2303 S Federal Hwy #19 · Boynton Beach, FL 33435

$119,999

1 bd · 1.0 ba · 615 sqft · Condo public records · 61 Days on market

Built 1978 $425/mo HOA · 22% 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 +22.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 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 updated 1 bedroom/1 bath second floor condo in the heart of Boynton Beach! Updates include new knock-down ceiling finish, fresh interior paint, updated kitchen with new appliances. New carpet in living room, dining area, and bedroom. 2006 Trane central A/C unit, newer water heater. Walk to nearby shops and restaurants! Approximate 7 minute drive to Gulfstream Park and the beach! Low monthly condo maintenance fee of $210. Community laundry room and pool. Great opportunity to live the South Florida lifestyle inexpensively! All ages condo building. Attention investors: This unit can be rented immediately after purchase!

Key facts

• $425 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Has association; Monthly HOA fee; Association amenities include laundry, parking, pool and maintenance; HOA covers water, common area maintenance, roof repairs and pool service

Exterior

• Parking: 1 open parking space (total parking 1); Carport not included
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Condominium; 2-story building; Faces east; Resale condition; Entry level details not provided
• Construction: Block, frame and stucco construction; Other roof
• Exterior features: Non-waterfront; Pool (association); Maintenance included in association

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Walk-in closet(s); Unfurnished
• Laundry & utility: Laundry available in association

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Rolling Green Elementary School (math 21% / reading 26%, grade F, #2,061 of 2,144 statewide, top 96%, 692 students, 88% 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 77% FRL vs 52% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 50% district-wide (-28 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; 28 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 61 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1978 — 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: 1.61% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 5.2

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-4,992
• Equity at exit: $17,892

10-year hold

• IRR: 7.1%
• Equity multiple: 1.56×
• Total profit: $18,774
• Equity at exit: $10,375

Cash invested: $33,600 (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 33435

• Rents YoY: 3.6%
• Active inventory: 536
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$629
• Tax from tax record: −$218 /mo · $2,621/yr
• Insurance: −$50
• HOA: −$425
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $202

Break-even live

Break-even rent $1,674

Max offer price $119,999

Occupancy floor 85%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2303 S Federal Hwy #19 Boynton Beach, FL	1.0	1.0	615	$1,450	$2.36	5d	1	0.02mi
2412 Tuscany Way Boynton Beach, FL	1.0	1.0	750	$3,000	$4.00	24d	1	0.08mi
2301 SE 4th St Unit 15 Boynton Beach, FL	1.0	1.0	573	$1,545	$2.70	24d	1	0.10mi
2301 SE 4th St #11 Boynton Beach, FL	1.0	1.0	573	$1,595	$2.78	24d	1	0.10mi
1407 Tuscany Way #1407 Boynton Beach, FL	1.0	1.0	721	$2,100	$2.91	3d	1	0.11mi
515 SE 20th Ave Boynton Beach, FL	2.0	1.0	787	$1,689	$2.14	7d	3	0.18mi
405 SE 20th Ave Unit 5F Boynton Beach, FL	—	1.0	600	$1,489	$2.48	22d	1	0.20mi
4603 N Ocean Blvd Unit 1018163P Boynton Beach, FL	2.0	1.0	581	$2,573	$4.43	22d	1	0.42mi
205 Coral Rd Unit 1 Boynton Beach, FL	1.0	1.0	500	$2,300	$4.60	24d	1	0.51mi
22 Oceanview Dr Ocean Ridge, FL	1.0	1.0	620	$3,500	$5.65	24d	1	0.53mi
5505 N Ocean Blvd Ocean Ridge, FL	1.0–2.0	1.0–2.0	774	$1,950	$2.52	11d	3	0.55mi
640 Snug Harbor Dr Unit F3 Boynton Beach, FL	1.0	1.0	629	$2,500	$3.97	11d	1	0.56mi
21 Ruthmary Ave Unit G Briny Breezes, FL	1.0	1.0	396	$2,850	$7.20	24d	1	0.57mi
638 Snug Harbor Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	747	$1,600	$2.14	24d	2	0.59mi
3851 N Ocean Blvd Gulf Stream, FL	1.0–2.0	1.0	677	$2,900	$4.28	24d	4	0.72mi
2861 S Seacrest Blvd Boynton Beach, FL	1.0	1.0	710	$1,680	$2.37	2d	3	0.78mi
1001 S Federal Hwy Unit 3 Boynton Beach, FL	1.0	1.0	650	$1,995	$3.07	24d	1	0.78mi
800 Horizons W #211 Boynton Beach, FL	1.0	1.0	570	$1,650	$2.89	15d	1	0.94mi
850 Horizons E #309 Boynton Beach, FL	1.0	1.5	646	$1,990	$3.08	20d	1	0.95mi
620 Horizons W #207 Boynton Beach, FL	1.0	1.0	570	$1,200	$2.11	24d	1	1.01mi
650 Horizons E #107 Boynton Beach, FL	1.0	1.0	570	$1,600	$2.81	24d	1	1.02mi
207 SE 4th Ave Boynton Beach, FL	1.0	1.0	650	$1,795	$2.76	2d	1	1.10mi
240 Horizons W #108 Boynton Beach, FL	1.0	1.5	646	$1,600	$2.48	24d	1	1.16mi
640 SE 2nd Ave Unit 111 Boynton Beach, FL	1.0	1.0	650	$1,720	$2.65	3d	1	1.22mi
101 S Federal Hwy Boynton Beach, FL	1.0–2.0	1.0–2.0	969	$2,012	$2.08	2d	17	1.25mi
115 SW 1st Ave Boynton Beach, FL	1.0–2.0	1.0–2.0	804	$1,875	$2.33	15d	2	1.31mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	12d	3	1.37mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	19d	3	1.37mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-05-31
   days on market $119,999 Active 61 DOM
2. 2026-05-10
   price $119,999
3. 2026-04-29
   status Active
4. 2026-04-20
   historical Active Under Contract
5. 2026-04-08
   price $125,000
6. 2026-03-27
   listed $130,000 Active
7. 2026-03-25
   historical
8. 2025-12-10
   listed $130,000 Active
9. 2024-06-16
   historical $1,450
10. 2024-06-09
    price $1,450
11. 2024-05-21
    listed $1,575
12. 2019-04-10
    soldstatus $82,000
13. 2019-04-09
    soldstatus $82,000 Closed 639-char remark

    Show marketing remark (639 chars)

    Beautifully updated 1 bedroom/1 bath second floor condo in the heart of Boynton Beach! Updates include new knock-down ceiling finish, fresh interior paint, updated kitchen with new appliances. New carpet in living room, dining area, and bedroom. 2006 Trane central A/C unit, newer water heater. Walk to nearby shops and restaurants! Approximate 7 minute drive to Gulfstream Park and the beach! Low monthly condo maintenance fee of $210. Community laundry room and pool. Great opportunity to live the South Florida lifestyle inexpensively! All ages condo building. Attention investors: This unit can be rented immediately after purchase!

14. 2019-03-18
    historical Contingent 639-char remark

    Show marketing remark (639 chars)

    Beautifully updated 1 bedroom/1 bath second floor condo in the heart of Boynton Beach! Updates include new knock-down ceiling finish, fresh interior paint, updated kitchen with new appliances. New carpet in living room, dining area, and bedroom. 2006 Trane central A/C unit, newer water heater. Walk to nearby shops and restaurants! Approximate 7 minute drive to Gulfstream Park and the beach! Low monthly condo maintenance fee of $210. Community laundry room and pool. Great opportunity to live the South Florida lifestyle inexpensively! All ages condo building. Attention investors: This unit can be rented immediately after purchase!

15. 2019-03-05
    listed $89,000 Active 639-char remark

    Show marketing remark (639 chars)

    Beautifully updated 1 bedroom/1 bath second floor condo in the heart of Boynton Beach! Updates include new knock-down ceiling finish, fresh interior paint, updated kitchen with new appliances. New carpet in living room, dining area, and bedroom. 2006 Trane central A/C unit, newer water heater. Walk to nearby shops and restaurants! Approximate 7 minute drive to Gulfstream Park and the beach! Low monthly condo maintenance fee of $210. Community laundry room and pool. Great opportunity to live the South Florida lifestyle inexpensively! All ages condo building. Attention investors: This unit can be rented immediately after purchase!

16. 2016-10-27
    soldstatus $70,000
17. 2016-10-26
    soldstatus $70,000 Closed
18. 2016-09-22
    historical Contingent
19. 2016-09-17
    listed $75,000 Active
20. 1992-09-09
    soldstatus $11,000
21. 1979-01-01
    soldstatus $23,000

ⓘ 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: $2,621 · $218/mo
• Projected year-2 tax: $2,621 · $218/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 5/10 Major FEMA zone X (unshaded) · 45% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 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: $23,161
• − Mortgage interest: −$6,722
• − Property taxes: −$2,621
• − Insurance: −$600
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − HOA: −$5,100
• − Depreciation: −$3,491
• Taxable income: $922
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $2,204/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

+421.7% since first listed

20 events — show timeline

• 2026-05-10 Price Changed $119,999 Beaches MLS
• 2026-04-29 Relisted — Beaches MLS
• 2026-04-20 Contingent — Beaches MLS
• 2026-04-08 Price Changed $125,000 Beaches MLS
• 2026-03-27 Listed $130,000 Beaches MLS
• 2026-03-25 Listing Removed — Beaches MLS
• 2025-12-10 Listed $130,000 Beaches MLS
• 2024-06-16 Rental Removed $1,450 GFLMLS
• 2024-06-09 Price Changed $1,450 GFLMLS
• 2024-05-21 Listed for Rent $1,575 GFLMLS
• 2019-04-10 Sold (Public Records) $82,000 Public Records
• 2019-04-09 Sold (MLS) $82,000 Beaches MLS
• 2019-03-18 Contingent — Beaches MLS
• 2019-03-05 Listed $89,000 Beaches MLS
• 2016-10-27 Sold (Public Records) $70,000 Public Records
• 2016-10-26 Sold (MLS) $70,000 Beaches MLS
• 2016-09-22 Contingent — Beaches MLS
• 2016-09-17 Listed $75,000 Beaches MLS
• 1992-09-09 Sold (Public Records) $11,000 Public Records
• 1979-01-01 Sold (Public Records) $23,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,621 · +0.4% YoY. Source: county tax records.