2010 S Federal Hwy #101 · Boynton Beach, FL 33435

$159,900

2 bd · 2.0 ba · 963 sqft · Condo public records · 72 Days on market

Built 1976 $765/mo HOA · 31% 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 +19.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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

Bright, spacious, first-floor end unit. Updated kitchen; new hot water heater; ceramic tile throughout. Steps from lanai to assigned parking spot. Seagate of Gulfstream is one of the Intracoastal Waterway's best-kept secrets. This active, 55+ condominium community features an updated clubhouse, two beautiful swimming pools, year-round social events + bingo, bocce, line dancing, mahjong, a putting green, shuffleboard, water aerobics, and yoga classes.

Key facts

• Modern flooring
• Split-bedroom layout
• Impact glass windows

Tags

• GROUND-FLOOR END UNIT
• MODERN FLOORING
• UPDATED KITCHEN
• SPLIT-BEDROOM LAYOUT
• IMPACT GLASS WINDOWS
• HEATED COOLED POOLS

Property features AI

Finance

• Other: Located in a senior community
• Financial info: Not a pet-friendly community; Community has 360 units
• HOA & community: Association on site (Seagate of Gulfstream Condominium Association); Monthly HOA fee includes cable TV, insurance, grounds maintenance, trash, water, common areas, and elevator; Association amenities: clubhouse, elevators, laundry, management, picnic area, parking, pool, shuffleboard court, on-site manager, trash chute, bocce ball, community room, internet included, library, putting green, street lights; Monthly HOA fee

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space total
• Security: Smoke detectors; Security lights
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Phone not available
• Home design: Condominium; 4-story building; Building identified as 'I'; Faces west; Resale property
• Construction: Concrete construction; Other roof type
• Exterior features: Covered patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating (central, individual); Central electric cooling (individual); Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Sliding windows
• Laundry & utility: Community laundry (association amenities)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (25.8% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $119k (25.8% below list) — sets the bar for cash-flow.
• 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 72 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 31% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $118,699 (25.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.54% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• 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: -24.9%
• Equity multiple: 0.14×
• Total profit: $-38,482
• Equity at exit: $23,842

10-year hold

• IRR: -15.9%
• Equity multiple: 0.03×
• Total profit: $-43,209
• Equity at exit: $13,825

Cash invested: $44,772 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,455 high
• Mortgage (P&I): −$839
• Tax from tax record: −$76 /mo · $907/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$765
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-233

Break-even live

Break-even rent $2,750

Max offer price $118,699

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-188	+0% $-233	+5% $-278	+10% $-324
Rent	-10% $-427	-5% $-330	+0% $-233	+5% $-136	+10% $-39
Rate	-1.0pp $-153	-0.5pp $-193	base $-233	+0.5pp $-275	+1.0pp $-317

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2006 S Federal Hwy #401 Boynton Beach, FL	2.0	2.0	963	$2,400	$2.49	25d	1	0.01mi
2016 S Federal Hwy #206 Boynton Beach, FL	2.0	2.0	963	$2,300	$2.39	25d	1	0.04mi
2016 S Federal Hwy #404 Boynton Beach, FL	2.0	2.0	963	$2,300	$2.39	15d	1	0.04mi
2016 S Federal Hwy #204 Boynton Beach, FL	2.0	2.0	963	$1,995	$2.07	8d	1	0.04mi
2004 S Federal Hwy #102 Boynton Beach, FL	2.0	2.0	963	$2,400	$2.49	25d	1	0.07mi
3302 Tuscany Way Boynton Beach, FL	2.0	1.0	933	$2,900	$3.11	25d	1	0.10mi
4411 Tuscany Way #4411 Boynton Beach, FL	2.0	2.0	1030	$2,400	$2.33	25d	1	0.14mi
1407 Tuscany Way #1407 Boynton Beach, FL	1.0	1.0	721	$2,100	$2.91	3d	1	0.14mi
523 SE 20th Ct Unit 5 Boynton Beach, FL	1.0	1.0	755	$1,750	$2.32	25d	1	0.14mi
2120 Tuscany Way Boynton Beach, FL	2.0	2.0	1017	$2,650	$2.61	25d	1	0.14mi
2220 Tuscany Way Unit 2220 Boynton Beach, FL	2.0	2.0	1030	$2,850	$2.77	25d	1	0.15mi
515 SE 20th Ave Boynton Beach, FL	2.0	1.0	787	$1,949	$2.47	0d	5	0.16mi
2412 Tuscany Way Boynton Beach, FL	1.0	1.0	750	$3,000	$4.00	25d	1	0.17mi
2303 S Federal Hwy #19 Boynton Beach, FL	1.0	1.0	615	$1,450	$2.36	6d	1	0.18mi
5530 N Ocean Blvd #106 Ocean Ridge, FL	2.0	2.5	1100	$2,700	$2.45	25d	1	0.22mi
405 SE 20th Ave Unit 6D Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	8d	1	0.23mi
405 SE 20th Ave Apt 1C Boynton Beach, FL	2.0	1.0	975	$1,949	$2.00	25d	1	0.23mi
5520 N Ocean Blvd #208 Ocean Ridge, FL	1.0	1.0	786	$3,000	$3.82	25d	1	0.23mi
5520 N Ocean Blvd #109 Ocean Ridge, FL	1.0	1.5	765	$2,200	$2.88	13d	1	0.23mi
2301 SE 4th St Unit 15 Boynton Beach, FL	1.0	1.0	573	$1,545	$2.70	25d	1	0.25mi
2301 SE 4th St #11 Boynton Beach, FL	1.0	1.0	573	$1,595	$2.78	25d	1	0.25mi
630 E Woolbright Rd Apt 220 Boynton Beach, FL	1.0	1.0	768	$2,915	$3.80	16d	1	0.28mi
630 E Woolbright Rd Apt 412 Boynton Beach, FL	1.0	1.0	768	$2,699	$3.51	0d	1	0.28mi
630 E Woolbright Rd Apt 902 Boynton Beach, FL	1.0	1.0	768	$3,040	$3.96	25d	1	0.28mi
5550 N Ocean Blvd #106 Ocean Ridge, FL	1.0	1.5	825	$3,400	$4.12	25d	1	0.31mi
49 Douglas Dr Ocean Ridge, FL	2.0	2.0	767	$4,200	$5.48	25d	1	0.32mi
651 E Woolbright Rd #103 Boynton Beach, FL	2.0	2.0	1009	$2,650	$2.63	17d	1	0.33mi
301 SE 21st Ave Boynton Beach, FL	3.0	2.0	986	$2,650	$2.69	25d	1	0.34mi
661 E Woolbright Rd Boynton Beach, FL	2.0	2.0	1095	$3,093	$2.82	3d	1	0.35mi
631 E Woolbright Rd Boynton Beach, FL	1.0	1.0	786	$3,025	$3.85	25d	1	0.36mi
5505 N Ocean Blvd Ocean Ridge, FL	1.0–2.0	1.0–2.0	774	$2,300	$2.97	11d	3	0.36mi
4603 N Ocean Blvd Unit 1018163P Boynton Beach, FL	2.0	1.0	581	$2,573	$4.43	22d	1	0.38mi
11 Sailfish Ln Ocean Ridge, FL	2.0	2.0	992	$3,500	$3.53	25d	1	0.39mi
13 Sailfish Ln Ocean Ridge, FL	2.0	2.0	992	$3,800	$3.83	25d	1	0.39mi
22 Oceanview Dr Ocean Ridge, FL	1.0	1.0	620	$3,500	$5.65	25d	1	0.39mi
640 Snug Harbor Dr Unit F3 Boynton Beach, FL	1.0	1.0	629	$2,500	$3.97	11d	1	0.40mi
624 Snug Harbor Dr Unit B7 Boynton Beach, FL	2.0	2.0	858	$1,950	$2.27	25d	1	0.40mi
405 SE 20th Ave Unit 12E Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	25d	1	0.41mi
638 Snug Harbor Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	747	$2,300	$3.08	25d	2	0.43mi
200 Main Blvd Unit 2D Boynton Beach, FL	2.0	2.0	1104	$1,200	$1.09	17d	1	0.45mi

HOA detail condo

• Monthly dues: $765 · $9,180/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-02
   status $159,900 Pending 72 DOM
2. 2026-06-01
   days on market $159,900 Active 72 DOM
3. 2026-05-31
   days on market $159,900 Active 71 DOM
4. 2026-05-02
   price $159,900
5. 2026-03-21
   listed $169,900 Active
6. 2025-11-06
   soldstatus $140,000
7. 2020-04-21
   soldstatus $127,000
8. 2020-04-10
   soldstatus $127,000 Closed 454-char remark

   Show marketing remark (454 chars)

   Bright, spacious, first-floor end unit. Updated kitchen; new hot water heater; ceramic tile throughout. Steps from lanai to assigned parking spot. Seagate of Gulfstream is one of the Intracoastal Waterway's best-kept secrets. This active, 55+ condominium community features an updated clubhouse, two beautiful swimming pools, year-round social events + bingo, bocce, line dancing, mahjong, a putting green, shuffleboard, water aerobics, and yoga classes.

9. 2020-03-05
   historical Active Under Contract 454-char remark

   Show marketing remark (454 chars)

   Bright, spacious, first-floor end unit. Updated kitchen; new hot water heater; ceramic tile throughout. Steps from lanai to assigned parking spot. Seagate of Gulfstream is one of the Intracoastal Waterway's best-kept secrets. This active, 55+ condominium community features an updated clubhouse, two beautiful swimming pools, year-round social events + bingo, bocce, line dancing, mahjong, a putting green, shuffleboard, water aerobics, and yoga classes.

10. 2020-02-13
    listed $132,000 Active 454-char remark

    Show marketing remark (454 chars)

    Bright, spacious, first-floor end unit. Updated kitchen; new hot water heater; ceramic tile throughout. Steps from lanai to assigned parking spot. Seagate of Gulfstream is one of the Intracoastal Waterway's best-kept secrets. This active, 55+ condominium community features an updated clubhouse, two beautiful swimming pools, year-round social events + bingo, bocce, line dancing, mahjong, a putting green, shuffleboard, water aerobics, and yoga classes.

11. 2004-03-26
    soldstatus $110,000
12. 1984-03-01
    soldstatus $63,200

ⓘ 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: $907 · $76/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$420/yr (+$35/mo · 46.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 85% 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: $29,454
• − Mortgage interest: −$8,957
• − Property taxes: −$907
• − Insurance: −$5,918
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − HOA: −$9,180
• − Depreciation: −$4,652
• Taxable loss: −$4,872
• Est. tax savings @ 24.0%: +$1,169
• After-tax cash flow: $-1,629/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

+153.0% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $159,900 Beaches MLS
• 2026-03-21 Listed $169,900 Beaches MLS
• 2025-11-06 Sold (Public Records) $140,000 Public Records
• 2020-04-21 Sold (Public Records) $127,000 Public Records
• 2020-04-10 Sold (MLS) $127,000 Beaches MLS
• 2020-03-05 Contingent — Beaches MLS
• 2020-02-13 Listed $132,000 Beaches MLS
• 2004-03-26 Sold (Public Records) $110,000 Public Records
• 1984-03-01 Sold (Public Records) $63,200 Public Records

Property tax history

-4.7%/yr

Latest (2025): $907 · +2.1% YoY. Source: county tax records.