23 Crossings Cir Unit E · Boynton Beach, FL 33435

$189,900

2 bd · 2.0 ba · 864 sqft · Condo public records · 242 Days on market

Built 1987 $471/mo HOA · 22% of rent

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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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bed, 2 full bath condo on second floor with large deck and a fenced courtyard area. Full washer and dryer inside unit. Granite counter tops in kitchen, Master Bathroom has marble tub, tile throughout. Great location; Close to beaches, I-95, parks, shopping, schools. Community has a clubhouse, tennis courts, tot lot, and pool. Great place to invest. Currently rented for $1200.00 a month. Lease expires 10/31/17. Most condos in community have Polybutelene pipes. This condo has replaced pipes with CPVC Pipes.

Key facts

• Large deck
• Tile throughout
• Clubhouse

Tags

• LARGE DECK
• FENCED COURTYARD AREA
• GRANITE COUNTER TOPS
• MARBLE TUB
• TILE THROUGHOUT
• CLUBHOUSE

Property features AI

Finance

• Other: Not waterfront
• Financial info: Pets allowed with restrictions (breed/size limits possible)
• HOA & community: Monthly HOA with on-site manager; Community clubhouse; Playground; Tennis courts; HOA includes cable TV, insurance, security, sewer, trash and water

Exterior

• Parking: Assigned parking; Guest parking available
• Security: Smoke detectors; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi/split levels; Faces west; Resale condition
• Construction: Concrete block (CBS) and other construction materials; 1 story building
• Exterior features: Deck

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Split bedroom layout; Roman tub; Blinds on windows; Unfurnished
• Laundry & utility: Inside laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-74 ($-884/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (6.8% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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.
• Zoned schools: Rolling Green Elementary School (math 21% / reading 26%, grade F, #2,061 of 2,144 statewide, top 96%, 692 students, 88% 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 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-27 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); 539 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 242 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask is 10450% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $190k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $167,112 (12.0% 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. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.13% ✓
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 7.4

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-33,755
• Equity at exit: $28,315

10-year hold

• IRR: -8.1%
• Equity multiple: 0.47×
• Total profit: $-28,368
• Equity at exit: $16,419

Cash invested: $53,172 (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: 539
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$996
• Tax from tax record: −$225 /mo · $2,699/yr
• Insurance: −$79
• HOA: −$471
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-74

Break-even live

Break-even rent $2,242

Max offer price $176,893

Occupancy floor 98%

Sensitivity live

Price	-10% $34	-5% $-20	+0% $-74	+5% $-127	+10% $-181
Rent	-10% $-243	-5% $-158	+0% $-74	+5% $11	+10% $96
Rate	-1.0pp $22	-0.5pp $-25	base $-74	+0.5pp $-123	+1.0pp $-173

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	26d	1	0.05mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	26d	1	0.06mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	26d	1	0.07mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	26d	1	0.11mi
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	20d	1	0.12mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	16d	1	0.17mi
24 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,050	$2.37	26d	1	0.18mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	6d	1	0.22mi
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	20d	1	0.23mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	4d	1	0.26mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	4d	1	0.26mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	26d	1	0.26mi
176 Waterside Dr Hypoluxo, FL	3.0	2.0	1024	$2,500	$2.44	21d	1	0.27mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	26d	1	0.27mi
2202 NE 3rd St Boynton Beach, FL	3.0	2.0	902	$3,000	$3.33	18d	1	0.29mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	26d	1	0.29mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	26d	1	0.34mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	26d	1	0.36mi
977 Miner Rd Lantana, FL	3.0	1.0	1100	$3,195	$2.90	4d	1	0.40mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	26d	1	0.40mi
2008 S Federal Hwy Unit C207 Boynton Beach, FL	2.0	2.0	963	$2,000	$2.08	26d	1	0.40mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	20d	2	0.40mi
2213 NE 1st Ct #103 Boynton Beach, FL	1.0	1.5	624	$1,350	$2.16	26d	1	0.42mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	13d	1	0.44mi
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,650	$1.93	19d	2	0.44mi
640 Oak St Boynton Beach, FL	2.0	1.0	765	$2,690	$3.52	9d	1	0.49mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	16d	1	0.50mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	26d	1	0.50mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	21d	1	0.53mi
410 NE 17th Ave #101 Boynton Beach, FL	2.0	1.5	1080	$1,500	$1.39	9d	1	0.53mi
311 NE 17th Ave #204 Boynton Beach, FL	2.0	2.0	1100	$1,650	$1.50	26d	1	0.53mi
1820 New Palm Way #201 Boynton Beach, FL	2.0	2.0	873	$3,500	$4.01	26d	1	0.55mi
1219 Highland Rd Lantana, FL	3.0	2.0	744	$2,350	$3.16	1d	1	0.57mi
1214 Highview Rd Lantana, FL	3.0	2.0	768	$2,300	$2.99	3d	1	0.58mi
2100 N Seacrest Blvd Boynton Beach, FL	3.0	1.0	1056	$2,900	$2.75	18d	1	0.60mi
22 S Loafing St Hypoluxo, FL	2.0	1.0	696	$1,300	$1.87	26d	1	0.60mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	4d	1	0.60mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	26d	1	0.60mi
1632 N Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1098	$2,582	$2.35	0d	19	0.63mi
65 Relaxed Cir Hypoluxo, FL	2.0	2.0	828	$2,000	$2.42	9d	1	0.64mi

HOA detail condo

• Monthly dues: $471 · $5,652/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $189,900 Active 242 DOM
2. 2026-06-18
   days on market $189,900 Active 239 DOM
3. 2026-06-17
   days on market $189,900 Active 238 DOM
4. 2026-06-16
   days on market $189,900 Active 237 DOM
5. 2026-06-15
   days on market $189,900 Active 236 DOM
6. 2026-06-13
   days on market $189,900 Active 234 DOM
7. 2026-06-09
   days on market $189,900 Active 230 DOM
8. 2026-06-07
   days on market $189,900 Active 228 DOM
9. 2026-06-04
   days on market $189,900 Active 225 DOM
10. 2026-06-03
    days on market $189,900 Active 224 DOM
11. 2026-06-01
    days on market $189,900 Active 222 DOM
12. 2026-05-31
    days on market $189,900 Active 221 DOM
13. 2026-03-04
    price $189,900
14. 2026-01-31
    historical $1,800
15. 2026-01-23
    listed $1,800
16. 2026-01-09
    historical $1,800
17. 2025-12-31
    listed $1,800
18. 2025-12-04
    historical $2,000
19. 2025-10-23
    listed $2,000
20. 2025-10-22
    listed $199,900 Active
21. 2024-11-22
    historical $2,100
22. 2024-10-18
    listed $2,100
23. 2016-12-12
    historical 513-char remark

    Show marketing remark (513 chars)

    2 Bed, 2 full bath condo on second floor with large deck and a fenced courtyard area. Full washer and dryer inside unit. Granite counter tops in kitchen, Master Bathroom has marble tub, tile throughout. Great location; Close to beaches, I-95, parks, shopping, schools. Community has a clubhouse, tennis courts, tot lot, and pool. Great place to invest. Currently rented for $1200.00 a month. Lease expires 10/31/17. Most condos in community have Polybutelene pipes. This condo has replaced pipes with CPVC Pipes.

24. 2016-11-02
    listed $119,900 Active 513-char remark

    Show marketing remark (513 chars)

    2 Bed, 2 full bath condo on second floor with large deck and a fenced courtyard area. Full washer and dryer inside unit. Granite counter tops in kitchen, Master Bathroom has marble tub, tile throughout. Great location; Close to beaches, I-95, parks, shopping, schools. Community has a clubhouse, tennis courts, tot lot, and pool. Great place to invest. Currently rented for $1200.00 a month. Lease expires 10/31/17. Most condos in community have Polybutelene pipes. This condo has replaced pipes with CPVC Pipes.

25. 2015-02-27
    soldstatus $60,000
26. 2015-02-24
    soldstatus $60,000 Closed 183-char remark

    Show marketing remark (183 chars)

    Great income producing property. Nice upstairs 2bed 2 bath condo in Boynton, tile throughout. Rents for 1100. Cash only. Must pay a fee of $3500 if planning to rent in the first year.

27. 2015-01-23
    status Pending 183-char remark

    Show marketing remark (183 chars)

    Great income producing property. Nice upstairs 2bed 2 bath condo in Boynton, tile throughout. Rents for 1100. Cash only. Must pay a fee of $3500 if planning to rent in the first year.

28. 2015-01-04
    listed $75,000 Active 183-char remark

    Show marketing remark (183 chars)

    Great income producing property. Nice upstairs 2bed 2 bath condo in Boynton, tile throughout. Rents for 1100. Cash only. Must pay a fee of $3500 if planning to rent in the first year.

29. 2008-10-31
    historical
30. 2008-05-08
    listed $120,000
31. 1999-05-26
    soldstatus $25,000
32. 1993-04-02
    soldstatus $32,000
33. 1992-08-26
    soldstatus $75,000

ⓘ 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: $2,699 · $225/mo
• Projected year-2 tax: $2,699 · $225/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 ≥104°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,781
• − Mortgage interest: −$10,637
• − Property taxes: −$2,699
• − Insurance: −$950
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − HOA: −$5,652
• − Depreciation: −$5,524
• Taxable loss: −$3,806
• Est. tax savings @ 24.0%: +$913
• After-tax cash flow: $30/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

+153.2% since first listed

21 events — show timeline

• 2026-03-04 Price Changed $189,900 Beaches MLS
• 2026-01-31 Rental Removed $1,800 RMLSFL
• 2026-01-23 Listed for Rent $1,800 RMLSFL
• 2026-01-09 Rental Removed $1,800 RMLSFL
• 2025-12-31 Listed for Rent $1,800 RMLSFL
• 2025-12-04 Rental Removed $2,000 RMLSFL
• 2025-10-23 Listed for Rent $2,000 RMLSFL
• 2025-10-22 Listed $199,900 Beaches MLS
• 2024-11-22 Rental Removed $2,100 RMLSFL
• 2024-10-18 Listed for Rent $2,100 RMLSFL
• 2016-12-12 Listing Removed — Beaches MLS
• 2016-11-02 Listed $119,900 Beaches MLS
• 2015-02-27 Sold (Public Records) $60,000 Public Records
• 2015-02-24 Sold (MLS) $60,000 Beaches MLS
• 2015-01-23 Pending — Beaches MLS
• 2015-01-04 Listed $75,000 Beaches MLS
• 2008-10-31 Listing Removed — Beaches MLS
• 2008-05-08 Listed $120,000 Beaches MLS
• 1999-05-26 Sold (Public Records) $25,000 Public Records
• 1993-04-02 Sold (Public Records) $32,000 Public Records
• 1992-08-26 Sold (Public Records) $75,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,699 · +6.3% YoY. Source: county tax records.