275 South Blvd Unit C · Boynton Beach, FL 33435

$85,000

1 bd · 1.5 ba · 954 sqft · Condo public records · 141 Days on market

Built 1970 $463/mo HOA · 22% 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

Welcome to easy living in this charming villa located in a desirable 55+ community. This well-maintained home features one spacious bedroom, one full bathroom, and an additional half bathroom for guests. The open and functional layout offers comfortable living with plenty of natural light, making it perfect for relaxing or entertaining. Enjoy the convenience of low-maintenance villa living along with the community's amenities and peaceful surroundings. Ideal for those seeking comfort, simplicity, and an active lifestyle.

Key facts

• Community pool
• Built 1970
• Listed 140 days

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Has association; Monthly HOA fee; Association amenities include clubhouse, laundry, pool, shuffleboard court, tennis courts, bocce ball, pickleball courts, and internet included; HOA fee includes cable TV, insurance, grounds maintenance, sewer, trash, water, and common area maintenance

Exterior

• Parking: Assigned parking
• Utilities: Cable available; Water available
• Home design: Villa; Multi/split levels; Entry-level living area; Faces south
• Construction: Built with CBS (concrete block/stucco) construction; Composition/shingle roof; 1 story
• Exterior features: Open patio; Patio

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Concrete flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 38% 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 $588 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $85k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; HOA is 22% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1970 — 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: 2.53% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.08%
• DSCR: 2.16
• GRM: 3.3

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: 21.2%
• Equity multiple: 1.88×
• Total profit: $20,964
• Equity at exit: $12,674

10-year hold

• IRR: 30.2%
• Equity multiple: 3.86×
• Total profit: $68,095
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$446
• Tax from tax record: −$239 /mo · $2,873/yr
• Insurance: −$35
• HOA: −$463
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $517

Break-even live

Break-even rent $1,498

Max offer price $85,000

Occupancy floor 71%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$1,975	$1.79	3d	1	0.08mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$2,100	$1.90	24d	1	0.08mi
200 Main Blvd Unit 2D Boynton Beach, FL	2.0	2.0	1104	$1,200	$1.09	16d	1	0.44mi
405 SE 20th Ave Unit 12E Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	24d	1	0.55mi
100 Newlake Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1261	$1,950	$1.55	1d	22	0.58mi
1575 SW 8th St Boynton Beach, FL	1.0–3.0	1.0–2.0	1104	$1,905	$1.72	1d	25	0.60mi
127 SW 10th Ave Boynton Beach, FL	2.0	1.5	754	$3,500	$4.64	15d	1	0.63mi
405 SE 20th Ave Apt 1C Boynton Beach, FL	2.0	1.0	975	$1,949	$2.00	24d	1	0.65mi
405 SE 20th Ave Unit 5F Boynton Beach, FL	—	1.0	600	$1,489	$2.48	22d	1	0.65mi
405 SE 20th Ave Unit 6D Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	7d	1	0.65mi
2861 S Seacrest Blvd Boynton Beach, FL	1.0	1.0	710	$1,680	$2.37	2d	3	0.68mi
2301 SE 4th St #11 Boynton Beach, FL	1.0	1.0	573	$1,595	$2.78	24d	1	0.69mi
2301 SE 4th St Unit 15 Boynton Beach, FL	1.0	1.0	573	$1,545	$2.70	24d	1	0.70mi
515 SE 20th Ave Boynton Beach, FL	2.0	1.0	787	$1,689	$2.14	7d	3	0.72mi
2001 W Woolbright Rd Unit F204 Boynton Beach, FL	2.0	2.0	986	$1,975	$2.00	24d	1	0.73mi
523 SE 20th Ct Unit 5 Boynton Beach, FL	1.0	1.0	755	$1,750	$2.32	24d	1	0.74mi
2303 S Federal Hwy #19 Boynton Beach, FL	1.0	1.0	615	$1,450	$2.36	5d	1	0.78mi
1351 S Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1394	$2,090	$1.50	1d	32	0.80mi
3302 Tuscany Way Boynton Beach, FL	2.0	1.0	933	$2,900	$3.11	24d	1	0.83mi
2120 Tuscany Way Boynton Beach, FL	2.0	2.0	1017	$2,650	$2.61	24d	1	0.87mi
2016 S Federal Hwy #206 Boynton Beach, FL	2.0	2.0	963	$2,300	$2.39	24d	1	0.87mi
2016 S Federal Hwy #404 Boynton Beach, FL	2.0	2.0	963	$2,300	$2.39	15d	1	0.87mi
2016 S Federal Hwy #204 Boynton Beach, FL	2.0	2.0	963	$1,995	$2.07	7d	1	0.87mi
2220 Tuscany Way Unit 2220 Boynton Beach, FL	2.0	2.0	1030	$2,850	$2.77	24d	1	0.87mi
2006 S Federal Hwy #401 Boynton Beach, FL	2.0	2.0	963	$2,400	$2.49	24d	1	0.87mi
2141 W Woolbright Rd Unit L106 Boynton Beach, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.88mi
2412 Tuscany Way Boynton Beach, FL	1.0	1.0	750	$3,000	$4.00	24d	1	0.88mi
624 Snug Harbor Dr Unit B7 Boynton Beach, FL	2.0	2.0	858	$1,950	$2.27	24d	1	0.88mi
651 E Woolbright Rd #103 Boynton Beach, FL	2.0	2.0	1009	$2,650	$2.63	16d	1	0.89mi
4411 Tuscany Way #4411 Boynton Beach, FL	2.0	2.0	1030	$2,400	$2.33	24d	1	0.89mi
1407 Tuscany Way #1407 Boynton Beach, FL	1.0	1.0	721	$2,100	$2.91	3d	1	0.89mi
661 E Woolbright Rd Boynton Beach, FL	2.0	2.0	1095	$3,093	$2.82	3d	1	0.89mi
2004 S Federal Hwy #102 Boynton Beach, FL	2.0	2.0	963	$2,400	$2.49	24d	1	0.92mi
630 E Woolbright Rd Apt 902 Boynton Beach, FL	1.0	1.0	768	$3,040	$3.96	24d	1	0.92mi
630 E Woolbright Rd Apt 412 Boynton Beach, FL	1.0	1.0	768	$2,790	$3.63	24d	1	0.92mi
630 E Woolbright Rd Apt 220 Boynton Beach, FL	1.0	1.0	768	$2,915	$3.80	16d	1	0.92mi
615 Villa Cir Boynton Beach, FL	2.0	2.0	1008	$2,500	$2.48	24d	1	0.92mi
631 E Woolbright Rd Boynton Beach, FL	1.0	1.0	786	$3,025	$3.85	24d	1	0.94mi
1006 SE 4th St Boynton Beach, FL	2.0	1.0	900	$2,300	$2.56	24d	1	0.95mi
1018 Villa Ln Boynton Beach, FL	2.0	2.0	1008	$2,350	$2.33	24d	1	0.95mi

HOA detail condo

• Monthly dues: $463 · $5,556/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $85,000 Active 141 DOM
2. 2026-06-17
   days on market $85,000 Active 140 DOM
3. 2026-06-16
   days on market $85,000 Active 139 DOM
4. 2026-06-15
   days on market $85,000 Active 138 DOM
5. 2026-06-13
   pricedays on market $85,000 Active 136 DOM
6. 2026-06-09
   days on market $95,000 Active 132 DOM
7. 2026-06-07
   days on market $95,000 Active 130 DOM
8. 2026-06-04
   days on market $95,000 Active 127 DOM
9. 2026-06-03
   days on market $95,000 Active 126 DOM
10. 2026-06-01
    days on market $95,000 Active 124 DOM
11. 2026-05-31
    days on market $95,000 Active 123 DOM
12. 2026-04-27
    price $95,000
13. 2026-01-28
    listed $100,000 Active
14. 2024-01-01
    historical
15. 2023-09-21
    listed $135,000 Active
16. 2014-10-15
    historical
17. 2007-07-31
    historical
18. 2007-05-18
    listed $112,900
19. 2006-08-09
    listed $120,000
20. 2003-09-15
    soldstatus $53,500
21. 2003-09-09
    soldstatus $55,500
22. 2003-07-03
    listed $58,500
23. 2000-04-26
    soldstatus $27,000
24. 2000-04-20
    soldstatus $27,000
25. 2000-04-07
    historical
26. 2000-01-29
    listed $29,900

ⓘ 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: $2,873 · $239/mo
• Projected year-2 tax: $2,873 · $239/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 · 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: $25,835
• − Mortgage interest: −$4,761
• − Property taxes: −$2,873
• − Insurance: −$425
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − HOA: −$5,556
• − Depreciation: −$2,473
• Taxable income: $5,614
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $4,860/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

+217.7% since first listed

15 events — show timeline

• 2026-04-27 Price Changed $95,000 Beaches MLS
• 2026-01-28 Listed $100,000 Beaches MLS
• 2024-01-01 Listing Removed — Beaches MLS
• 2023-09-21 Listed $135,000 Beaches MLS
• 2014-10-15 Listing Removed — Beaches MLS
• 2007-07-31 Listing Removed — Beaches MLS
• 2007-05-18 Listed $112,900 Beaches MLS
• 2006-08-09 Listed $120,000 Beaches MLS
• 2003-09-15 Sold (Public Records) $53,500 Public Records
• 2003-09-09 Sold (MLS) $55,500 Beaches MLS
• 2003-07-03 Listed $58,500 Beaches MLS
• 2000-04-26 Sold (Public Records) $27,000 Public Records
• 2000-04-20 Sold (MLS) $27,000 Beaches MLS
• 2000-04-07 Listing Removed — Beaches MLS
• 2000-01-29 Listed $29,900 Beaches MLS

Property tax history

+17.6%/yr

Latest (2025): $2,873 · +0.1% YoY. Source: county tax records.