2026-06-04
    days on market $144,000 Active 81 DOM
11. 2026-06-03
    days on market $144,000 Active 80 DOM
12. 2026-06-02
    days on market $144,000 Active 79 DOM
13. 2026-06-01
    days on market $144,000 Active 78 DOM
14. 2026-05-31
    days on market $144,000 Active 77 DOM
15. 2026-03-13
    listed $144,000 Active
16. 2026-03-11
    historical
17. 2026-02-20
    historical $1,850
18. 2026-02-13
    price $1,850
19. 2026-01-22
    price $149,000
20. 2026-01-21
    listed $1,900
21. 2026-01-21
    historical $1,900
22. 2026-01-19
    listed $1,900
23. 2025-12-02
    price $159,000
24. 2025-10-23
    price $169,000
25. 2025-10-12
    price $179,000
26. 2025-09-11
    listed $189,000 Active
27. 2017-08-31
    soldstatus $124,500 Closed 424-char remark

    Show marketing remark (424 chars)

    Beautifully renovated corner unit.New tile floors, new Miami Dade appr. impact windows and door. new Carrier airconditioner,new waterheater,walk-in closet,LED lights,keyless entry,freshly painted. Close to beach,marina, restaurants and downtown.Building is VA approved.Can be immediately leased for a min.of 3 months 2x per year.No age restrictions, 3 pets under 30 pounds allowed.Bistro table+chairs and 2 bar stools stay.

28. 2017-07-22
    historical Contingent 424-char remark

    Show marketing remark (424 chars)

    Beautifully renovated corner unit.New tile floors, new Miami Dade appr. impact windows and door. new Carrier airconditioner,new waterheater,walk-in closet,LED lights,keyless entry,freshly painted. Close to beach,marina, restaurants and downtown.Building is VA approved.Can be immediately leased for a min.of 3 months 2x per year.No age restrictions, 3 pets under 30 pounds allowed.Bistro table+chairs and 2 bar stools stay.

29. 2017-07-21
    status Pending 424-char remark

    Show marketing remark (424 chars)

    Beautifully renovated corner unit.New tile floors, new Miami Dade appr. impact windows and door. new Carrier airconditioner,new waterheater,walk-in closet,LED lights,keyless entry,freshly painted. Close to beach,marina, restaurants and downtown.Building is VA approved.Can be immediately leased for a min.of 3 months 2x per year.No age restrictions, 3 pets under 30 pounds allowed.Bistro table+chairs and 2 bar stools stay.

30. 2017-06-30
    price $124,500 424-char remark

    Show marketing remark (424 chars)

    Beautifully renovated corner unit.New tile floors, new Miami Dade appr. impact windows and door. new Carrier airconditioner,new waterheater,walk-in closet,LED lights,keyless entry,freshly painted. Close to beach,marina, restaurants and downtown.Building is VA approved.Can be immediately leased for a min.of 3 months 2x per year.No age restrictions, 3 pets under 30 pounds allowed.Bistro table+chairs and 2 bar stools stay.

31. 2017-06-30
    listed $124 Active 424-char remark

    Show marketing remark (424 chars)

    Beautifully renovated corner unit.New tile floors, new Miami Dade appr. impact windows and door. new Carrier airconditioner,new waterheater,walk-in closet,LED lights,keyless entry,freshly painted. Close to beach,marina, restaurants and downtown.Building is VA approved.Can be immediately leased for a min.of 3 months 2x per year.No age restrictions, 3 pets under 30 pounds allowed.Bistro table+chairs and 2 bar stools stay.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 26 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: $29,236
• − Mortgage interest: −$8,066
• − Property taxes: −$2,160
• − Insurance: −$720
• − Repairs & maintenance: −$2,339
• − Management: −$2,339
• − HOA: −$8,124
• − Depreciation: −$4,189
• Taxable income: $1,299
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $2,719/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

+15.7% since first listed

17 events — show timeline

• 2026-03-13 Listed $144,000 Beaches MLS
• 2026-03-11 Listing Removed — Beaches MLS
• 2026-02-20 Rental Removed $1,850 GFLMLS
• 2026-02-13 Price Changed $1,850 GFLMLS
• 2026-01-22 Price Changed $149,000 Beaches MLS
• 2026-01-21 Listed for Rent $1,900 GFLMLS
• 2026-01-21 Rental Removed $1,900 RMLSFL
• 2026-01-19 Listed for Rent $1,900 RMLSFL
• 2025-12-02 Price Changed $159,000 Beaches MLS
• 2025-10-23 Price Changed $169,000 Beaches MLS
• 2025-10-12 Price Changed $179,000 Beaches MLS
• 2025-09-11 Listed $189,000 Beaches MLS
• 2017-08-31 Sold (MLS) $124,500 Beaches MLS
• 2017-07-22 Contingent — Beaches MLS
• 2017-07-21 Pending — Beaches MLS
• 2017-06-30 Price Changed $124,500 Beaches MLS
• 2017-06-30 Listed $124 Beaches MLS