1961 W Woolbright Rd Unit D103 · Boynton Beach, FL 33426

$185,000

2 bd · 2.0 ba · 986 sqft · Condo public records · 354 Days on market

Built 1980 $400/mo HOA · 18% of rent ↓ 7% since listing

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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 +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for a perfect place to call home? This spacious 2 bedroom, 2 bath, first floor condo will make you feel right at home. the spacious dining and living area provide ample space for entertaining guests or relaxing with loved ones. Enjoy a cup of coffee on the private balcony. The master bedroom is large and cozy, complete with an ensuite bathroom. Pool, Shuffleboard, BBQ area, clubhouse, assigned parking. W/ D allowed in unit. This condo's location is perfectly situated near shopping, dining, and beaches. Don't miss out on the opportunity to make this incredible condo your new home sweet home. Schedule a showing today!

Key facts

• Near i-95
• Near shops
• Cozy patio

Tags

• OPEN-CONCEPT LIVING ROOM
• COZY PATIO
• NEAR I-95
• NEAR SHOPS
• NEAR BOYNTON BEACH MALL

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association with monthly fee; Monthly HOA fee of $400; Association amenities include clubhouse, parking, pool, and shuffleboard court; HOA covers cable TV, grounds maintenance, and trash

Exterior

• Parking: Guest parking; 2 open parking spaces
• Utilities: Public water; Cable available; Water service available
• Home design: Condominium; Resale property; 2 total stories; Faces west; Entry level details not specified
• Construction: Concrete block (CBS) construction
• Exterior features: Screened patio; Patio

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: No special interior features listed; Unfurnished
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-9 ($-103/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (0.8% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% 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 71% FRL vs 52% district-wide (19 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 flat; 232 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 35% of the median local income ($74k/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 $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 354 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (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 354 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: 1.17% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-34,649
• Equity at exit: $27,584

10-year hold

• IRR: -19.4%
• Equity multiple: 0.09×
• Total profit: $-47,068
• Equity at exit: $15,995

Cash invested: $51,800 (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 33426

• Rents YoY: 0.9%
• Active inventory: 232
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,170 high
• Mortgage (P&I): −$970
• Tax from tax record: −$276 /mo · $3,309/yr
• Insurance: −$77
• HOA: −$400
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-9

Break-even live

Break-even rent $2,181

Max offer price $183,478

Occupancy floor 95%

Sensitivity live

Price	-10% $96	-5% $44	+0% $-9	+5% $-61	+10% $-113
Rent	-10% $-180	-5% $-94	+0% $-9	+5% $77	+10% $163
Rate	-1.0pp $85	-0.5pp $38	base $-9	+0.5pp $-57	+1.0pp $-105

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 W Woolbright Rd Unit F204 Boynton Beach, FL	2.0	2.0	986	$1,975	$2.00	26d	1	0.03mi
2141 W Woolbright Rd Unit L106 Boynton Beach, FL	2.0	2.0	1000	$1,900	$1.90	15d	1	0.13mi
1575 SW 8th St Boynton Beach, FL	1.0–3.0	1.0–2.0	1104	$2,288	$2.07	0d	23	0.44mi
100 Newlake Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1261	$2,514	$1.99	0d	22	0.58mi
123 SW 13th St Boynton Beach, FL	2.0	1.0	1044	$2,275	$2.18	26d	1	0.59mi
2301 S Congress Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,156	$2.09	1d	16	0.59mi
1009 SW 3rd Way Boynton Beach, FL	2.0	1.0	1050	$2,200	$2.10	7d	1	0.66mi
108 SW 9th St Boynton Beach, FL	2.0	1.5	1080	$2,900	$2.69	26d	1	0.71mi
1561 Stonehaven Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	975	$2,084	$2.14	5d	4	0.71mi
806 Ocean Dr Boynton Beach, FL	2.0	1.0	1012	$2,100	$2.08	26d	1	0.77mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$2,100	$1.90	26d	1	0.83mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$1,975	$1.79	4d	1	0.83mi
204 Belmont Pl Boynton Beach, FL	1.0	1.0	878	$2,200	$2.51	26d	1	0.90mi
815 W Boynton Beach Blvd Boynton Beach, FL	2.0	2.0	885	$2,250	$2.54	4d	4	1.00mi
815 Boynton Beach Blvd Unit 2-106 Boynton Beach, FL	2.0	2.0	887	$1,800	$2.03	9d	1	1.00mi
815 Boynton Beach Blvd Unit 12-106 Boynton Beach, FL	2.0	2.0	887	$2,500	$2.82	6d	1	1.02mi
815 Boynton Beach Blvd Unit 10-203 Boynton Beach, FL	2.0	2.0	1104	$1,850	$1.68	26d	1	1.04mi
815 Boynton Beach Blvd Unit 11-202 Boynton Beach, FL	2.0	2.0	994	$2,000	$2.01	26d	1	1.06mi
815 Boynton Beach Blvd Unit 14-102 Boynton Beach, FL	1.0	1.0	768	$1,800	$2.34	6d	1	1.06mi
815 Boynton Beach Blvd Unit 6-104 Boynton Beach, FL	1.0	1.0	791	$1,850	$2.34	13d	1	1.06mi
815 Boynton Beach Blvd Unit 14-106 Boynton Beach, FL	2.0	2.0	887	$2,250	$2.54	26d	1	1.09mi
815 Boynton Beach Blvd Unit 14-106 Boynton Beach, FL	2.0	2.0	887	$2,050	$2.31	14d	1	1.09mi
815 Boynton Beach Blvd Unit 15-203 Boynton Beach, FL	2.0	2.0	884	$2,200	$2.49	26d	1	1.11mi
2861 S Seacrest Blvd Boynton Beach, FL	1.0	1.0	710	$1,680	$2.37	4d	3	1.15mi
815 Boynton Beach Blvd Unit 10-205 Boynton Beach, FL	2.0	2.0	884	$1,900	$2.15	20d	1	1.16mi
815 Boynton Beach Blvd Unit 12-101 Boynton Beach, FL	2.0	2.0	887	$1,900	$2.14	26d	1	1.16mi
815 Boynton Beach Blvd Unit 16-205 Boynton Beach, FL	2.0	2.0	884	$2,150	$2.43	13d	1	1.16mi
815 Boynton Beach Blvd Unit 10-205 Boynton Beach, FL	2.0	2.0	884	$1,800	$2.04	5d	1	1.16mi
200 Main Blvd Unit 2D Boynton Beach, FL	2.0	2.0	1104	$1,200	$1.09	18d	1	1.19mi
127 SW 10th Ave Boynton Beach, FL	2.0	1.5	754	$3,500	$4.64	16d	1	1.22mi
405 SE 20th Ave Unit 12E Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	26d	1	1.29mi
301 SE 21st Ave Boynton Beach, FL	3.0	2.0	986	$2,650	$2.69	26d	1	1.31mi
600 Sealofts Dr Boynton Beach, FL	1.0	1.0	882	$2,360	$2.68	4d	1	1.32mi
600 Sealofts Dr Boynton Beach, FL	2.0	2.0	1066	$2,716	$2.55	4d	1	1.32mi
600 Sealofts Dr Boynton Beach, FL	1.0	1.0	882	$2,476	$2.81	6d	1	1.32mi
600 Sealofts Dr Boynton Beach, FL	1.0–3.0	1.0–2.5	1217	$2,849	$2.34	0d	15	1.32mi
113 SE 8th Ave Boynton Beach, FL	3.0	2.0	1002	$3,050	$3.04	24d	1	1.35mi
1916 Palmland Dr Unit D Boynton Beach, FL	3.0	2.0	1080	$3,200	$2.96	26d	1	1.39mi
1914 Palmland Dr Unit C Boynton Beach, FL	2.0	2.0	1026	$2,300	$2.24	16d	1	1.40mi
405 SE 20th Ave Apt 1C Boynton Beach, FL	2.0	1.0	975	$1,949	$2.00	26d	1	1.41mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $185,000 Active 354 DOM
2. 2026-06-18
   days on market $185,000 Active 351 DOM
3. 2026-06-17
   days on market $185,000 Active 350 DOM
4. 2026-06-16
   days on market $185,000 Active 349 DOM
5. 2026-06-15
   days on market $185,000 Active 348 DOM
6. 2026-06-13
   days on market $185,000 Active 346 DOM
7. 2026-06-09
   days on market $185,000 Active 342 DOM
8. 2026-06-07
   days on market $185,000 Active 340 DOM
9. 2026-06-04
   days on market $185,000 Active 337 DOM
10. 2026-06-03
    days on market $185,000 Active 336 DOM
11. 2026-06-01
    days on market $185,000 Active 334 DOM
12. 2026-05-31
    days on market $185,000 Active 333 DOM
13. 2025-12-02
    price $185,000
14. 2025-12-02
    price $190,000
15. 2025-07-02
    listed $199,000 Active
16. 2024-11-22
    soldstatus $197,000
17. 2024-11-20
    soldstatus $197,000 Closed 639-char remark

    Show marketing remark (639 chars)

    Are you looking for a perfect place to call home? This spacious 2 bedroom, 2 bath, first floor condo will make you feel right at home. the spacious dining and living area provide ample space for entertaining guests or relaxing with loved ones. Enjoy a cup of coffee on the private balcony. The master bedroom is large and cozy, complete with an ensuite bathroom. Pool, Shuffleboard, BBQ area, clubhouse, assigned parking. W/ D allowed in unit. This condo's location is perfectly situated near shopping, dining, and beaches. Don't miss out on the opportunity to make this incredible condo your new home sweet home. Schedule a showing today!

18. 2024-11-19
    historical Active Under Contract 639-char remark

    Show marketing remark (639 chars)

    Are you looking for a perfect place to call home? This spacious 2 bedroom, 2 bath, first floor condo will make you feel right at home. the spacious dining and living area provide ample space for entertaining guests or relaxing with loved ones. Enjoy a cup of coffee on the private balcony. The master bedroom is large and cozy, complete with an ensuite bathroom. Pool, Shuffleboard, BBQ area, clubhouse, assigned parking. W/ D allowed in unit. This condo's location is perfectly situated near shopping, dining, and beaches. Don't miss out on the opportunity to make this incredible condo your new home sweet home. Schedule a showing today!

19. 2024-10-08
    listed $199,999 Active 639-char remark

    Show marketing remark (639 chars)

    Are you looking for a perfect place to call home? This spacious 2 bedroom, 2 bath, first floor condo will make you feel right at home. the spacious dining and living area provide ample space for entertaining guests or relaxing with loved ones. Enjoy a cup of coffee on the private balcony. The master bedroom is large and cozy, complete with an ensuite bathroom. Pool, Shuffleboard, BBQ area, clubhouse, assigned parking. W/ D allowed in unit. This condo's location is perfectly situated near shopping, dining, and beaches. Don't miss out on the opportunity to make this incredible condo your new home sweet home. Schedule a showing today!

20. 2024-10-07
    historical $199,999 639-char remark

    Show marketing remark (639 chars)

    Are you looking for a perfect place to call home? This spacious 2 bedroom, 2 bath, first floor condo will make you feel right at home. the spacious dining and living area provide ample space for entertaining guests or relaxing with loved ones. Enjoy a cup of coffee on the private balcony. The master bedroom is large and cozy, complete with an ensuite bathroom. Pool, Shuffleboard, BBQ area, clubhouse, assigned parking. W/ D allowed in unit. This condo's location is perfectly situated near shopping, dining, and beaches. Don't miss out on the opportunity to make this incredible condo your new home sweet home. Schedule a showing today!

ⓘ 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: $3,309 · $276/mo
• Projected year-2 tax: $3,309 · $276/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 3/10 Moderate FEMA zone X (unshaded) · 16% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 25 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: $26,041
• − Mortgage interest: −$10,363
• − Property taxes: −$3,309
• − Insurance: −$925
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − HOA: −$4,800
• − Depreciation: −$5,382
• Taxable loss: −$2,904
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $594/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): 24,255
• Household income: $74,223
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 1417.0

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 0.66)
• Race & ethnicity: White 51% Black 23% Hispanic / Latino 17% Two or more races 14% Asian 4%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 9% Romanian 2% Lithuanian 2%
• Foreign-born: 29% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 16% French/Haitian/Cajun 11% Other Indo-European 5%

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: ▼ -205.96%
• Current HPI: 335.3805
• Rent YoY: ▲ 0.93%
• 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

-7.5% since first listed

8 events — show timeline

• 2025-12-02 Price Changed $185,000 Beaches MLS
• 2025-12-02 Price Changed $190,000 Beaches MLS
• 2025-07-02 Listed $199,000 Beaches MLS
• 2024-11-22 Sold (Public Records) $197,000 Public Records
• 2024-11-20 Sold (MLS) $197,000 Beaches MLS
• 2024-11-19 Contingent — Beaches MLS
• 2024-10-08 Listed $199,999 Beaches MLS
• 2024-10-07 Coming Soon $199,999 Beaches MLS

Property tax history

+8.9%/yr

Latest (2025): $3,309 · +30.0% YoY. Source: county tax records.