2161 NE 1st Ct #102 · Boynton Beach, FL 33435

$89,000

2 bd · 2.0 ba · 990 sqft · Condo public records · 241 Days on market

Built 1969 $672/mo HOA · 32% 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 +28.4/30.0
• 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

* * * ALL ASSESSMENTS & TAXES ARE PAID * * * 1ST Fl unit. So many new/ newer items as follows: NEWER IMPACT WINDOWS AND DOORS!!, new patio enclosure, newer kitchen & appls. , flooring, brand new A/C, some high base, all new doors (interior & Ext). , some updates in baths, front end load W/ D, newer dishwasher, unit also has accordion shutters, exterior open patio & close to pool. Fees incl. WIFI Home has a few furnishings for seller convenience. Close to Publix, interstates, beaches, restaurants and more. This one is going to go quick!! Priced right. All info is deemed reliable but buyer's agent is responsible for checking accuracy. EASY SHOW

Key facts

• Brand new a/c
• Newer kitchen
• Accordion shutters

Tags

• IMPACT WINDOWS
• NEW PATIO ENCLOSURE
• NEWER KITCHEN
• BRAND NEW A/C
• ACCORDION SHUTTERS
• EXTERIOR OPEN PATIO

Property features AI

Finance

• Financial info: Pets not allowed; Association fee paid monthly
• HOA & community: Homeowners association with monthly fee; Association amenities include clubhouse, pool, jogging path, picnic area, shuffleboard court, business center; Internet included in association; HOA fee covers cable TV, insurance, grounds maintenance, pest control, sewer, water, and common areas

Exterior

• Parking: 1 assigned parking space; Guest parking available
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Condominium; Multi/split levels; Building has 2 stories; Unit in building named 2161-102; Faces east; Resale property
• Construction: CBS construction
• Exterior features: Open patio; Patio; Porch; Glass-enclosed porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closets; Split bedroom layout; Partially furnished; Blinds on windows
• Laundry & utility: Laundry closet inside with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 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); 539 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 $615 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $89k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 2.38% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 3.5

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: 6.0%
• Equity multiple: 1.24×
• Total profit: $5,873
• Equity at exit: $13,270

10-year hold

• IRR: 16.7%
• Equity multiple: 2.47×
• Total profit: $36,578
• Equity at exit: $7,695

Cash invested: $24,920 (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: 539
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$467
• Tax from tax record: −$206 /mo · $2,475/yr
• Insurance: −$37
• HOA: −$672
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $289

Break-even live

Break-even rent $1,749

Max offer price $89,000

Occupancy floor 81%

Sensitivity live

Price	-10% $340	-5% $314	+0% $289	+5% $264	+10% $239
Rent	-10% $122	-5% $206	+0% $289	+5% $373	+10% $456
Rate	-1.0pp $334	-0.5pp $312	base $289	+0.5pp $266	+1.0pp $243

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	26d	1	0.06mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	22d	1	0.14mi
2100 N Seacrest Blvd Boynton Beach, FL	3.0	1.0	1056	$2,900	$2.75	19d	1	0.20mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	17d	1	0.22mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	26d	1	0.25mi
2202 NE 3rd St Boynton Beach, FL	3.0	2.0	902	$3,000	$3.33	19d	1	0.25mi
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	21d	1	0.26mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	21d	2	0.27mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	26d	1	0.27mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	7d	1	0.30mi
311 NE 17th Ave #204 Boynton Beach, FL	2.0	2.0	1100	$1,650	$1.50	26d	1	0.32mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	26d	1	0.32mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	13d	1	0.32mi
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,650	$1.93	19d	2	0.33mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	26d	1	0.34mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	4d	1	0.34mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	26d	1	0.34mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	5d	1	0.36mi
410 NE 17th Ave #101 Boynton Beach, FL	2.0	1.5	1080	$1,500	$1.39	10d	1	0.36mi
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	21d	1	0.37mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	17d	1	0.39mi
24 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,050	$2.37	26d	1	0.44mi
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	26d	1	0.45mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	26d	1	0.49mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	26d	1	0.49mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	26d	1	0.51mi
2008 S Federal Hwy Unit C207 Boynton Beach, FL	2.0	2.0	963	$2,000	$2.08	26d	1	0.52mi
640 Oak St Boynton Beach, FL	2.0	1.0	765	$2,690	$3.52	10d	1	0.60mi
176 Waterside Dr Hypoluxo, FL	3.0	2.0	1024	$2,500	$2.44	22d	1	0.64mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	26d	1	0.64mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	26d	1	0.67mi
1632 N Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1098	$2,582	$2.35	1d	19	0.69mi
977 Miner Rd Lantana, FL	3.0	1.0	1100	$3,195	$2.90	4d	1	0.70mi
1820 New Palm Way #201 Boynton Beach, FL	2.0	2.0	873	$3,500	$4.01	26d	1	0.70mi
1219 Highland Rd Lantana, FL	3.0	2.0	744	$2,350	$3.16	1d	1	0.72mi
1214 Highview Rd Lantana, FL	3.0	2.0	768	$2,300	$2.99	4d	1	0.74mi
336 NE 12th Ave Boynton Beach, FL	3.0	2.0	1040	$2,500	$2.40	10d	1	0.83mi
3265 E Palm Dr Boynton Beach, FL	3.0	2.0	744	$2,600	$3.49	26d	1	0.91mi
2700 Quantum Lakes Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1328	$2,325	$1.75	1d	165	0.94mi
519 Martin Luther King Junior Blvd Unit B Boynton Beach, FL	2.0	1.0	800	$1,950	$2.44	26d	1	0.97mi

HOA detail condo

• Monthly dues: $672 · $8,064/yr
• Likely covers: internetpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $89,000 Active 241 DOM
2. 2026-06-18
   days on market $89,000 Active 238 DOM
3. 2026-06-17
   days on market $89,000 Active 237 DOM
4. 2026-06-16
   days on market $89,000 Active 236 DOM
5. 2026-06-15
   days on market $89,000 Active 235 DOM
6. 2026-06-13
   days on market $89,000 Active 233 DOM
7. 2026-06-09
   days on market $89,000 Active 229 DOM
8. 2026-06-07
   days on market $89,000 Active 227 DOM
9. 2026-06-04
   days on market $89,000 Active 224 DOM
10. 2026-06-03
    days on market $89,000 Active 223 DOM
11. 2026-06-01
    days on market $89,000 Active 221 DOM
12. 2026-05-31
    days on market $89,000 Active 220 DOM
13. 2026-05-01
    price $89,000
14. 2026-04-13
    price $90,000
15. 2026-03-21
    price $105,000
16. 2026-02-27
    price $108,000
17. 2026-02-17
    price $110,000
18. 2026-02-02
    price $115,000
19. 2025-10-23
    listed $120,000 Active
20. 1993-03-22
    soldstatus $30,000
21. 1990-01-23
    soldstatus $27,000
22. 1990-01-01
    soldstatus $27,000

ⓘ 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: $2,475 · $206/mo
• Projected year-2 tax: $2,475 · $206/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 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: $25,386
• − Mortgage interest: −$4,985
• − Property taxes: −$2,475
• − Insurance: −$445
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − HOA: −$8,064
• − Depreciation: −$2,589
• Taxable income: $2,766
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $2,807/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

+229.6% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $89,000 Beaches MLS
• 2026-04-13 Price Changed $90,000 Beaches MLS
• 2026-03-21 Price Changed $105,000 Beaches MLS
• 2026-02-27 Price Changed $108,000 Beaches MLS
• 2026-02-17 Price Changed $110,000 Beaches MLS
• 2026-02-02 Price Changed $115,000 Beaches MLS
• 2025-10-23 Listed $120,000 Beaches MLS
• 1993-03-22 Sold (Public Records) $30,000 Public Records
• 1990-01-23 Sold (Public Records) $27,000 Public Records
• 1990-01-01 Sold (Public Records) $27,000 Public Records

Property tax history

+20.3%/yr

Latest (2025): $2,475 · +0.1% YoY. Source: county tax records.