2164 NE 1st Way #102 · Boynton Beach, FL 33435

$73,000

1 bd · 1.5 ba · 744 sqft · Condo public records · 61 Days on market

Built 1970 $589/mo HOA · 35% 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 +30.0/30.0
• 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

PRICE REDUCED FOR QUICK SALE!! THIS is the ONE! Washer and Dryer IN UNIT! BRAND NEW INTERIOR ELECTRICAL PANEL! Get ready to make Florida living your reality! This GROUND FLOOR condo is tucked away in the sweet 55+ adult community of Village Royale, away from the hustle and bustle yet close enough to everything you could possibly need. Just minutes to breathtaking South Florida beaches, shopping, dining, Palm Beach International Airport (PBI) or Fort Lauderdale Airport (FLL). This spacious one bedroom, one and a half bathroom condo offers a spacious kitchen with upgraded appliances, a large bedroom with huge double closet and full bathroom en-suite. A half bathroom is accessible via the livi

Key facts

• $589 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Home warranty included
• Financial info: Pets are not allowed; Community contains 248 units
• HOA & community: Community association with monthly fee; HOA amenities include clubhouse, pool, billiard room, game room, library, picnic area, park, jogging path, shuffleboard court, laundry facilities, sidewalks, street lights, and internet included; Senior community

Exterior

• Parking: Assigned parking plus guest parking; One open parking space
• Security: Smoke detectors; Security lights
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available; Electricity available; Water and sewer available
• Home design: Condominium; One level; Entry-level living area; Faces north; Resale unit; Part of Village Royale (building name)
• Construction: Block/Concrete/CBS construction; Composition shingle roof; Permanent slab foundation; Building has 2 stories (unit in multi-story building)
• Exterior features: Covered patio; Open patio; Screened patio; Terrace; Patio; Sidewalks; Paved road frontage

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Electric cooktop; Microwave; Refrigerator; Freezer; Electric water heater (owned)
• Bedrooms: One main-level bedroom; Accessible bedroom
• Flooring: Tile; Vinyl
• Bathrooms: One full bathroom; One half bathroom; Accessible full bath
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Kitchen island; Custom mirrors; Decorative electric fireplace; Blinds
• Laundry & utility: In-unit laundry in a main-level laundry closet; Washer/dryer accessibility features

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $73k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $69k (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); 536 active listings in the ZIP; 18 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 $505 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($69k) 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 $27k; list at $73k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $68,620 (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 1970 — 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: 2.29% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.45%
• DSCR: 1.78
• GRM: 3.6

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: 10.4%
• Equity multiple: 1.42×
• Total profit: $8,530
• Equity at exit: $10,885

10-year hold

• IRR: 20.5%
• Equity multiple: 2.84×
• Total profit: $37,709
• Equity at exit: $6,312

Cash invested: $20,440 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$383
• Tax from tax record: −$22 /mo · $259/yr
• Insurance: −$30
• HOA: −$589
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $297

Break-even live

Break-even rent $1,296

Max offer price $73,000

Occupancy floor 77%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2213 NE 1st Ct #103 Boynton Beach, FL	1.0	1.5	624	$1,350	$2.16	24d	1	0.11mi
977 Miner Rd Lantana, FL	1.0	1.0	500	$1,995	$3.99	24d	1	0.77mi
408 NW 13th Ave Unit 2 Boynton Beach, FL	1.0	1.0	400	$1,375	$3.44	24d	1	0.77mi
977 Miner Rd Unit 9 Hypoluxo, FL	1.0	1.0	500	$1,995	$3.99	2d	1	0.80mi
430 NW 12th Ave Unit A Boynton Beach, FL	1.0	1.0	500	$2,195	$4.39	24d	1	0.83mi
7871 Terrace Rd Unit A Lantana, FL	1.0	1.0	470	$1,500	$3.19	24d	1	0.90mi
7871 Terrace Rd Unit B Lantana, FL	1.0	1.0	470	$1,600	$3.40	16d	1	0.90mi
7871 Terrace Rd Unit B Lantana, FL	1.0	1.0	470	$1,600	$3.40	7d	1	0.90mi
656 Manor Dr Unit 3 Boynton Beach, FL	—	1.0	650	$1,600	$2.46	22d	1	1.02mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	2d	1	1.09mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	24d	1	1.09mi
22 S Loafing St Hypoluxo, FL	2.0	1.0	696	$1,300	$1.87	24d	1	1.09mi
717 NE 10th Ave Unit 6 Boynton Beach, FL	1.0	1.0	700	$1,600	$2.29	7d	1	1.10mi
615 NE 7th Ave Boynton Beach, FL	1.0	1.0	698	$1,699	$2.43	17d	1	1.18mi
518 NE 4th St Unit A Boynton Beach, FL	1.0	1.0	500	$1,700	$3.40	16d	1	1.31mi
689 NE 6th Ct #404 Boynton Beach, FL	1.0	1.0	703	$2,000	$2.84	24d	1	1.32mi
689 NE 6th Ct #4070 Boynton Beach, FL	1.0	1.0	703	$1,900	$2.70	17d	1	1.32mi
400 N Federal Hwy Unit N304 Boynton Beach, FL	1.0	1.0	640	$2,400	$3.75	24d	1	1.42mi

HOA detail condo

• Monthly dues: $589 · $7,068/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-03
   status $73,000 Pending 61 DOM
2. 2026-06-02
   days on market $73,000 Active Under Contract 61 DOM
3. 2026-06-01
   days on market $73,000 Active Under Contract 60 DOM
4. 2026-05-31
   days on market $73,000 Active Under Contract 59 DOM
5. 2026-04-02
   listed $73,000 Active
6. 2026-03-30
   historical
7. 2026-01-30
   price $75,000
8. 2026-01-08
   listed $79,000 Active
9. 2026-01-07
   historical
10. 2025-12-15
    status Active
11. 2025-11-13
    historical Active Under Contract
12. 2025-04-10
    listed $79,000 Active
13. 1999-07-02
    soldstatus $27,000
14. 1997-10-21
    soldstatus $19,900

ⓘ 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: $259 · $22/mo
• Projected year-2 tax: $606 · $50/mo
• Expected delta: +$347/yr (+$29/mo · 133.9%)

ⓘ 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: $20,067
• − Mortgage interest: −$4,089
• − Property taxes: −$259
• − Insurance: −$365
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − HOA: −$7,068
• − Depreciation: −$2,124
• Taxable income: $2,951
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $2,859/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

+266.8% since first listed

10 events — show timeline

• 2026-04-02 Listed $73,000 Beaches MLS
• 2026-03-30 Listing Removed — Beaches MLS
• 2026-01-30 Price Changed $75,000 Beaches MLS
• 2026-01-08 Listed $79,000 Beaches MLS
• 2026-01-07 Listing Removed — Beaches MLS
• 2025-12-15 Relisted — Beaches MLS
• 2025-11-13 Contingent — Beaches MLS
• 2025-04-10 Listed $79,000 Beaches MLS
• 1999-07-02 Sold (Public Records) $27,000 Public Records
• 1997-10-21 Sold (Public Records) $19,900 Public Records

Property tax history

+2.4%/yr

Latest (2025): $259 · +2.8% YoY. Source: county tax records.