2161 NE 1st Ct #205 · Boynton Beach, FL 33435

$89,999

2 bd · 2.0 ba · 990 sqft · Condo public records · 169 Days on market

Built 1969 $674/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 +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 MLS

Great 2 bedroom unit with brand new flooring throughout, large closets, large enclosed balcony, and washer dryer in unit. Mint condition and priced to sell.

Key facts

• Pleasant pool views
• Easy access to i-95
• Updated kitchen

Tags

• UPDATED KITCHEN
• BRIGHT SUNROOM
• PLEASANT POOL VIEWS
• CLOSE TO SHOPPING
• EASY ACCESS TO I-95

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly HOA fee (includes cable TV, insurance, water); Community clubhouse; Community pool; Shuffleboard court; Community room; Senior community

Exterior

• Parking: Assigned parking; Guest parking; 2 open parking spaces
• Security: Security lights
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi/split levels; 2 total stories; Resale condition
• Construction: Concrete and stucco construction (pre-cast concrete); Composition shingle roof
• Exterior features: No waterfront; Property faces east

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heat; Central air conditioning; Ceiling fans
• Interior features: Custom mirrors; Single-hung metal windows
• Laundry & utility: Laundry closet inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 37% 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 $622 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: 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 $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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. 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. 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 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: 2.35% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.76%
• DSCR: 1.83
• 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: 12.1%
• Equity multiple: 1.49×
• Total profit: $12,319
• Equity at exit: $13,419

10-year hold

• IRR: 22.1%
• Equity multiple: 3.00×
• Total profit: $50,508
• Equity at exit: $7,781

Cash invested: $25,200 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$472
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$37
• HOA: −$674
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $394

Break-even live

Break-even rent $1,617

Max offer price $89,999

Occupancy floor 76%

Sensitivity live

Price	-10% $445	-5% $420	+0% $394	+5% $369	+10% $343
Rent	-10% $227	-5% $310	+0% $394	+5% $478	+10% $561
Rate	-1.0pp $439	-0.5pp $417	base $394	+0.5pp $371	+1.0pp $347

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: $22,500
• Closing costs: $2,700
• 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	25d	1	0.06mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	21d	1	0.14mi
2100 N Seacrest Blvd Boynton Beach, FL	3.0	1.0	1056	$2,900	$2.75	18d	1	0.20mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	16d	1	0.22mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	25d	1	0.25mi
2202 NE 3rd St Boynton Beach, FL	3.0	2.0	902	$3,000	$3.33	18d	1	0.25mi
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	20d	1	0.26mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	20d	2	0.27mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	25d	1	0.27mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	6d	1	0.30mi
311 NE 17th Ave #204 Boynton Beach, FL	2.0	2.0	1100	$1,650	$1.50	25d	1	0.32mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	25d	1	0.32mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	12d	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	25d	1	0.34mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	25d	1	0.34mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	3d	1	0.34mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	4d	1	0.36mi
410 NE 17th Ave #101 Boynton Beach, FL	2.0	1.5	1080	$1,500	$1.39	9d	1	0.36mi
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	20d	1	0.37mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	16d	1	0.39mi
24 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,050	$2.37	25d	1	0.44mi
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	25d	1	0.45mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	25d	1	0.49mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	25d	1	0.49mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	25d	1	0.51mi
2008 S Federal Hwy Unit C207 Boynton Beach, FL	2.0	2.0	963	$2,000	$2.08	25d	1	0.52mi
640 Oak St Boynton Beach, FL	2.0	1.0	765	$2,690	$3.52	9d	1	0.60mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	25d	1	0.64mi
176 Waterside Dr Hypoluxo, FL	3.0	2.0	1024	$2,500	$2.44	21d	1	0.64mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	25d	1	0.67mi
1632 N Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1098	$2,582	$2.35	0d	19	0.69mi
977 Miner Rd Lantana, FL	3.0	1.0	1100	$3,195	$2.90	3d	1	0.70mi
1820 New Palm Way #201 Boynton Beach, FL	2.0	2.0	873	$3,500	$4.01	25d	1	0.70mi
1219 Highland Rd Lantana, FL	3.0	2.0	744	$2,350	$3.16	0d	1	0.72mi
1214 Highview Rd Lantana, FL	3.0	2.0	768	$2,300	$2.99	3d	1	0.74mi
336 NE 12th Ave Boynton Beach, FL	3.0	2.0	1040	$2,500	$2.40	9d	1	0.83mi
3265 E Palm Dr Boynton Beach, FL	3.0	2.0	744	$2,600	$3.49	25d	1	0.91mi
2700 Quantum Lakes Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1328	$2,325	$1.75	0d	165	0.94mi
519 Martin Luther King Junior Blvd Unit B Boynton Beach, FL	2.0	1.0	800	$1,950	$2.44	25d	1	0.97mi

HOA detail condo

• Monthly dues: $674 · $8,088/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $89,999 Active 169 DOM
2. 2026-06-18
   days on market $89,999 Active 166 DOM
3. 2026-06-17
   days on market $89,999 Active 165 DOM
4. 2026-06-16
   days on market $89,999 Active 164 DOM
5. 2026-06-15
   days on market $89,999 Active 163 DOM
6. 2026-06-13
   days on market $89,999 Active 161 DOM
7. 2026-06-09
   days on market $89,999 Active 157 DOM
8. 2026-06-07
   days on market $89,999 Active 155 DOM
9. 2026-06-04
   days on market $89,999 Active 152 DOM
10. 2026-06-03
    days on market $89,999 Active 151 DOM
11. 2026-06-01
    days on market $89,999 Active 149 DOM
12. 2026-05-31
    days on market $89,999 Active 148 DOM
13. 2026-04-30
    price $89,999
14. 2026-04-13
    price $99,750
15. 2026-03-12
    price $104,900
16. 2026-03-12
    price $109,900
17. 2026-02-12
    price $114,900
18. 2026-01-03
    listed $119,900 Active
19. 2025-12-10
    historical
20. 2025-11-03
    listed $124,900 Active
21. 2021-10-05
    soldstatus $97,500
22. 2021-09-29
    soldstatus $97,500 Closed 156-char remark

    Show marketing remark (156 chars)

    Great 2 bedroom unit with brand new flooring throughout, large closets, large enclosed balcony, and washer dryer in unit. Mint condition and priced to sell.

23. 2021-09-10
    status Pending 156-char remark

    Show marketing remark (156 chars)

    Great 2 bedroom unit with brand new flooring throughout, large closets, large enclosed balcony, and washer dryer in unit. Mint condition and priced to sell.

24. 2021-09-03
    listed $94,900 Active 156-char remark

    Show marketing remark (156 chars)

    Great 2 bedroom unit with brand new flooring throughout, large closets, large enclosed balcony, and washer dryer in unit. Mint condition and priced to sell.

25. 2019-05-16
    soldstatus $59,000
26. 2019-05-15
    soldstatus $59,000 Closed
27. 2019-01-29
    historical Active Under Contract
28. 2019-01-22
    listed $56,500 Active
29. 2017-11-29
    historical
30. 2017-09-19
    listed $69,300 Active
31. 2017-09-16
    historical
32. 2017-03-15
    listed $69,300 Active
33. 2011-05-04
    soldstatus $32,900

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,125 · $94/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: −$5,041
• − Property taxes: −$1,125
• − Insurance: −$450
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − HOA: −$8,088
• − Depreciation: −$2,618
• Taxable income: $4,002
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $3,768/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

+173.6% since first listed

21 events — show timeline

• 2026-04-30 Price Changed $89,999 Beaches MLS
• 2026-04-13 Price Changed $99,750 Beaches MLS
• 2026-03-12 Price Changed $104,900 Beaches MLS
• 2026-03-12 Price Changed $109,900 Beaches MLS
• 2026-02-12 Price Changed $114,900 Beaches MLS
• 2026-01-03 Listed $119,900 Beaches MLS
• 2025-12-10 Listing Removed — Beaches MLS
• 2025-11-03 Listed $124,900 Beaches MLS
• 2021-10-05 Sold (Public Records) $97,500 Public Records
• 2021-09-29 Sold (MLS) $97,500 Beaches MLS
• 2021-09-10 Pending — Beaches MLS
• 2021-09-03 Listed $94,900 Beaches MLS
• 2019-05-16 Sold (Public Records) $59,000 Public Records
• 2019-05-15 Sold (MLS) $59,000 Beaches MLS
• 2019-01-29 Contingent — Beaches MLS
• 2019-01-22 Listed $56,500 Beaches MLS
• 2017-11-29 Listing Removed — Beaches MLS
• 2017-09-19 Listed $69,300 Beaches MLS
• 2017-09-16 Listing Removed — Beaches MLS
• 2017-03-15 Listed $69,300 Beaches MLS
• 2011-05-04 Sold (Public Records) $32,900 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,125 · +4.1% YoY. Source: county tax records.