2020 SW 17th Ave · Boynton Beach, FL 33426

$284,900

2 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 50 Days on market

Built 1979 5,053 sqft lot $245/mo HOA · 10% 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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

EDGEWOOD MODEL PD. RECREATION LEASE 2/2 WITH FLORIDA ROOM AND PORCH SCREENED GOOD LOCATION UPGRADED ROOF REF. GOLF.POOL.

Key facts

• Front patio
• Screened back patio
• Large tile

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE TILE
• FRONT PATIO
• SCREENED BACK PATIO
• GARDEN VIEWS

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with restrictions (cats and dogs OK, breed restrictions, number limit)
• HOA & community: Part of Boynton Leisureville association; HOA dues $245 per month (monthly); Association amenities include pool (heated), spa/hot tub, clubhouse, fitness center, billiard and game rooms, bocce and shuffleboard courts, putting green, library, community room, manager on site, recreation facilities, internet included, and maintenance of grounds and common areas

Exterior

• Parking: Attached garage (1 space); Covered parking (1 space); Total 3 parking spaces (including 2 open spaces); Driveway; Decorative parking
• Security: Security patrol
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Underground utilities
• Home design: Single family residence; One-story; Resale property; Faces northeast; Builder model: Edgewood
• Construction: CBS construction; Flat and tile roof; Built as part of the Edgewood model
• Exterior features: Screened patio; Open porch; Patio; Porch; Landscaped lot; Not waterfront; Private road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Electric water heater (owned)
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Bedroom layout is stacked; Jalousie windows; Furnished status negotiable
• Laundry & utility: Laundry in garage on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-26 ($-311/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (12.7% below list).
• Recommended offer: $249k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% 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 71% FRL vs 52% district-wide (19 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 flat; 227 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 40% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $9k 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 50 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $116k; list at $285k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,648 (12.7% 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 50 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-52,840
• Equity at exit: $42,480

10-year hold

• IRR: -17.0%
• Equity multiple: 0.15×
• Total profit: $-67,906
• Equity at exit: $24,633

Cash invested: $79,772 (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 33426

• Rents YoY: 0.9%
• Active inventory: 227
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,486 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$132 /mo · $1,590/yr
• Insurance: −$119
• HOA: −$245
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-26

Break-even live

Break-even rent $2,519

Max offer price $280,322

Occupancy floor 96%

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2141 W Woolbright Rd Unit L106 Boynton Beach, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.12mi
1915 SW 17th Ave Boynton Beach, FL	3.0	2.0	1317	$2,990	$2.27	18d	1	0.16mi
2001 W Woolbright Rd Unit F204 Boynton Beach, FL	2.0	2.0	986	$1,975	$2.00	24d	1	0.19mi
2400 SW 19th Ave #104 Boynton Beach, FL	2.0	2.0	1211	$2,375	$1.96	24d	1	0.21mi
2086 SW 12th Ave Boynton Beach, FL	2.0	2.0	1428	$2,400	$1.68	19d	1	0.31mi
2301 S Congress Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,204	$2.13	2d	15	0.41mi
2515 Venetian Ct Boynton Beach, FL	3.0	2.5	1624	$3,150	$1.94	24d	1	0.41mi
2107 Campanelli Blvd Boynton Beach, FL	3.0	2.0	1624	$2,600	$1.60	24d	1	0.42mi
2412 Venetian Way #2412 Boynton Beach, FL	2.0	2.0	1551	$2,500	$1.61	24d	1	0.43mi
1500 Southern Cross Ln Boynton Beach, FL	2.0	2.0	1000	$2,049	$2.05	1d	1	0.54mi
1575 SW 8th St Boynton Beach, FL	1.0–3.0	1.0–2.0	1104	$2,286	$2.07	2d	25	0.62mi
1813 Wood Fern Dr Boynton Beach, FL	3.0	2.5	1635	$3,300	$2.02	13d	1	0.63mi
1561 Stonehaven Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	975	$2,084	$2.14	4d	4	0.73mi
2788 Wood Fern Dr Boynton Beach, FL	2.0	2.0	1472	$2,900	$1.97	24d	1	0.74mi
123 SW 13th St Boynton Beach, FL	2.0	1.0	1044	$2,275	$2.18	24d	1	0.74mi
100 Newlake Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1261	$2,502	$1.98	1d	22	0.76mi
1201 SW 28th Ave Boynton Beach, FL	3.0	2.0	1558	$4,500	$2.89	5d	1	0.81mi
1009 SW 3rd Way Boynton Beach, FL	2.0	1.0	1050	$2,200	$2.10	5d	1	0.82mi
1910 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$5,000	$3.26	24d	1	0.83mi
3660 Quail Ridge Dr N Boynton Beach, FL	2.0	2.0	1737	$4,200	$2.42	24d	1	0.84mi
401 Belmont Pl Boynton Beach, FL	2.0	2.0	1143	$2,300	$2.01	24d	1	0.84mi
1110 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$2,700	$1.76	24d	1	0.84mi
1201 Belmont Pl Boynton Beach, FL	2.0	2.0	1143	$2,400	$2.10	24d	1	0.84mi
204 Belmont Pl Boynton Beach, FL	1.0	1.0	878	$2,200	$2.51	24d	1	0.84mi
1101 Belmont Pl #1101 Boynton Beach, FL	2.0	2.0	1143	$2,300	$2.01	21d	1	0.84mi
1201 Belmont Pl Boynton Beach, FL	2.0	2.0	1143	$2,400	$2.10	20d	1	0.84mi
1110 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$2,800	$1.82	17d	1	0.84mi
1110 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$2,800	$1.82	17d	1	0.84mi
1745 Banyan Creek Ct Unit NA Boynton Beach, FL	3.0	2.0	1780	$3,200	$1.80	24d	1	0.87mi
108 SW 9th St Boynton Beach, FL	2.0	1.5	1080	$2,900	$2.69	24d	1	0.88mi
907 SW 3rd Ave Boynton Beach, FL	2.0	2.0	1480	$2,500	$1.69	24d	1	0.89mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$1,975	$1.79	3d	1	0.94mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$2,100	$1.90	24d	1	0.94mi
806 Ocean Dr Boynton Beach, FL	2.0	1.0	1012	$2,100	$2.08	24d	1	0.94mi
1009 Leisure Ln Boynton Beach, FL	2.0	2.0	1428	$2,400	$1.68	4d	1	1.10mi
815 W Boynton Beach Blvd Boynton Beach, FL	2.0	2.0	885	$2,250	$2.54	2d	4	1.14mi
815 Boynton Beach Blvd Unit 2-106 Boynton Beach, FL	2.0	2.0	887	$1,800	$2.03	8d	1	1.15mi
815 Boynton Beach Blvd Unit 12-106 Boynton Beach, FL	2.0	2.0	887	$2,500	$2.82	4d	1	1.17mi
815 Boynton Beach Blvd Unit 10-203 Boynton Beach, FL	2.0	2.0	1104	$1,850	$1.68	24d	1	1.19mi
1794 Banyan Creek Cir N Boynton Beach, FL	3.0	2.0	1524	$3,200	$2.10	24d	1	1.20mi

HOA detail

• Monthly dues: $245 · $2,940/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $284,900 Active 50 DOM
2. 2026-06-17
   days on market $284,900 Active 49 DOM
3. 2026-06-16
   days on market $284,900 Active 48 DOM
4. 2026-06-15
   days on market $284,900 Active 47 DOM
5. 2026-06-13
   days on market $284,900 Active 45 DOM
6. 2026-06-09
   days on market $284,900 Active 41 DOM
7. 2026-06-08
   days on market $284,900 Active 40 DOM
8. 2026-06-07
   days on market $284,900 Active 39 DOM
9. 2026-06-04
   days on market $284,900 Active 36 DOM
10. 2026-06-03
    days on market $284,900 Active 35 DOM
11. 2026-06-02
    days on market $284,900 Active 34 DOM
12. 2026-06-01
    days on market $284,900 Active 33 DOM
13. 2026-05-31
    days on market $284,900 Active 32 DOM
14. 2026-04-29
    listed $284,900 Active
15. 2004-02-25
    soldstatus $116,000
16. 2004-02-23
    soldstatus $116,000 120-char remark

    Show marketing remark (120 chars)

    EDGEWOOD MODEL PD. RECREATION LEASE 2/2 WITH FLORIDA ROOM AND PORCH SCREENED GOOD LOCATION UPGRADED ROOF REF. GOLF.POOL.

17. 2004-02-05
    historical 120-char remark

    Show marketing remark (120 chars)

    EDGEWOOD MODEL PD. RECREATION LEASE 2/2 WITH FLORIDA ROOM AND PORCH SCREENED GOOD LOCATION UPGRADED ROOF REF. GOLF.POOL.

18. 2004-01-07
    listed $129,000 120-char remark

    Show marketing remark (120 chars)

    EDGEWOOD MODEL PD. RECREATION LEASE 2/2 WITH FLORIDA ROOM AND PORCH SCREENED GOOD LOCATION UPGRADED ROOF REF. GOLF.POOL.

ⓘ 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: $1,590 · $132/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: +$775/yr (+$65/mo · 48.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 23 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: $29,838
• − Mortgage interest: −$15,959
• − Property taxes: −$1,590
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − HOA: −$2,940
• − Depreciation: −$8,288
• Taxable loss: −$5,137
• Est. tax savings @ 24.0%: +$1,233
• After-tax cash flow: $922/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): 24,255
• Household income: $74,223
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 1417.0

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 0.66)
• Race & ethnicity: White 51% Black 23% Hispanic / Latino 17% Two or more races 14% Asian 4%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 9% Romanian 2% Lithuanian 2%
• Foreign-born: 29% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 16% French/Haitian/Cajun 11% Other Indo-European 5%

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: ▼ -205.96%
• Current HPI: 335.3805
• Rent YoY: ▲ 0.93%
• 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

+120.9% since first listed

5 events — show timeline

• 2026-04-29 Listed $284,900 Beaches MLS
• 2004-02-25 Sold (Public Records) $116,000 Public Records
• 2004-02-23 Sold (MLS) $116,000 Beaches MLS
• 2004-02-05 Listing Removed — Beaches MLS
• 2004-01-07 Listed $129,000 Beaches MLS

Property tax history

+2.1%/yr

Latest (2025): $1,590 · +3.7% YoY. Source: county tax records.