640 Snug Harbor Dr Unit F6 · Boynton Beach, FL 33435

$129,900

1 bd · 1.0 ba · 731 sqft · Condo public records · 553 Days on market

Built 1971 $522/mo HOA · 26% 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 +18.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

Incredible value in this fantastic intracoastal community of Snug Harbor. This garden level 1 bedroom 1 bath condo offers an advantageous opportunity to make it your own. The community pool and clubhouse offer fantastic water views with the fitness center is just steps away. This 55+ community is close to a plethora of local shoppes, restaurants, amenities and transportation.

Key facts

• Clubhouse
• Card room
• Waterfront community

Tags

• WATERFRONT COMMUNITY
• HEATED POOL
• BBQ AREA
• CLUBHOUSE
• FITNESS ROOM
• CARD ROOM

Property features AI

Finance

• HOA & community: Association: Snug Harbor Gardens; Monthly HOA fee; HOA covers cable TV, insurance, grounds maintenance, trash, and water; Community amenities include clubhouse, fitness center, game room, pool (heated), shuffleboard court, and kitchen facilities; Senior community; 194 units in the community; Pets not allowed

Exterior

• Parking: Assigned open parking; 1 open parking space
• Utilities: Public water; Public sewer; Cable available; Sewer available; Water available
• Home design: Condominium; One level; Faces east
• Construction: CBS construction; Flat roof; 2-story building
• Exterior features: No waterfront; Entry-level living area

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating (central individual); Electric cooling (central individual)
• Interior features: Walk-in closet
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• 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); 539 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 36% 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 $898 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 553 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask is 5096% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 553 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.55% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 5.4

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-11,770
• Equity at exit: $19,369

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $6,506
• Equity at exit: $11,231

Cash invested: $36,372 (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: 539
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,013 high
• Mortgage (P&I): −$681
• Tax from tax record: −$214 /mo · $2,568/yr
• Insurance: −$54
• HOA: −$522
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $119

Break-even live

Break-even rent $1,862

Max offer price $129,900

Occupancy floor 89%

Sensitivity live

Price	-10% $193	-5% $156	+0% $119	+5% $82	+10% $46
Rent	-10% $-40	-5% $40	+0% $119	+5% $199	+10% $278
Rate	-1.0pp $185	-0.5pp $152	base $119	+0.5pp $86	+1.0pp $51

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 Snug Harbor Dr Unit F3 Boynton Beach, FL	1.0	1.0	629	$2,500	$3.97	12d	1	0.02mi
638 Snug Harbor Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	747	$1,600	$2.14	25d	2	0.02mi
1001 S Federal Hwy Unit 3 Boynton Beach, FL	1.0	1.0	650	$1,995	$3.07	25d	1	0.25mi
5505 N Ocean Blvd Ocean Ridge, FL	1.0–2.0	1.0–2.0	774	$1,950	$2.52	12d	3	0.32mi
800 Horizons W #211 Boynton Beach, FL	1.0	1.0	570	$1,650	$2.89	16d	1	0.36mi
850 Horizons E #309 Boynton Beach, FL	1.0	1.5	646	$1,990	$3.08	22d	1	0.36mi
515 SE 20th Ave Boynton Beach, FL	2.0	1.0	787	$1,719	$2.18	0d	5	0.43mi
650 Horizons E #107 Boynton Beach, FL	1.0	1.0	570	$1,600	$2.81	25d	1	0.44mi
620 Horizons W #207 Boynton Beach, FL	1.0	1.0	570	$1,200	$2.11	25d	1	0.44mi
405 SE 20th Ave Unit 5F Boynton Beach, FL	—	1.0	600	$1,489	$2.48	23d	1	0.47mi
22 Oceanview Dr Ocean Ridge, FL	1.0	1.0	620	$3,500	$5.65	25d	1	0.53mi
1407 Tuscany Way #1407 Boynton Beach, FL	1.0	1.0	721	$2,100	$2.91	4d	1	0.56mi
2303 S Federal Hwy #19 Boynton Beach, FL	1.0	1.0	615	$1,450	$2.36	6d	1	0.57mi
2412 Tuscany Way Boynton Beach, FL	1.0	1.0	750	$3,000	$4.00	25d	1	0.58mi
240 Horizons W #108 Boynton Beach, FL	1.0	1.5	646	$1,600	$2.48	25d	1	0.60mi
2301 SE 4th St Unit 15 Boynton Beach, FL	1.0	1.0	573	$1,545	$2.70	25d	1	0.60mi
2301 SE 4th St #11 Boynton Beach, FL	1.0	1.0	573	$1,595	$2.78	25d	1	0.60mi
207 SE 4th Ave Boynton Beach, FL	1.0	1.0	650	$1,795	$2.76	3d	1	0.62mi
21 Ruthmary Ave Unit G Briny Breezes, FL	1.0	1.0	396	$2,850	$7.20	25d	1	0.65mi
640 SE 2nd Ave Unit 111 Boynton Beach, FL	1.0	1.0	650	$1,720	$2.65	4d	1	0.66mi
14 South Ln Unit A Boynton Beach, FL	—	1.0	430	$1,500	$3.49	0d	1	0.69mi
101 S Federal Hwy Boynton Beach, FL	1.0–2.0	1.0–2.0	906	$2,012	$2.22	0d	15	0.70mi
4603 N Ocean Blvd Unit 1018163P Boynton Beach, FL	2.0	1.0	581	$2,573	$4.43	23d	1	0.70mi
205 Coral Rd Unit 1 Boynton Beach, FL	1.0	1.0	500	$2,300	$4.60	25d	1	0.74mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	21d	3	0.79mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	13d	3	0.79mi
115 SW 1st Ave Boynton Beach, FL	1.0–2.0	1.0–2.0	804	$1,875	$2.33	16d	2	0.87mi
400 N Federal Hwy Unit N304 Boynton Beach, FL	1.0	1.0	640	$2,400	$3.75	25d	1	0.95mi
518 NE 4th St Unit A Boynton Beach, FL	1.0	1.0	500	$1,700	$3.40	17d	1	1.05mi
3851 N Ocean Blvd Gulf Stream, FL	1.0–2.0	1.0	677	$2,900	$4.28	0d	5	1.14mi
6520 N Ocean Blvd Apt 3 Ocean Ridge, FL	1.0	1.0	702	$3,500	$4.99	25d	1	1.15mi
6520 N Ocean Blvd Ocean Ridge, FL	1.0–2.0	1.0	776	$2,400	$3.09	13d	1	1.15mi
689 NE 6th Ct #4070 Boynton Beach, FL	1.0	1.0	703	$1,900	$2.70	19d	1	1.17mi
689 NE 6th Ct #404 Boynton Beach, FL	1.0	1.0	703	$2,000	$2.84	25d	1	1.17mi
615 NE 7th Ave Boynton Beach, FL	1.0	1.0	698	$1,699	$2.43	19d	1	1.22mi
2861 S Seacrest Blvd Boynton Beach, FL	1.0	1.0	710	$1,680	$2.37	3d	3	1.28mi
717 NE 10th Ave Unit 6 Boynton Beach, FL	1.0	1.0	700	$1,600	$2.29	9d	1	1.40mi
656 Manor Dr Unit 3 Boynton Beach, FL	—	1.0	650	$1,600	$2.46	23d	1	1.45mi

HOA detail condo

• Monthly dues: $522 · $6,264/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-21
   days on market $129,900 Active 553 DOM
2. 2026-06-18
   days on market $129,900 Active 550 DOM
3. 2026-06-17
   days on market $129,900 Active 549 DOM
4. 2026-06-16
   days on market $129,900 Active 548 DOM
5. 2026-06-15
   days on market $129,900 Active 547 DOM
6. 2026-06-13
   days on market $129,900 Active 545 DOM
7. 2026-06-09
   days on market $129,900 Active 541 DOM
8. 2026-06-07
   days on market $129,900 Active 539 DOM
9. 2026-06-04
   days on market $129,900 Active 536 DOM
10. 2026-06-03
    days on market $129,900 Active 535 DOM
11. 2026-06-01
    days on market $129,900 Active 533 DOM
12. 2026-05-31
    days on market $129,900 Active 532 DOM
13. 2026-04-01
    listed $2,500
14. 2026-03-31
    historical $2,500
15. 2026-02-18
    price $129,900
16. 2025-07-24
    listed $2,500
17. 2025-02-22
    price $139,900
18. 2024-12-15
    listed $159,900 Active
19. 2023-02-07
    soldstatus $115,000
20. 2023-01-12
    soldstatus $115,000 Closed 378-char remark

    Show marketing remark (378 chars)

    Incredible value in this fantastic intracoastal community of Snug Harbor. This garden level 1 bedroom 1 bath condo offers an advantageous opportunity to make it your own. The community pool and clubhouse offer fantastic water views with the fitness center is just steps away. This 55+ community is close to a plethora of local shoppes, restaurants, amenities and transportation.

21. 2022-12-05
    status Pending 378-char remark

    Show marketing remark (378 chars)

    Incredible value in this fantastic intracoastal community of Snug Harbor. This garden level 1 bedroom 1 bath condo offers an advantageous opportunity to make it your own. The community pool and clubhouse offer fantastic water views with the fitness center is just steps away. This 55+ community is close to a plethora of local shoppes, restaurants, amenities and transportation.

22. 2022-11-25
    historical Active Under Contract 378-char remark

    Show marketing remark (378 chars)

    Incredible value in this fantastic intracoastal community of Snug Harbor. This garden level 1 bedroom 1 bath condo offers an advantageous opportunity to make it your own. The community pool and clubhouse offer fantastic water views with the fitness center is just steps away. This 55+ community is close to a plethora of local shoppes, restaurants, amenities and transportation.

23. 2022-11-10
    listed $117,500 Active 378-char remark

    Show marketing remark (378 chars)

    Incredible value in this fantastic intracoastal community of Snug Harbor. This garden level 1 bedroom 1 bath condo offers an advantageous opportunity to make it your own. The community pool and clubhouse offer fantastic water views with the fitness center is just steps away. This 55+ community is close to a plethora of local shoppes, restaurants, amenities and transportation.

24. 2020-03-18
    soldstatus $85,000
25. 2020-03-04
    soldstatus $65,000 Closed 690-char remark

    Show marketing remark (690 chars)

    Upgraded condo (new flooring. .. no carpet!, new bathroom vanity, freshly painted) in a community that sits on the Intracoastal. Watch the boats pass by as you laze away the day. First floor for easy access. .. no stairs, no elevator. Great location with a 10 minute drive to Atlantic Ave in Delray beach, 5 minutes to the beach, a few minutes to I95. Personal storage locker included for your condo. . Clubhouse and pool are right on the Intracoastal. The clubhouse offers a exercise room, a game room and shuffleboard. Very active community with numerous events offered. Building roof and building electrical panel is new. Minimum rental is 3 months maximum is 7 months (after 1 yr wait).

26. 2020-02-23
    status Pending 690-char remark

    Show marketing remark (690 chars)

    Upgraded condo (new flooring. .. no carpet!, new bathroom vanity, freshly painted) in a community that sits on the Intracoastal. Watch the boats pass by as you laze away the day. First floor for easy access. .. no stairs, no elevator. Great location with a 10 minute drive to Atlantic Ave in Delray beach, 5 minutes to the beach, a few minutes to I95. Personal storage locker included for your condo. . Clubhouse and pool are right on the Intracoastal. The clubhouse offers a exercise room, a game room and shuffleboard. Very active community with numerous events offered. Building roof and building electrical panel is new. Minimum rental is 3 months maximum is 7 months (after 1 yr wait).

27. 2020-01-21
    price $69,500 690-char remark

    Show marketing remark (690 chars)

    Upgraded condo (new flooring. .. no carpet!, new bathroom vanity, freshly painted) in a community that sits on the Intracoastal. Watch the boats pass by as you laze away the day. First floor for easy access. .. no stairs, no elevator. Great location with a 10 minute drive to Atlantic Ave in Delray beach, 5 minutes to the beach, a few minutes to I95. Personal storage locker included for your condo. . Clubhouse and pool are right on the Intracoastal. The clubhouse offers a exercise room, a game room and shuffleboard. Very active community with numerous events offered. Building roof and building electrical panel is new. Minimum rental is 3 months maximum is 7 months (after 1 yr wait).

28. 2020-01-09
    price $71,990 690-char remark

    Show marketing remark (690 chars)

    Upgraded condo (new flooring. .. no carpet!, new bathroom vanity, freshly painted) in a community that sits on the Intracoastal. Watch the boats pass by as you laze away the day. First floor for easy access. .. no stairs, no elevator. Great location with a 10 minute drive to Atlantic Ave in Delray beach, 5 minutes to the beach, a few minutes to I95. Personal storage locker included for your condo. . Clubhouse and pool are right on the Intracoastal. The clubhouse offers a exercise room, a game room and shuffleboard. Very active community with numerous events offered. Building roof and building electrical panel is new. Minimum rental is 3 months maximum is 7 months (after 1 yr wait).

29. 2019-11-06
    status Active 690-char remark

    Show marketing remark (690 chars)

    Upgraded condo (new flooring. .. no carpet!, new bathroom vanity, freshly painted) in a community that sits on the Intracoastal. Watch the boats pass by as you laze away the day. First floor for easy access. .. no stairs, no elevator. Great location with a 10 minute drive to Atlantic Ave in Delray beach, 5 minutes to the beach, a few minutes to I95. Personal storage locker included for your condo. . Clubhouse and pool are right on the Intracoastal. The clubhouse offers a exercise room, a game room and shuffleboard. Very active community with numerous events offered. Building roof and building electrical panel is new. Minimum rental is 3 months maximum is 7 months (after 1 yr wait).

30. 2019-11-03
    historical Contingent 690-char remark

    Show marketing remark (690 chars)

    Upgraded condo (new flooring. .. no carpet!, new bathroom vanity, freshly painted) in a community that sits on the Intracoastal. Watch the boats pass by as you laze away the day. First floor for easy access. .. no stairs, no elevator. Great location with a 10 minute drive to Atlantic Ave in Delray beach, 5 minutes to the beach, a few minutes to I95. Personal storage locker included for your condo. . Clubhouse and pool are right on the Intracoastal. The clubhouse offers a exercise room, a game room and shuffleboard. Very active community with numerous events offered. Building roof and building electrical panel is new. Minimum rental is 3 months maximum is 7 months (after 1 yr wait).

31. 2019-10-31
    price $74,899 690-char remark

    Show marketing remark (690 chars)

    Upgraded condo (new flooring. .. no carpet!, new bathroom vanity, freshly painted) in a community that sits on the Intracoastal. Watch the boats pass by as you laze away the day. First floor for easy access. .. no stairs, no elevator. Great location with a 10 minute drive to Atlantic Ave in Delray beach, 5 minutes to the beach, a few minutes to I95. Personal storage locker included for your condo. . Clubhouse and pool are right on the Intracoastal. The clubhouse offers a exercise room, a game room and shuffleboard. Very active community with numerous events offered. Building roof and building electrical panel is new. Minimum rental is 3 months maximum is 7 months (after 1 yr wait).

32. 2019-10-02
    listed $74,900 Active 690-char remark

    Show marketing remark (690 chars)

    Upgraded condo (new flooring. .. no carpet!, new bathroom vanity, freshly painted) in a community that sits on the Intracoastal. Watch the boats pass by as you laze away the day. First floor for easy access. .. no stairs, no elevator. Great location with a 10 minute drive to Atlantic Ave in Delray beach, 5 minutes to the beach, a few minutes to I95. Personal storage locker included for your condo. . Clubhouse and pool are right on the Intracoastal. The clubhouse offers a exercise room, a game room and shuffleboard. Very active community with numerous events offered. Building roof and building electrical panel is new. Minimum rental is 3 months maximum is 7 months (after 1 yr wait).

33. 2019-09-02
    historical
34. 2019-07-08
    price $74,499
35. 2019-05-13
    price $74,500
36. 2019-05-10
    status Active
37. 2019-05-09
    historical Contingent
38. 2019-04-25
    price $76,500
39. 2019-04-13
    price $79,899
40. 2019-03-12
    price $79,900
41. 2019-03-01
    listed $82,900 Active
42. 1997-12-17
    soldstatus $36,000
43. 1983-12-01
    soldstatus $38,000

ⓘ 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: $2,568 · $214/mo
• Projected year-2 tax: $2,568 · $214/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) · 56% 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: $24,160
• − Mortgage interest: −$7,276
• − Property taxes: −$2,568
• − Insurance: −$650
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − HOA: −$6,264
• − Depreciation: −$3,779
• Taxable loss: −$242
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $1,489/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

-93.4% since first listed

31 events — show timeline

• 2026-04-01 Listed for Rent $2,500 RMLSFL
• 2026-03-31 Rental Removed $2,500 RMLSFL
• 2026-02-18 Price Changed $129,900 Beaches MLS
• 2025-07-24 Listed for Rent $2,500 RMLSFL
• 2025-02-22 Price Changed $139,900 Beaches MLS
• 2024-12-15 Listed $159,900 Beaches MLS
• 2023-02-07 Sold (Public Records) $115,000 Public Records
• 2023-01-12 Sold (MLS) $115,000 Beaches MLS
• 2022-12-05 Pending — Beaches MLS
• 2022-11-25 Contingent — Beaches MLS
• 2022-11-10 Listed $117,500 Beaches MLS
• 2020-03-18 Sold (Public Records) $85,000 Public Records
• 2020-03-04 Sold (MLS) $65,000 Beaches MLS
• 2020-02-23 Pending — Beaches MLS
• 2020-01-21 Price Changed $69,500 Beaches MLS
• 2020-01-09 Price Changed $71,990 Beaches MLS
• 2019-11-06 Relisted — Beaches MLS
• 2019-11-03 Contingent — Beaches MLS
• 2019-10-31 Price Changed $74,899 Beaches MLS
• 2019-10-02 Listed $74,900 Beaches MLS
• 2019-09-02 Listing Removed — Beaches MLS
• 2019-07-08 Price Changed $74,499 Beaches MLS
• 2019-05-13 Price Changed $74,500 Beaches MLS
• 2019-05-10 Relisted — Beaches MLS
• 2019-05-09 Contingent — Beaches MLS
• 2019-04-25 Price Changed $76,500 Beaches MLS
• 2019-04-13 Price Changed $79,899 Beaches MLS
• 2019-03-12 Price Changed $79,900 Beaches MLS
• 2019-03-01 Listed $82,900 Beaches MLS
• 1997-12-17 Sold (Public Records) $36,000 Public Records
• 1983-12-01 Sold (Public Records) $38,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,568 · +8.6% YoY. Source: county tax records.