355 Main Blvd · Boynton Beach, FL 33435

$125,000

1 bd · 2.0 ba · 954 sqft · Townhouse · 202 Days on market

55+ age-restricted Built 1970 Good condition $131/sqft · 25% below area Est $167k · 25% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

You will love this villa less than 2 miles from the beach. In a 55+community close to all amenities. One story building with lots of space and a great new lighted entertainment wall. Freshly painted inside and out. Extra large living area with bright gallery kitchen. New adjustable lighting in the kitchen and new adjustable remote fans in the living area. All new appliances. New high quality vinyl flooring throughout. Bonus room for sun porch, office or extra sleeping space. Full bath in master bedroom and half bath for guests. Two walk in closets and pull down door attic space for storage. Laundry faculty in building. Large back patio great for entertaining.

Key facts

• One story building
• All new appliances
• Built 1970

Tags

• ONE STORY BUILDING
• LIGHTED ENTERTAINMENT WALL
• BRIGHT GALLERY KITCHEN
• NEW ADJUSTABLE LIGHTING
• NEW ADJUSTABLE REMOTE FANS
• ALL NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath townhouse listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 4.2% 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: Forest Park Elementary School (math 42% / reading 38%, grade F, #1,491 of 2,144 statewide, top 70%, 571 students, 81% 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 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 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); 682 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 36% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.64% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.75%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $167,242
• List price: $125,000
• Delta: -25.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Main Blvd Unit C	0.12mi	1/1.5	954 (0%)	1mo	$130,000	$136	92
255 High Point Ct Unit C	0.28mi	1/1.5	954 (0%)	0mo	$129,000	$135	85
245 Main Blvd Unit B	0.28mi	1/1.5	954 (0%)	0mo	$165,000	$173	85
220 South Blvd Unit B	0.13mi	1/1.5	954 (0%)	10mo	$150,000	$157	83
170 N High Point Blvd Unit B	0.23mi	1/1.5	966 (+1%)	20mo	$114,000	$118	68
135 High Point Blvd Unit B	0.35mi	1/1.5	966 (+1%)	16mo	$100,000	$104	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.64% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.83×
• Total profit: $28,935
• Equity at exit: $18,638

10-year hold

• IRR: 28.8%
• Equity multiple: 3.64×
• Total profit: $92,423
• Equity at exit: $10,808

Cash invested: $35,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 66 active · 19 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $199,900 ($222/sqft)
• Median days on market: 102 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -21.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33435

• Rents YoY: 3.6%
• Active inventory: 682
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $751

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 58%

Sensitivity live

Price	-10% $837	-5% $794	+0% $751	+5% $708	+10% $665
Rent	-10% $590	-5% $670	+0% $751	+5% $832	+10% $913
Rate	-1.0pp $814	-0.5pp $783	base $751	+0.5pp $719	+1.0pp $686

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• 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	$1,875	$1.70	60d	1	0.04mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$2,100	$1.90	120d	1	0.04mi
29 Bethesda Park Cir Unit G29 Boynton Beach, FL	2.0	2.0	1074	$2,900	$2.70	90d	1	0.31mi
200 Main Blvd Unit 2D Boynton Beach, FL	2.0	2.0	1104	$1,200	$1.09	112d	1	0.38mi
2037 S Seacrest Blvd Unit B Boynton Beach, FL	2.0	2.0	1066	$2,200	$2.06	6d	1	0.38mi
90 South Blvd Unit 2B Boynton Beach, FL	1.0	1.0	754	$1,450	$1.92	33d	1	0.41mi
405 SE 20th Ave Unit 12E Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	120d	1	0.49mi
243 SE 24th Ave Boynton Beach, FL	1.0	1.0	546	$1,550	$2.84	1d	1	0.58mi
242 SE 24th Ave Boynton Beach, FL	2.0	2.0	1000	$2,000	$2.00	4d	1	0.59mi
405 SE 20th Ave Unit 5F Boynton Beach, FL	—	1.0	600	$1,489	$2.48	118d	1	0.59mi
405 SE 20th Ave Apt 2C Boynton Beach, FL	1.0	1.0	750	$1,589	$2.12	8d	1	0.59mi
405 SE 20th Ave Apt 1C Boynton Beach, FL	2.0	1.0	975	$1,949	$2.00	120d	1	0.59mi
405 SE 20th Ave Unit 6D Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	103d	1	0.59mi
127 SW 10th Ave Boynton Beach, FL	2.0	1.5	754	$3,500	$4.64	111d	1	0.59mi
127 SW 10th Ave Boynton Beach, FL	2.0	1.5	754	$5,000	$6.63	4d	1	0.59mi
100 Newlake Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1261	$1,909	$1.51	0d	22	0.62mi
2301 SE 4th St #11 Boynton Beach, FL	1.0	1.0	573	$1,595	$2.78	120d	1	0.64mi
2301 SE 4th St Unit 15 Boynton Beach, FL	1.0	1.0	573	$1,545	$2.70	120d	1	0.64mi
2301 SE 4th St Unit 15 Boynton Beach, FL	1.0	1.0	573	$1,545	$2.70	5d	1	0.64mi
2301 SE 4th St Apt 3 Boynton Beach, FL	1.0	1.0	573	$1,515	$2.64	5d	1	0.64mi
2301 SE 4th St Apt 12 Boynton Beach, FL	1.0	1.0	573	$1,545	$2.70	90d	1	0.64mi
1575 SW 8th St Boynton Beach, FL	1.0–3.0	1.0–2.0	1104	$1,905	$1.72	0d	14	0.65mi
515 SE 20th Ave Boynton Beach, FL	1.0	1.0	750	$1,589	$2.12	4d	2	0.65mi
2861 S Seacrest Blvd Boynton Beach, FL	1.0	1.0	710	$1,692	$2.38	6d	2	0.67mi
523 SE 20th Ct Unit 5 Boynton Beach, FL	1.0	1.0	755	$1,650	$2.19	56d	1	0.68mi
2303 S Federal Hwy #19 Boynton Beach, FL	1.0	1.0	615	$1,450	$2.36	83d	1	0.72mi
1351 S Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1394	$2,230	$1.60	4d	24	0.75mi
192 SE 27th Ct Boynton Beach, FL	2.0	2.0	1040	$2,800	$2.69	20d	1	0.75mi
2010 S Federal Hwy #202 Boynton Beach, FL	2.0	2.0	963	$1,900	$1.97	46d	1	0.76mi
3302 Tuscany Way Boynton Beach, FL	2.0	1.0	933	$2,900	$3.11	19d	1	0.77mi
3302 Tuscany Way Boynton Beach, FL	2.0	1.0	933	$2,900	$3.11	120d	1	0.77mi
3106 Tuscany Way Boynton Beach, FL	1.0	1.0	726	$2,000	$2.75	42d	1	0.78mi
2001 W Woolbright Rd Unit F203 Boynton Beach, FL	2.0	2.0	986	$1,995	$2.02	89d	1	0.79mi
2001 W Woolbright Rd Unit F101 Boynton Beach, FL	2.0	2.0	1041	$2,100	$2.02	0d	1	0.79mi
2001 W Woolbright Rd Unit F204 Boynton Beach, FL	2.0	2.0	986	$1,975	$2.00	120d	1	0.79mi
3221 Tuscany Way Unit 3221 Boynton Beach, FL	2.0	2.0	1030	$2,800	$2.72	75d	1	0.80mi
2016 S Federal Hwy #206 Boynton Beach, FL	2.0	2.0	963	$2,300	$2.39	120d	1	0.81mi
2016 S Federal Hwy #404 Boynton Beach, FL	2.0	2.0	963	$2,300	$2.39	111d	1	0.81mi
2016 S Federal Hwy #204 Boynton Beach, FL	2.0	2.0	963	$1,995	$2.07	103d	1	0.81mi
2120 Tuscany Way Boynton Beach, FL	2.0	2.0	1017	$2,650	$2.61	120d	1	0.81mi

Listing history 50 events

1. 2026-09-23
   days on market $125,000 Active 202 DOM
2. 2026-09-22
   days on market $125,000 Active 201 DOM
3. 2026-09-21
   days on market $125,000 Active 200 DOM
4. 2026-09-20
   days on market $125,000 Active 199 DOM
5. 2026-09-18
   days on market $125,000 Active 197 DOM
6. 2026-09-17
   days on market $125,000 Active 196 DOM
7. 2026-09-16
   days on market $125,000 Active 195 DOM
8. 2026-09-15
   days on market $125,000 Active 194 DOM
9. 2026-09-13
   days on market $125,000 Active 192 DOM
10. 2026-09-12
    days on market $125,000 Active 191 DOM
11. 2026-09-11
    days on market $125,000 Active 190 DOM
12. 2026-09-05
    days on market $125,000 Active 184 DOM
13. 2026-09-04
    days on market $125,000 Active 183 DOM
14. 2026-09-03
    days on market $125,000 Active 182 DOM
15. 2026-08-31
    days on market $125,000 Active 179 DOM
16. 2026-08-29
    days on market $125,000 Active 177 DOM
17. 2026-08-28
    days on market $125,000 Active 176 DOM
18. 2026-08-25
    days on market $125,000 Active 173 DOM
19. 2026-08-24
    days on market $125,000 Active 172 DOM
20. 2026-08-23
    days on market $125,000 Active 171 DOM
21. 2026-08-22
    days on market $125,000 Active 170 DOM
22. 2026-08-21
    days on market $125,000 Active 169 DOM
23. 2026-08-20
    days on market $125,000 Active 168 DOM
24. 2026-08-19
    days on market $125,000 Active 167 DOM
25. 2026-08-18
    days on market $125,000 Active 166 DOM
26. 2026-08-16
    days on market $125,000 Active 164 DOM
27. 2026-08-14
    days on market $125,000 Active 162 DOM
28. 2026-08-13
    days on market $125,000 Active 161 DOM
29. 2026-08-12
    days on market $125,000 Active 160 DOM
30. 2026-08-11
    days on market $125,000 Active 159 DOM
31. 2026-08-10
    days on market $125,000 Active 158 DOM
32. 2026-08-09
    days on market $125,000 Active 157 DOM
33. 2026-08-08
    days on market $125,000 Active 156 DOM
34. 2026-08-06
    days on market $125,000 Active 154 DOM
35. 2026-08-05
    days on market $125,000 Active 153 DOM
36. 2026-08-03
    days on market $125,000 Active 151 DOM
37. 2026-07-31
    days on market $125,000 Active 148 DOM
38. 2026-07-24
    days on market $125,000 Active 141 DOM
39. 2026-07-23
    days on market $125,000 Active 140 DOM
40. 2026-07-22
    days on market $125,000 Active 139 DOM
41. 2026-07-21
    days on market $125,000 Active 138 DOM
42. 2026-07-18
    days on market $125,000 Active 135 DOM
43. 2026-07-16
    days on market $125,000 Active 133 DOM
44. 2026-07-15
    days on market $125,000 Active 132 DOM
45. 2026-07-14
    days on market $125,000 Active 131 DOM
46. 2026-07-13
    days on market $125,000 Active 130 DOM
47. 2026-07-13
    days on market $125,000 Active 129 DOM
48. 2026-07-12
    days on market $125,000 Active 128 DOM
49. 2026-07-10
    days on market $125,000 Active 127 DOM
50. 2026-07-09
    days on market $125,000 Active 126 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $24,530
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$3,636
• Taxable income: $7,467
• Est. tax owed @ 24.0%: −$1,792
• After-tax cash flow: $7,221/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $4,770–$14,310 screening

This one-story townhouse is in good condition with recent updates, including new appliances and flooring. It's located in a 55+ community with amenities and close to the beach, making it a great investment opportunity.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value ↑
• Both trim landscaping — improves curb appeal and rental value ↑
• Both install smart home features — increases home's marketability and rental appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Forest Park Elementary School F FL #1,491/2,144 Nat'l #19,354/41,679 Middle Congress Community Middle School F FL #522/571 Nat'l #10,474/14,009 High Boynton Beach Community High F FL #565/667 Nat'l #14,670/17,239

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

B Composite livability gradescore 72/100

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 · 1,637,487 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: 15% of renters

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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%

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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%

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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

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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

• 2026-03-05 Listed $125,000 ForSaleByOwner.com