213 SE 3rd Ave Unit 2a · Boynton Beach, FL 33435

$144,000

2 bd · 2.0 ba · 960 sqft · Condo public records · 95 Days on market

Built 1981 $793/mo HOA · 32% of rent

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Why this score? — see what drove the D+ 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 +13.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Desirable 2/2 first floor unit in quaint 2-story building. Communal laundry steps from door. Kitchen open to living/ dining for ease of entertainment. Primary bed with walk-in closet. Upgraded baths. Tile floors. New roof 2024. Special assessment paid in full. Southeast Park Condo ideally situated in the center of all the action. Close to Ocean Ave and beach. Tenant occupied. 24-hour notice required. Schedule appointment online through Showing Time.

Key facts

• Upgraded baths
• Tile floors
• Walk-in closet

Tags

• FIRST FLOOR UNIT
• KITCHEN OPEN TO LIVING DINING
• WALK-IN CLOSET
• UPGRADED BATHS
• TILE FLOORS
• NEW ROOF

Property features AI

Finance

• Financial info: Pets allowed with restrictions (breed, number, size limits)
• HOA & community: Association: Florida Skyline Management; Monthly HOA fee (includes insurance, grounds maintenance, sewer, trash, water, common areas); Association amenities: Laundry

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Condominium; 2 stories; Faces south; Resale property
• Construction: CBS construction; Tar/gravel roof
• Exterior features: Not waterfront; Sidewalks; Street lights

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Walk-in closet(s); Accessible entrance; Accessible kitchen
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $144k.

Deal economics

• At list price, monthly cash flow is $9 ($102/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 6.4% 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.
• 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).
• 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 $996 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 95 days — a 9% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 32% 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 $131,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.70% ✓
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 4.9

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: -14.0%
• Equity multiple: 0.49×
• Total profit: $-20,594
• Equity at exit: $21,471

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-8,157
• Equity at exit: $12,450

Cash invested: $40,320 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,450 high
• Mortgage (P&I): −$755
• Tax from tax record: −$319 /mo · $3,822/yr
• Insurance: −$60
• HOA: −$793
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $9

Break-even live

Break-even rent $2,439

Max offer price $144,000

Occupancy floor 95%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 SE 2nd Ave Boynton Beach, FL	2.0	2.0	832	$2,900	$3.49	24d	1	0.04mi
207 SE 4th Ave Boynton Beach, FL	1.0	1.0	650	$1,795	$2.76	2d	1	0.08mi
101 S Federal Hwy Boynton Beach, FL	1.0–2.0	1.0–2.0	969	$2,794	$2.88	2d	17	0.18mi
240 Horizons W #108 Boynton Beach, FL	1.0	1.5	646	$1,600	$2.48	24d	1	0.24mi
115 SW 1st Ave Boynton Beach, FL	1.0–2.0	1.0–2.0	804	$2,250	$2.80	15d	2	0.25mi
701 SE 4th St Apt W Boynton Beach, FL	2.0	1.0	924	$2,200	$2.38	24d	1	0.25mi
640 SE 2nd Ave Unit 111 Boynton Beach, FL	1.0	1.0	650	$1,720	$2.65	3d	1	0.27mi
620 Horizons W #207 Boynton Beach, FL	1.0	1.0	570	$1,200	$2.11	24d	1	0.29mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	12d	3	0.35mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	19d	3	0.35mi
113 SE 8th Ave Boynton Beach, FL	3.0	2.0	1002	$3,050	$3.04	22d	1	0.35mi
625 Casa Loma Blvd #207 Boynton Beach, FL	1.0	1.0	782	$2,200	$2.81	2d	1	0.37mi
625 Casa Loma Blvd #1507 Boynton Beach, FL	1.0	1.0	782	$2,400	$3.07	24d	1	0.37mi
800 Horizons W #211 Boynton Beach, FL	1.0	1.0	570	$1,650	$2.89	15d	1	0.39mi
400 N Federal Hwy Unit N304 Boynton Beach, FL	1.0	1.0	640	$2,400	$3.75	24d	1	0.40mi
740 E Ocean Ave #407 Boynton Beach, FL	2.0	2.0	908	$2,800	$3.08	24d	1	0.40mi
1006 SE 4th St Boynton Beach, FL	2.0	1.0	900	$2,300	$2.56	24d	1	0.41mi
700 E Boynton Beach Blvd #1007 Boynton Beach, FL	1.0	1.0	782	$3,950	$5.05	24d	1	0.41mi
700 E Boynton Beach Blvd #1507 Boynton Beach, FL	1.0	1.0	782	$3,800	$4.86	24d	1	0.41mi
700 E Boynton Beach Blvd #105 Boynton Beach, FL	1.0	1.0	762	$2,100	$2.76	24d	1	0.41mi
650 Horizons E #107 Boynton Beach, FL	1.0	1.0	570	$1,600	$2.81	24d	1	0.42mi
1001 S Federal Hwy Unit 3 Boynton Beach, FL	1.0	1.0	650	$1,995	$3.07	24d	1	0.42mi
850 Horizons E #309 Boynton Beach, FL	1.0	1.5	646	$1,990	$3.08	20d	1	0.44mi
127 SW 10th Ave Boynton Beach, FL	2.0	1.5	754	$3,500	$4.64	15d	1	0.50mi
1351 S Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1394	$3,046	$2.18	1d	32	0.60mi
615 NE 7th Ave Boynton Beach, FL	1.0	1.0	698	$1,699	$2.43	17d	1	0.64mi
638 Snug Harbor Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	747	$2,300	$3.08	24d	2	0.65mi
624 Snug Harbor Dr Unit B7 Boynton Beach, FL	2.0	2.0	858	$1,950	$2.27	24d	1	0.65mi
689 NE 6th Ct #4070 Boynton Beach, FL	1.0	1.0	703	$1,900	$2.70	17d	1	0.67mi
689 NE 6th Ct #404 Boynton Beach, FL	1.0	1.0	703	$2,000	$2.84	24d	1	0.67mi
640 Snug Harbor Dr Unit F3 Boynton Beach, FL	1.0	1.0	629	$2,500	$3.97	11d	1	0.68mi
661 E Woolbright Rd Boynton Beach, FL	2.0	2.0	1095	$3,093	$2.82	3d	1	0.71mi
710 NE 7th St #1050 Boynton Beach, FL	2.0	2.0	1029	$3,350	$3.26	24d	1	0.71mi
631 E Woolbright Rd Boynton Beach, FL	1.0	1.0	786	$3,025	$3.85	24d	1	0.72mi
651 E Woolbright Rd #103 Boynton Beach, FL	2.0	2.0	1009	$2,650	$2.63	17d	1	0.73mi
630 E Woolbright Rd Apt 412 Boynton Beach, FL	1.0	1.0	768	$2,790	$3.63	24d	1	0.79mi
630 E Woolbright Rd Apt 220 Boynton Beach, FL	1.0	1.0	768	$2,915	$3.80	16d	1	0.79mi
630 E Woolbright Rd Apt 902 Boynton Beach, FL	1.0	1.0	768	$3,040	$3.96	24d	1	0.79mi
405 SE 20th Ave Unit 12E Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	24d	1	0.80mi
717 NE 10th Ave Unit 6 Boynton Beach, FL	1.0	1.0	700	$1,600	$2.29	7d	1	0.85mi

HOA detail condo

• Monthly dues: $793 · $9,516/yr
• ⚠ Special-assessment mentions:

  …living/ dining for ease of entertainment. Primary bed with walk-in closet. Upgraded baths. Tile floors. New roof 2024. Special assessment paid in full. Southeast Park Condo ideally situated in the center of all the action. Close to Ocean Ave and beach.…

Listing history 35 events

1. 2026-06-18
   days on market $144,000 Active 95 DOM
2. 2026-06-17
   days on market $144,000 Active 94 DOM
3. 2026-06-16
   days on market $144,000 Active 93 DOM
4. 2026-06-15
   days on market $144,000 Active 92 DOM
5. 2026-06-13
   days on market $144,000 Active 90 DOM
6. 2026-06-09
   days on market $144,000 Active 86 DOM
7. 2026-06-08
   days on market $144,000 Active 85 DOM
8. 2026-06-07
   days on market $144,000 Active 84 DOM
9. 2026-06-04
   days on market $144,000 Active 81 DOM
10. 2026-06-03
    days on market $144,000 Active 80 DOM
11. 2026-06-02
    days on market $144,000 Active 79 DOM
12. 2026-06-01
    days on market $144,000 Active 78 DOM
13. 2026-05-31
    days on market $144,000 Active 77 DOM
14. 2026-03-13
    listed $144,000 Active
15. 2026-03-11
    historical
16. 2026-01-22
    price $149,000
17. 2025-12-02
    price $159,000
18. 2025-10-23
    price $169,000
19. 2025-10-12
    price $179,000
20. 2025-09-11
    listed $189,000 Active
21. 2020-02-26
    soldstatus $126,000
22. 2018-04-08
    historical
23. 2018-03-29
    price $119,900
24. 2018-03-16
    listed $130,000 Active
25. 2015-08-31
    soldstatus $35,000 Closed
26. 2015-01-28
    status Pending
27. 2015-01-23
    listed $29,900 Active
28. 2014-09-18
    historical
29. 2014-05-21
    status Pending
30. 2014-05-13
    listed $29,900 Active
31. 2005-11-07
    soldstatus $142,000
32. 1999-02-16
    historical
33. 1998-07-14
    soldstatus $28,500
34. 1998-01-23
    listed $31,000
35. 1990-10-10
    soldstatus $28,000

ⓘ 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: $3,822 · $319/mo
• Projected year-2 tax: $3,822 · $319/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,396
• − Mortgage interest: −$8,066
• − Property taxes: −$3,822
• − Insurance: −$720
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$9,516
• − Depreciation: −$4,189
• Taxable loss: −$1,621
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $492/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

+414.3% since first listed

22 events — show timeline

• 2026-03-13 Listed $144,000 Beaches MLS
• 2026-03-11 Listing Removed — Beaches MLS
• 2026-01-22 Price Changed $149,000 Beaches MLS
• 2025-12-02 Price Changed $159,000 Beaches MLS
• 2025-10-23 Price Changed $169,000 Beaches MLS
• 2025-10-12 Price Changed $179,000 Beaches MLS
• 2025-09-11 Listed $189,000 Beaches MLS
• 2020-02-26 Sold (Public Records) $126,000 Public Records
• 2018-04-08 Listing Removed — Beaches MLS
• 2018-03-29 Price Changed $119,900 Beaches MLS
• 2018-03-16 Listed $130,000 Beaches MLS
• 2015-08-31 Sold (MLS) $35,000 Beaches MLS
• 2015-01-28 Pending — Beaches MLS
• 2015-01-23 Listed $29,900 Beaches MLS
• 2014-09-18 Listing Removed — Beaches MLS
• 2014-05-21 Pending — Beaches MLS
• 2014-05-13 Listed $29,900 Beaches MLS
• 2005-11-07 Sold (Public Records) $142,000 Public Records
• 1999-02-16 Listing Removed — Beaches MLS
• 1998-07-14 Sold (Public Records) $28,500 Public Records
• 1998-01-23 Listed $31,000 Beaches MLS
• 1990-10-10 Sold (Public Records) $28,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $3,822 · +5.5% YoY. Source: county tax records.