480 Boynton Beach Blvd #204 · Boynton Beach, FL
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
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- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
Why this score? — see what drove the C 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 +18.8/30.0
- 1% rule +10.0/10.0
- ARV discount +7.5/15.0
- DSCR +5.9/10.0
- 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
$119,900
480 Boynton Beach Blvd #204 · Boynton Beach, FL 33435
1 bd · 1.5 ba · 646 sqft · Condo
· 169 Days on market
Built 1967
$186/sqft
· 50% below area
$602/mo HOA · 31% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
INTRACOASTAL COMMUNITY, CORNER UNIT WITH CENTRAL A/C, 2ND floor, 1 large bedroom with 1.5 bathroom. The unit has a new wood floor and a new electrical panel. central A/C unit installed in 2024, newer appliances. Sterling village is located near waterfront Dining, a short walk to the beach, and shopping. 20 min to the airport No current special assessments projected. new gate entrance and new renovated clubhouse.
Key facts
- New wood floor
- Waterfront dining
- Newer appliances
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.5-bath condo listed at $120k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $120 ($1k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $120k).
- Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
- Cap rate 7.5% 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); 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 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Zoned-school proficiency averages 28% at this address vs 50% district-wide (-22 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); 681 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 50d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 35% 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 $829 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.
Negotiation context
- It's been on market 169 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 31% of rent.
Recommended offer
$105,512
(12.0% below list)
Questions for the listing agent
- 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?
- Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.64% ✓
- Cap rate
- 7.49%
- Cash-on-cash
- 4.28%
- DSCR
- 1.19
- GRM
- 5.1
CMA / ARV
- ARV (median comp)
- $241,374
- List price
- $119,900
- Delta
- -50.33%
- Verdict
- UNDERPRICED
- Comps
- 18 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 370 E Horizons #203 | 1.10mi | 1/1.5 | 646 (0%) | 1mo | $152,500 | $236 | 64 |
| 2182 NE 1st Way #202 | 1.48mi | 1/1.5 | 624 (-3%) | 0mo | $65,500 | $105 | 59 |
| 2131 NE 1st Ct #103 | 1.43mi | 1/1.5 | 624 (-3%) | 1mo | $39,000 | $63 | 59 |
| 2102 NE 1st Way #103 | 1.38mi | 1/1.5 | 624 (-3%) | 1mo | $57,500 | $92 | 58 |
| 600 Horizons W #101 | 1.03mi | 2/1.5 (+1) | 684 (+6%) | 2mo | $172,000 | $251 | 49 |
| 400 N Federal Hwy Unit 215N | 0.90mi | 1/1.0 | 580 (-10%) | 2mo | $230,000 | $397 | 44 |
| 815 Boynton Beach Blvd #8203 | 0.62mi | 1/1.0 | 768 (+19%) | 1mo | $135,000 | $176 | 43 |
| 815 W Boynton Beach Blvd Unit 13-204 | 0.62mi | 1/1.0 | 768 (+19%) | 2mo | $165,000 | $215 | 43 |
| 320 W Horizons W W #210 | 1.00mi | 1/1.0 | 570 (-12%) | 1mo | $115,000 | $202 | 42 |
| 100 S South Blvd Unit 1c | 1.27mi | 1/1.0 | 754 (+17%) | 0mo | $73,000 | $97 | 38 |
| 609 NE 6th Ct Unit C | 0.95mi | 1/1.0 | 512 (-21%) | 1mo | $128,000 | $250 | 37 |
| 1116 Lake Ter #114 | 0.95mi | 2/1.0 (+1) | 729 (+13%) | 1mo | $150,000 | $206 | 36 |
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
- -8.1%
- Equity multiple
- 0.70×
- Total profit
- $-10,139
- Equity at exit
- $17,877
10-year hold
- IRR
- 3.1%
- Equity multiple
- 1.24×
- Total profit
- $7,891
- Equity at exit
- $10,367
Cash invested: $33,572 (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.
Active competition Active MLS
- For sale now
- 3 active · 1 under contract
- Median asking
- $145,000 ($228/sqft)
- Median days on market
- 270 d
- This list price
- 33% of active listings are priced below it
- ARV vs active asking
- +64.2% above 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
- 681
- Price-to-rent
- 5.1×
Monthly cashflow live
↻
- Estimated rent
- $1,962 high interval (Pro) →
- Mortgage (P&I)
- −$629
- Tax est. 1.5%
- −$150 /mo · $1,798/yr
- Insurance
- −$50
- HOA
- −$602
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$412
- Net cashflow
- $120
Break-even live
Break-even rent
$1,811
Max offer price
$119,900
Occupancy floor
89%
Sensitivity live
| Price | -10% $202 | -5% $161 | +0% $120 | +5% $78 | +10% $37 |
|---|---|---|---|---|---|
| Rent | -10% $-35 | -5% $42 | +0% $120 | +5% $197 | +10% $275 |
| Rate | -1.0pp $180 | -0.5pp $150 | base $120 | +0.5pp $89 | +1.0pp $57 |
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
- $29,975
- Closing costs
- $3,597
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 407 NW 7th St Apt B Boynton Beach, FL | 1.0 | 1.0 | 607 | $2,049 | $3.38 | 12d | 1 | 0.34mi |
| 407 NW 7th St Apt A Boynton Beach, FL | 1.0 | 1.0 | 607 | $1,995 | $3.29 | 32d | 1 | 0.34mi |
| 115 SW 1st Ave Boynton Beach, FL | 1.0–2.0 | 1.0–2.0 | 804 | $1,825 | $2.27 | 32d | 3 | 0.46mi |
| 115 SW 1st Ave Boynton Beach, FL | 1.0–2.0 | 1.0–2.0 | 804 | $1,825 | $2.27 | 8d | 2 | 0.46mi |
| 200 E Ocean Ave Apt 10 Boynton Beach, FL | 1.0 | 1.0 | 600 | $1,600 | $2.67 | 20d | 1 | 0.64mi |
| 526 NW 12th Ave Apt 6 Boynton Beach, FL | 1.0 | 1.0 | 500 | $2,195 | $4.39 | 11d | 1 | 0.65mi |
| 526 NW 12th Ave Unit 7 Boynton Beach, FL | 1.0 | 1.0 | 500 | $2,195 | $4.39 | 41d | 1 | 0.65mi |
| 417 NE 2nd St Boynton Beach, FL | 2.0 | 2.0 | 722 | $2,000 | $2.77 | 50d | 1 | 0.65mi |
| 430 NW 12th Ave Unit A Boynton Beach, FL | 1.0 | 1.0 | 500 | $2,195 | $4.39 | 120d | 1 | 0.66mi |
| 306 E Ocean Ave #106 Boynton Beach, FL | 1.0 | 1.0 | 578 | $1,725 | $2.98 | 4d | 1 | 0.68mi |
| 306 E Ocean Ave #106 Boynton Beach, FL | 1.0 | 1.0 | 578 | $1,725 | $2.98 | 5d | 1 | 0.68mi |
| 306 NE 1st Ave #210 Boynton Beach, FL | 1.0 | 1.0 | 578 | $2,000 | $3.46 | 66d | 1 | 0.69mi |
| 229 SE 1st Ave #204 Boynton Beach, FL | 1.0 | 1.0 | 578 | $1,850 | $3.20 | 8d | 1 | 0.70mi |
| 229 SE 1st Ave #203 Boynton Beach, FL | 1.0 | 1.0 | 640 | $1,850 | $2.89 | 85d | 1 | 0.70mi |
| 207 SE 4th Ave Boynton Beach, FL | 1.0 | 1.0 | 650 | $1,795 | $2.76 | 88d | 1 | 0.70mi |
| 207 SE 4th Ave Boynton Beach, FL | 1.0 | 1.0 | 650 | $1,595 | $2.45 | 75d | 1 | 0.70mi |
| 221 SE 3rd Ave #6 Boynton Beach, FL | 1.0 | 1.0 | 560 | $1,600 | $2.86 | 49d | 1 | 0.71mi |
| 608 NE 2nd St Unit 2 Boynton Beach, FL | 1.0 | 1.0 | 500 | $1,800 | $3.60 | 8d | 1 | 0.71mi |
| 408 NW 13th Ave Unit 2 Boynton Beach, FL | 1.0 | 1.0 | 400 | $1,375 | $3.44 | 120d | 1 | 0.72mi |
| 516 NE 4th St Boynton Beach, FL | 1.0 | 1.0 | 550 | $2,000 | $3.64 | 85d | 1 | 0.86mi |
| 518 NE 4th St Unit A Boynton Beach, FL | 1.0 | 1.0 | 500 | $1,700 | $3.40 | 112d | 1 | 0.86mi |
| 101 S Federal Hwy Boynton Beach, FL | 1.0–3.0 | 1.0–2.0 | 1025 | $2,218 | $2.16 | 0d | 17 | 0.88mi |
| 400 N Federal Hwy Unit 305S Boynton Beach, FL | 1.0 | 1.0 | 715 | $2,000 | $2.80 | 26d | 1 | 0.88mi |
| 1114 Lake Ter #203 Boynton Beach, FL | 2.0 | 1.0 | 729 | $1,700 | $2.33 | 1d | 1 | 0.88mi |
| 400 N Federal Hwy Unit N304 Boynton Beach, FL | 1.0 | 1.0 | 640 | $2,400 | $3.75 | 120d | 1 | 0.90mi |
| 400 N Federal Hwy Unit 314N Boynton Beach, FL | 1.0 | 1.0 | 745 | $2,400 | $3.22 | 77d | 1 | 0.90mi |
| 801 SE 4th St Unit 2 Boynton Beach, FL | — | 1.0 | 425 | $1,300 | $3.06 | 12d | 1 | 0.92mi |
| 320 NE 11th Ave #1 Boynton Beach, FL | 1.0 | 1.0 | 450 | $1,550 | $3.44 | 49d | 1 | 0.94mi |
| 240 Horizons W #108 Boynton Beach, FL | 1.0 | 1.5 | 646 | $1,600 | $2.48 | 120d | 1 | 0.94mi |
| 340 Horizons W #102 Boynton Beach, FL | 1.0 | 1.5 | 646 | $2,000 | $3.10 | 41d | 1 | 0.95mi |
| 1116 Lake Ter #205 Boynton Beach, FL | 1.0 | 1.0 | 675 | $1,500 | $2.22 | 4d | 1 | 0.95mi |
| 609 NE 6th Ct Unit B Boynton Beach, FL | 1.0 | 1.0 | 512 | $1,750 | $3.42 | 40d | 1 | 0.96mi |
| 640 SE 2nd Ave Unit 111 Boynton Beach, FL | 1.0 | 1.0 | 650 | $1,720 | $2.65 | 99d | 1 | 0.96mi |
| 1210 Old Boynton Rd #103 Boynton Beach, FL | 1.0 | 1.0 | 551 | $1,600 | $2.90 | 27d | 1 | 0.98mi |
| 100 NE 6th St #504 Boynton Beach, FL | 1.0 | 1.0 | 691 | $3,750 | $5.43 | 37d | 1 | 0.98mi |
| 620 Horizons W #207 Boynton Beach, FL | 1.0 | 1.0 | 570 | $1,200 | $2.11 | 120d | 1 | 0.98mi |
| 615 NE 7th Ave Boynton Beach, FL | 1.0 | 1.0 | 698 | $1,699 | $2.43 | 113d | 1 | 0.99mi |
| 100 NE 6th St Boynton Beach, FL | 1.0 | 1.0 | 745 | $2,975 | $3.99 | 108d | 3 | 0.99mi |
| 100 NE 6th St Boynton Beach, FL | 1.0 | 1.0 | 745 | $2,975 | $3.99 | 116d | 3 | 0.99mi |
| 100 NE 6th St Boynton Beach, FL | 1.0 | 1.0 | 745 | $3,322 | $4.46 | 86d | 2 | 0.99mi |
Property features AI
Finance
- Other
- Senior community
- Financial info
- Pets not allowedAssociation fee paid monthly
- HOA & community
- Association with monthly feeHOA amenities include: billiard room, clubhouse, fitness center, hot water, laundry, management, parking, pool, shuffleboard court, on-site manager, bocce ball, community room, heated pool, library, pickleball courts, putting green, sidewalks, street lights, gated community, maintenance, recreation facilitiesHOA fee includes: cable TV, insurance, grounds maintenance, security, sewer, trash, water, common areas
Exterior
- Parking
- Assigned parking and guest parking1 parking space (plus additional open spaces available)
- Security
- Gated (no guard)
- Utilities
- Public waterPublic sewerCable availableSewer availableWater available
- Home design
- CondominiumMulti/split levelsResaleFaces north2 stories totalBuilding name: 480
- Construction
- CBS constructionComposition/shingle roof
- Exterior features
- No waterfrontEast of US-1 road frontage
Interior
- Kitchen
- DisposalDishwasherElectric rangeRefrigerator
- Bedrooms
- 1 bedroom on the main level
- Flooring
- Laminate flooring
- Bathrooms
- 1 full bathroom1 half bathroom
- Heating & cooling
- Central heatingWindow/wall heatingCentral air conditioning
- Interior features
- Walk-in closet(s)BlindsSingle-hung metal windows
- Laundry & utility
- Laundry available in association amenities
HOA detail $602/mo · $7,224/yr condo
- Likely covers
- waterelectric
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 46 events
-
2026-07-24days on market $119,900 Active 169 DOM
-
2026-07-23days on market $119,900 Active 168 DOM
-
2026-07-22days on market $119,900 Active 167 DOM
-
2026-07-21days on market $119,900 Active 166 DOM
-
2026-07-20days on market $119,900 Active 165 DOM
-
2026-07-18days on market $119,900 Active 163 DOM
-
2026-07-16days on market $119,900 Active 161 DOM
-
2026-07-15days on market $119,900 Active 160 DOM
-
2026-07-14days on market $119,900 Active 159 DOM
-
2026-07-13days on market $119,900 Active 158 DOM
-
2026-07-13days on market $119,900 Active 157 DOM
-
2026-07-12days on market $119,900 Active 156 DOM
-
2026-07-10days on market $119,900 Active 155 DOM
-
2026-07-09days on market $119,900 Active 154 DOM
-
2026-07-07days on market $119,900 Active 152 DOM
-
2026-07-06days on market $119,900 Active 151 DOM
-
2026-07-06days on market $119,900 Active 150 DOM
-
2026-07-05days on market $119,900 Active 149 DOM
-
2026-07-04days on market $119,900 Active 148 DOM
-
2026-07-02days on market $119,900 Active 147 DOM
-
2026-07-01days on market $119,900 Active 146 DOM
-
2026-06-30days on market $119,900 Active 145 DOM
-
2026-06-29days on market $119,900 Active 144 DOM
-
2026-06-28days on market $119,900 Active 143 DOM
-
2026-06-27days on market $119,900 Active 142 DOM
-
2026-06-26days on market $119,900 Active 141 DOM
-
2026-06-24days on market $119,900 Active 139 DOM
-
2026-06-22days on market $119,900 Active 137 DOM
-
2026-06-21days on market $119,900 Active 136 DOM
-
2026-06-18days on market $119,900 Active 133 DOM
-
2026-06-17days on market $119,900 Active 132 DOM
-
2026-06-16days on market $119,900 Active 131 DOM
-
2026-06-15days on market $119,900 Active 130 DOM
-
2026-06-13days on market $119,900 Active 128 DOM
-
2026-06-09days on market $119,900 Active 124 DOM
-
2026-06-07days on market $119,900 Active 122 DOM
-
2026-06-04days on market $119,900 Active 119 DOM
-
2026-06-03days on market $119,900 Active 118 DOM
-
2026-06-01days on market $119,900 Active 116 DOM
-
2026-05-31days on market $119,900 Active 115 DOM
-
2026-05-10price $119,900
-
2026-04-16price $120,000
-
2026-03-17price $129,000
-
2026-02-28price $129,900
-
2026-02-06price $130,000
-
2026-02-05$13,000 Active
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
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Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $23,548
- − Mortgage interest
- −$6,716
- − Property taxes
- −$1,798
- − Insurance
- −$600
- − Repairs & maintenance
- −$1,884
- − Management
- −$1,884
- − HOA
- −$7,224
- − Depreciation
- −$3,488
- Taxable loss
- −$46
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$11
- After-tax cash flow
- $1,447/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
75/100
Cosmetic rehab
Est. rehab $3,230–$9,690 screening
This corner unit in a waterfront community is in good condition with recent updates, making it a solid investment opportunity.
Value-add opportunities
- Both Painting exterior siding — Enhances curb appeal and value ↑
- Both Upgrading window treatments — Improves energy efficiency and aesthetics ↑
- Both Reorganizing interior spaces — Maximizes functionality and 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
- Severe rent burden
- 15% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
+822.3% since first listed6 events — show timeline
- 2026-05-10 Price Changed $119,900 Beaches MLS
- 2026-04-16 Price Changed $120,000 Beaches MLS
- 2026-03-17 Price Changed $129,000 Beaches MLS
- 2026-02-28 Price Changed $129,900 Beaches MLS
- 2026-02-06 Price Changed $130,000 Beaches MLS
- 2026-02-05 Listed $13,000 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…