255 High Point Ct Unit C · Boynton Beach, FL 33435

$144,500

1 bd · 1.5 ba · 954 sqft · Condo public records · 99 Days on market

Built 1971 $484/mo HOA · 23% 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 +19.7/30.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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

Welcome to the 55+ seashore community of High Point located less than a mile to the ocean & intracoastal and a short walk to shopping & dining. This 1 bd 1.5 bath villa was recently remodeled in a neutral "beachy" vibe with fresh light paint, trendy new bathroom vanities, new remote controlled rattan lighting fixtures & fans; the kitchen cove ceiling has been removed & modernized, the white kitchen cabinets are freshly painted, the master bathtub & tile is professionally re-glazed, & the most gorgeous waterproof luxury vinyl plank wood floors have been installed throughout! A/C is just over a year old. BRAND NEW ROOF installed Nov 2025! This coas

Key facts

• Modernized kitchen
• Recently remodeled
• Short walk to dining

Tags

• SHORT WALK TO SHOPPING
• SHORT WALK TO DINING
• RECENTLY REMODELED
• NEW BATHROOM VANITIES
• MODERNIZED KITCHEN
• NEW ROOF

Property features AI

Finance

• Other: Not waterfront
• HOA & community: Has association; Monthly HOA fee: $484; Association amenities include parking, pool, shuffleboard court, security, and maintenance; HOA fee covers insurance, grounds and structure maintenance, sewer, trash, water, common areas and recreation facility; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security patrol
• Utilities: Cable available
• Home design: Villa; Single-story; Entry level: 1; Faces south; Resale, updated/remodeled
• Construction: CBS construction
• Exterior features: Patio; First-floor entry; Volume ceilings at entry

Interior

• Kitchen: Electric range; Disposal
• Bedrooms: One bedroom on the main level
• Flooring: Wood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: High ceilings; 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 $144k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 7.7% 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); 536 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $999 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 99 days — a 9% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $105k; 38% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,495 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.47% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 5.7

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-10,921
• Equity at exit: $21,545

10-year hold

• IRR: 3.7%
• Equity multiple: 1.28×
• Total profit: $11,474
• Equity at exit: $12,494

Cash invested: $40,460 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,120 high
• Mortgage (P&I): −$758
• Tax from tax record: −$204 /mo · $2,444/yr
• Insurance: −$60
• HOA: −$484
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $169

Break-even live

Break-even rent $1,906

Max offer price $144,500

Occupancy floor 87%

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: $36,125
• Closing costs: $4,335
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$2,100	$1.90	24d	1	0.23mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$1,975	$1.79	2d	1	0.23mi
2861 S Seacrest Blvd Boynton Beach, FL	1.0	1.0	710	$1,680	$2.37	2d	3	0.40mi
200 Main Blvd Unit 2D Boynton Beach, FL	2.0	2.0	1104	$1,200	$1.09	16d	1	0.47mi
2301 SE 4th St #11 Boynton Beach, FL	1.0	1.0	573	$1,595	$2.78	24d	1	0.58mi
2301 SE 4th St Unit 15 Boynton Beach, FL	1.0	1.0	573	$1,545	$2.70	24d	1	0.58mi
405 SE 20th Ave Apt 1C Boynton Beach, FL	2.0	1.0	975	$1,949	$2.00	24d	1	0.61mi
405 SE 20th Ave Unit 5F Boynton Beach, FL	—	1.0	600	$1,489	$2.48	22d	1	0.61mi
405 SE 20th Ave Unit 6D Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	7d	1	0.61mi
405 SE 20th Ave Unit 12E Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	24d	1	0.62mi
2303 S Federal Hwy #19 Boynton Beach, FL	1.0	1.0	615	$1,450	$2.36	5d	1	0.67mi
515 SE 20th Ave Boynton Beach, FL	2.0	1.0	787	$1,689	$2.14	7d	3	0.67mi
615 Villa Cir Boynton Beach, FL	2.0	2.0	1008	$2,500	$2.48	24d	1	0.68mi
523 SE 20th Ct Unit 5 Boynton Beach, FL	1.0	1.0	755	$1,750	$2.32	24d	1	0.68mi
1018 Villa Ln Boynton Beach, FL	2.0	2.0	1008	$2,350	$2.33	24d	1	0.71mi
214 Villa Cir Unit 214 Boynton Beach, FL	2.0	2.0	1008	$2,400	$2.38	24d	1	0.71mi
1002 Villa Ln Boynton Beach, FL	2.0	2.0	1008	$2,400	$2.38	24d	1	0.71mi
611 Villa Cir Boynton Beach, FL	1.0	1.0	793	$1,950	$2.46	24d	1	0.71mi
822 Villa Cir Boynton Beach, FL	2.0	2.0	1008	$2,400	$2.38	4d	1	0.72mi
813 Villa Cir Boynton Beach, FL	2.0	2.0	1074	$2,175	$2.03	16d	1	0.73mi
813 Villa Cir Boynton Beach, FL	2.0	2.0	1074	$2,175	$2.03	15d	1	0.73mi
3302 Tuscany Way Boynton Beach, FL	2.0	1.0	933	$2,900	$3.11	24d	1	0.74mi
2120 Tuscany Way Boynton Beach, FL	2.0	2.0	1017	$2,650	$2.61	24d	1	0.76mi
2220 Tuscany Way Unit 2220 Boynton Beach, FL	2.0	2.0	1030	$2,850	$2.77	24d	1	0.76mi
2412 Tuscany Way Boynton Beach, FL	1.0	1.0	750	$3,000	$4.00	24d	1	0.76mi
4411 Tuscany Way #4411 Boynton Beach, FL	2.0	2.0	1030	$2,400	$2.33	24d	1	0.79mi
1407 Tuscany Way #1407 Boynton Beach, FL	1.0	1.0	721	$2,100	$2.91	2d	1	0.79mi
2016 S Federal Hwy #204 Boynton Beach, FL	2.0	2.0	963	$1,995	$2.07	7d	1	0.79mi
2016 S Federal Hwy #206 Boynton Beach, FL	2.0	2.0	963	$2,300	$2.39	24d	1	0.79mi
2016 S Federal Hwy #404 Boynton Beach, FL	2.0	2.0	963	$2,300	$2.39	14d	1	0.79mi
3583 Gibbs Rd Delray Beach, FL	1.0	1.0	764	$2,750	$3.60	24d	1	0.81mi
2006 S Federal Hwy #401 Boynton Beach, FL	2.0	2.0	963	$2,400	$2.49	24d	1	0.82mi
127 SW 10th Ave Boynton Beach, FL	2.0	1.5	754	$3,500	$4.64	14d	1	0.83mi
1575 SW 8th St Boynton Beach, FL	1.0–3.0	1.0–2.0	1104	$1,905	$1.72	1d	25	0.85mi
100 Newlake Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1261	$1,950	$1.55	1d	22	0.86mi
30 Colonial Club Dr #203 Boynton Beach, FL	1.0	1.5	950	$1,750	$1.84	24d	1	0.86mi
2004 S Federal Hwy #102 Boynton Beach, FL	2.0	2.0	963	$2,400	$2.49	24d	1	0.87mi
18 Colonial Club Dr #203 Boynton Beach, FL	1.0	1.5	950	$1,700	$1.79	3d	1	0.88mi
18 Colonial Club Dr Boynton Beach, FL	1.0	1.5	950	$2,325	$2.45	13d	1	0.88mi
2001 W Woolbright Rd Unit F204 Boynton Beach, FL	2.0	2.0	986	$1,975	$2.00	24d	1	0.88mi

HOA detail condo

• Monthly dues: $484 · $5,808/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $144,500 Active 99 DOM
2. 2026-06-17
   days on market $144,500 Active 98 DOM
3. 2026-06-16
   days on market $144,500 Active 97 DOM
4. 2026-06-15
   days on market $144,500 Active 96 DOM
5. 2026-06-13
   days on market $144,500 Active 94 DOM
6. 2026-06-09
   days on market $144,500 Active 90 DOM
7. 2026-06-08
   days on market $144,500 Active 89 DOM
8. 2026-06-07
   days on market $144,500 Active 88 DOM
9. 2026-06-04
   days on market $144,500 Active 85 DOM
10. 2026-06-03
    days on market $144,500 Active 84 DOM
11. 2026-06-02
    days on market $144,500 Active 83 DOM
12. 2026-06-01
    days on market $144,500 Active 82 DOM
13. 2026-05-31
    days on market $144,500 Active 81 DOM
14. 2025-07-15
    listed $144,500 Active
15. 2016-05-01
    historical
16. 2015-11-20
    listed $72,500 Active
17. 2013-09-21
    historical
18. 2007-02-28
    soldstatus $105,000
19. 2007-02-13
    historical
20. 2006-12-13
    listed $105,000
21. 2006-05-10
    listed $124,900

ⓘ 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: $2,444 · $204/mo
• Projected year-2 tax: $2,444 · $204/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $25,440
• − Mortgage interest: −$8,094
• − Property taxes: −$2,444
• − Insurance: −$722
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − HOA: −$5,808
• − Depreciation: −$4,204
• Taxable income: $98
• Est. tax owed @ 24.0%: −$23
• After-tax cash flow: $2,007/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

8 events — show timeline

• 2025-07-15 Listed $144,500 Beaches MLS
• 2016-05-01 Listing Removed — Beaches MLS
• 2015-11-20 Listed $72,500 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2007-02-28 Sold (Public Records) $105,000 Public Records
• 2007-02-13 Listing Removed — Beaches MLS
• 2006-12-13 Listed $105,000 Beaches MLS
• 2006-05-10 Listed $124,900 Beaches MLS

Property tax history

+7.3%/yr

Latest (2025): $2,444 · +5.3% YoY. Source: county tax records.