335 NE 12th Ave · Boynton Beach, FL 33435

$340,000

3 bd · 1.0 ba · 748 sqft · SingleFamily public records · 10 Days on market

Built 1940 3,990 sqft lot

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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 +13.2/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 335 NE 12th Ave, Boynton Beach—a beautifully FULLY RENOVATED home just minutes from the beach! This stunning 2-bedroom, 1bath residence has been completely gutted and thoughtfully remodeled from top to bottom, offering peace of mind and modern style throughout. Enjoy the convenience of a newly paved driveway, fresh interior and exterior paint, and a fully fenced backyard perfect for entertaining, or creating your own private outdoor oasis. Major upgrades include a NEW ROOF, NEW ELECTRICAL, NEW PLUMBING, NEW WINDOWS, NEW EXTERIOR DOORS, and NEW APPLIANCES. Inside, you'll find a bright and inviting living space with modern finishes and a move-in-ready design that combines com

Key facts

• Fully renovated
• New plumbing
• New exterior doors

Tags

• FULLY RENOVATED
• NEW ROOF
• NEW ELECTRICAL
• NEW PLUMBING
• NEW WINDOWS
• NEW EXTERIOR DOORS

Property features AI

Finance

• Other: Lot approximately 0.09 acres (about 371 m²)
• Financial info: No investor or rental income details provided
• HOA & community: No HOA association indicated

Exterior

• Parking: No specific parking details provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Irrigation equipment
• Home design: Single-family residence; One story; Faces south; Residential property
• Construction: Block construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Private mailbox; Paved road access

Interior

• Kitchen: Includes dishwasher, range, microwave, refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed; Dishwasher, Dryer, Microwave, Range, Refrigerator, Washer
• Laundry & utility: Laundry inside (washer and dryer included)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-3 ($-38/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (15.6% below list).
• Recommended offer: $287k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 538 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $2,871/mo this rent would consume 51% of the median local household income ($68k/yr) (locally 1623% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,095 (15.6% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.9

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-53,441
• Equity at exit: $50,695

10-year hold

• IRR: -6.2%
• Equity multiple: 0.59×
• Total profit: $-39,082
• Equity at exit: $29,397

Cash invested: $95,200 (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: 538
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,871 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$347 /mo · $4,159/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-3

Break-even live

Break-even rent $2,875

Max offer price $339,439

Occupancy floor 95%

Sensitivity live

Price	-10% $189	-5% $93	+0% $-3	+5% $-99	+10% $-196
Rent	-10% $-230	-5% $-117	+0% $-3	+5% $110	+10% $224
Rate	-1.0pp $168	-0.5pp $83	base $-3	+0.5pp $-91	+1.0pp $-181

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 S Federal Hwy Boynton Beach, FL	1.0–2.0	1.0–2.0	969	$2,793	$2.88	0d	16	0.83mi
115 SW 1st Ave Boynton Beach, FL	1.0–2.0	1.0–2.0	804	$2,250	$2.80	16d	2	0.84mi
6520 N Ocean Blvd Ocean Ridge, FL	1.0–2.0	1.0	776	$3,500	$4.51	13d	1	0.88mi
1219 Highland Rd Lantana, FL	3.0	2.0	744	$2,350	$3.16	0d	1	1.47mi

Listing history 8 events

1. 2026-06-21
   days on market $340,000 Active 10 DOM
2. 2026-06-18
   days on market $340,000 Active 7 DOM
3. 2026-06-17
   days on market $340,000 Active 6 DOM
4. 2026-06-16
   days on market $340,000 Active 5 DOM
5. 2026-06-15
   days on market $340,000 Active 4 DOM
6. 2026-06-13
   days on marketlisting id $340,000 Active 2 DOM
7. 2026-06-10
   remarks 693-char remark
8. 2026-06-10
   listed $340,000 Active 1 DOM

ⓘ 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: $4,159 · $347/mo
• Projected year-2 tax: $4,159 · $347/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 · 28 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: $34,451
• − Mortgage interest: −$19,045
• − Property taxes: −$4,159
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,756
• − Management: −$2,756
• − Depreciation: −$9,891
• Taxable loss: −$5,856
• Est. tax savings @ 24.0%: +$1,405
• After-tax cash flow: $1,367/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

1 event — show timeline

• 2026-06-09 Listed $340,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.7%/yr

Latest (2025): $4,159 · +18.7% YoY. Source: county tax records.