230 NE 26th Ave N #2140 · Boynton Beach, FL 33435

$99,900

2 bd · 2.0 ba · 1,080 sqft · Condo public records · 70 Days on market

Built 1976 $581/mo HOA · 27% of rent

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Why this score? — see what drove the B- 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 +28.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

WONDERFUL 2ND FLOOR CORNER UNIT CONDO WITH 2 BEDROOMS AND 2 BATHS. VERY PRIVATE. BRIGHT PATIO/PORCH OVERLOOKING A BEAUTIFUL GARDEN AREA. NEWER AIR CONDITIONER, ETC. "VILLAGE ROYALE" IS IN A GREAT LOCATION. CLOSE TO SHOPPING, RESTAURANTS, I-95, BEACH AREA AND MORE. .

Key facts

• Great location
• Bright patio porch
• $581 HOA

Tags

• 2ND FLOOR CORNER UNIT
• BRIGHT PATIO PORCH
• BEAUTIFUL GARDEN AREA
• NEWER AIR CONDITIONER
• GREAT LOCATION

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Has association (JMA Community Management); Monthly HOA fee; Association amenities include clubhouse, elevators, fitness center, parking, pool, community room, sidewalks, street lights; HOA fee includes cable TV, grounds maintenance, sewer, trash, water, common areas, and pool service; Senior community

Exterior

• Parking: Assigned open parking; 1 parking space
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water and sewer available
• Home design: Condominium; One-level living; Faces north; Resale property; Building name: Village Royale - Greenhaven; Total of 4 stories in the building
• Construction: Concrete and stucco construction; Composition/shingle roof; Built-in public records (living area 960)
• Exterior features: Covered patio; Screened patio; Screened porch; Patio; Porch; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central individual heating; Central air; Ceiling fans
• Interior features: Dome kitchen; Unfurnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

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); 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 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-27 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); 542 active listings in the ZIP; 40 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 27% 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 2.13% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 3.9

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $5,590
• Equity at exit: $14,895

10-year hold

• IRR: 15.7%
• Equity multiple: 2.36×
• Total profit: $38,116
• Equity at exit: $8,638

Cash invested: $27,972 (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: 542
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$524
• Tax from tax record: −$223 /mo · $2,672/yr
• Insurance: −$42
• HOA: −$581
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $313

Break-even live

Break-even rent $1,733

Max offer price $99,900

Occupancy floor 80%

Sensitivity live

Price	-10% $370	-5% $341	+0% $313	+5% $285	+10% $257
Rent	-10% $145	-5% $229	+0% $313	+5% $397	+10% $481
Rate	-1.0pp $364	-0.5pp $339	base $313	+0.5pp $287	+1.0pp $261

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,650	$1.93	20d	2	0.02mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	13d	1	0.03mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	26d	1	0.06mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	21d	2	0.08mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	26d	1	0.08mi
2600 NE 1st Ln #418 Boynton Beach, FL	2.0	2.0	1182	$1,750	$1.48	26d	1	0.10mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	26d	1	0.12mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	17d	1	0.18mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	26d	1	0.18mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	26d	1	0.20mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	4d	1	0.20mi
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	21d	1	0.24mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	7d	1	0.24mi
2100 N Seacrest Blvd Boynton Beach, FL	3.0	1.0	1056	$2,900	$2.75	19d	1	0.35mi
8076 Ambach Way Hypoluxo, FL	2.0	2.0	1243	$2,200	$1.77	26d	1	0.36mi
2639 NE 4th St Boynton Beach, FL	3.0	2.0	1300	$2,850	$2.19	0d	1	0.39mi
1219 Highland Rd Lantana, FL	3.0	2.0	744	$2,350	$3.16	1d	1	0.40mi
2122 NE 1st St Boynton Beach, FL	2.0	1.0	1362	$2,300	$1.69	14d	1	0.42mi
1214 Highview Rd Lantana, FL	3.0	2.0	768	$2,300	$2.99	4d	1	0.42mi
1236 Peak Rd Lantana, FL	2.0	1.0	1170	$2,150	$1.84	26d	1	0.46mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	26d	1	0.46mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	26d	1	0.47mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	26d	1	0.48mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	22d	1	0.48mi
977 Miner Rd Lantana, FL	3.0	1.0	1100	$3,195	$2.90	4d	1	0.49mi
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	21d	1	0.49mi
2202 NE 3rd St Boynton Beach, FL	3.0	2.0	902	$3,000	$3.33	19d	1	0.50mi
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	26d	1	0.50mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	26d	1	0.51mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	26d	1	0.51mi
176 Waterside Dr Hypoluxo, FL	3.0	2.0	1024	$2,500	$2.44	22d	1	0.51mi
314 Waterside Dr Hypoluxo, FL	2.0	2.5	1128	$1,850	$1.64	26d	1	0.51mi
234 Waterside Dr #234 Hypoluxo, FL	2.0	2.5	1128	$2,100	$1.86	1d	1	0.51mi
338 Waterside Dr Hypoluxo, FL	3.0	2.5	1259	$2,100	$1.67	7d	1	0.51mi
369 Waterside Dr Hypoluxo, FL	2.0	2.5	1128	$2,250	$1.99	26d	1	0.51mi
221 Waterside Dr #221 Hypoluxo, FL	3.0	2.5	1259	$2,200	$1.75	26d	1	0.51mi
221 Waterside Dr #221 Hypoluxo, FL	3.0	2.5	1259	$2,100	$1.67	6d	1	0.51mi
368 Waterside Dr Hypoluxo, FL	2.0	2.5	1152	$2,500	$2.17	26d	1	0.51mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	17d	1	0.54mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	5d	1	0.57mi

HOA detail condo

• Monthly dues: $581 · $6,972/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-22
   days on market $99,900 Active 70 DOM
2. 2026-06-21
   days on market $99,900 Active 69 DOM
3. 2026-06-18
   days on market $99,900 Active 66 DOM
4. 2026-06-17
   days on market $99,900 Active 65 DOM
5. 2026-06-16
   days on market $99,900 Active 64 DOM
6. 2026-06-15
   days on market $99,900 Active 63 DOM
7. 2026-06-13
   days on market $99,900 Active 61 DOM
8. 2026-06-09
   days on market $99,900 Active 57 DOM
9. 2026-06-08
   days on market $99,900 Active 56 DOM
10. 2026-06-07
    days on market $99,900 Active 55 DOM
11. 2026-06-04
    days on market $99,900 Active 52 DOM
12. 2026-06-03
    days on market $99,900 Active 51 DOM
13. 2026-06-02
    days on market $99,900 Active 50 DOM
14. 2026-06-01
    days on market $99,900 Active 49 DOM
15. 2026-05-31
    days on market $99,900 Active 48 DOM
16. 2026-04-11
    listed $99,900 Active
17. 2026-03-11
    historical
18. 2026-01-23
    price $120,000
19. 2026-01-19
    listed $130,000 Active
20. 2026-01-01
    historical
21. 2025-07-23
    price $130,000
22. 2025-07-17
    listed $125,000 Active
23. 2025-07-01
    historical
24. 2025-04-25
    price $125,000
25. 2025-01-28
    price $130,000
26. 2025-01-01
    listed $160,000 Active
27. 2005-02-02
    soldstatus $85,000
28. 1994-08-18
    soldstatus $7,700
29. 1994-08-18
    soldstatus $7,700
30. 1994-08-18
    soldstatus $7,700
31. 1994-08-18
    soldstatus $7,700

ⓘ 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: $2,672 · $223/mo
• Projected year-2 tax: $2,672 · $223/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 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,556
• − Mortgage interest: −$5,596
• − Property taxes: −$2,672
• − Insurance: −$500
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − HOA: −$6,972
• − Depreciation: −$2,906
• Taxable income: $2,821
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $3,081/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

+1197.4% since first listed

16 events — show timeline

• 2026-04-11 Listed $99,900 Beaches MLS
• 2026-03-11 Listing Removed — Beaches MLS
• 2026-01-23 Price Changed $120,000 Beaches MLS
• 2026-01-19 Listed $130,000 Beaches MLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2025-07-23 Price Changed $130,000 Beaches MLS
• 2025-07-17 Listed $125,000 Beaches MLS
• 2025-07-01 Listing Removed — Beaches MLS
• 2025-04-25 Price Changed $125,000 Beaches MLS
• 2025-01-28 Price Changed $130,000 Beaches MLS
• 2025-01-01 Listed $160,000 Beaches MLS
• 2005-02-02 Sold (Public Records) $85,000 Public Records
• 1994-08-18 Sold (Public Records) $7,700 Public Records
• 1994-08-18 Sold (Public Records) $7,700 Public Records
• 1994-08-18 Sold (Public Records) $7,700 Public Records
• 1994-08-18 Sold (Public Records) $7,700 Public Records

Property tax history

+19.8%/yr

Latest (2025): $2,672 · +881.4% YoY. Source: county tax records.