2420 S Federal Hwy #18 · Boynton Beach, FL 33435

$119,500

1 bd · 1.0 ba · 570 sqft · Condo · 267 Days on market

Built 1964 $474/mo HOA · 26% of rent

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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 +18.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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

NEW LISTING - Incredible Location- Welcome to one of the most sought after intracoastal communities in Boynton Beach. This large, one bedroom, one bathroom unit is situated in Hampshire Gardens a quiet, hidden community walking distance to the beach, beautiful Jaycee Park and pier. The community has a heated pool, clubhouse and shuffleboard all located on the intracoastal waterway. Sit by the pool and watch boats pass by steps away from your front door. This unit is spacious, and offers lots of light. It is located on the top floor, has ample storage and offers panel storm shutters. Close To Shopping, Beaches, And Restaurants. Come make this oasis by the intracoastal your new home!

Key facts

• Refinished pool
• Quartz countertops
• Laminated flooring

Tags

• NEW CABINETRY
• QUARTZ COUNTERTOPS
• LAMINATED FLOORING
• BRAND NEW METAL ROOF
• NEWER SEAWALL
• REFINISHED POOL

Property features AI

Finance

• Financial info: Not a pet-friendly community (pets not allowed); 236 units in the community
• HOA & community: Community association with monthly fee; Monthly HOA fee (listed) of 474; Association amenities include clubhouse, laundry, picnic area, pool, sidewalks and street lights; HOA covers insurance, grounds maintenance, pest control, sewer, trash, water, common areas and common real estate tax

Exterior

• Parking: Assigned parking
• Utilities: Three-phase electric; Public sewer; Cable available; Sewer available
• Home design: Condominium; Two-story building; Unit faces south; Resale property
• Construction: Frame, stucco and CBS construction; Metal roof
• Exterior features: No waterfront; Entry level living area

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Wall/window cooling unit(s)
• Interior features: Electric range and refrigerator included; Carpet and laminate flooring
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $119 ($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: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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); 536 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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 $826 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 267 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 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 1964 — 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: 1.50% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 5.5

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-10,307
• Equity at exit: $17,818

10-year hold

• IRR: 2.7%
• Equity multiple: 1.21×
• Total profit: $6,910
• Equity at exit: $10,332

Cash invested: $33,460 (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: 536
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$627
• Tax est. 1.5%: −$149 /mo · $1,792/yr
• Insurance: −$50
• HOA: −$474
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $119

Break-even live

Break-even rent $1,645

Max offer price $119,500

Occupancy floor 88%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	24d	1	0.52mi
977 Miner Rd Lantana, FL	1.0	1.0	500	$1,995	$3.99	24d	1	0.56mi
977 Miner Rd Unit 9 Hypoluxo, FL	1.0	1.0	500	$1,995	$3.99	1d	1	0.58mi
7871 Terrace Rd Unit B Lantana, FL	1.0	1.0	470	$1,600	$3.40	7d	1	0.65mi
7871 Terrace Rd Unit A Lantana, FL	1.0	1.0	470	$1,500	$3.19	24d	1	0.65mi
7871 Terrace Rd Unit B Lantana, FL	1.0	1.0	470	$1,600	$3.40	15d	1	0.65mi
22 S Loafing St Hypoluxo, FL	2.0	1.0	696	$1,300	$1.87	24d	1	0.67mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	24d	1	0.67mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	2d	1	0.67mi
656 Manor Dr Unit 3 Boynton Beach, FL	—	1.0	650	$1,600	$2.46	21d	1	0.89mi
717 NE 10th Ave Unit 6 Boynton Beach, FL	1.0	1.0	700	$1,600	$2.29	7d	1	0.95mi
615 NE 7th Ave Boynton Beach, FL	1.0	1.0	698	$1,699	$2.43	17d	1	1.13mi
408 NW 13th Ave Unit 2 Boynton Beach, FL	1.0	1.0	400	$1,375	$3.44	24d	1	1.14mi
689 NE 6th Ct #404 Boynton Beach, FL	1.0	1.0	703	$2,000	$2.84	24d	1	1.19mi
689 NE 6th Ct #4070 Boynton Beach, FL	1.0	1.0	703	$1,900	$2.70	17d	1	1.19mi
430 NW 12th Ave Unit A Boynton Beach, FL	1.0	1.0	500	$2,195	$4.39	24d	1	1.21mi
518 NE 4th St Unit A Boynton Beach, FL	1.0	1.0	500	$1,700	$3.40	15d	1	1.30mi
400 N Federal Hwy Unit N304 Boynton Beach, FL	1.0	1.0	640	$2,400	$3.75	24d	1	1.39mi
6520 N Ocean Blvd Ocean Ridge, FL	1.0–2.0	1.0	776	$2,400	$3.09	11d	1	1.40mi
6520 N Ocean Blvd Apt 3 Ocean Ridge, FL	1.0	1.0	702	$3,500	$4.99	24d	1	1.40mi

HOA detail condo

• Monthly dues: $474 · $5,688/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $119,500 Active 267 DOM
2. 2026-06-17
   days on market $119,500 Active 266 DOM
3. 2026-06-16
   days on market $119,500 Active 265 DOM
4. 2026-06-15
   days on market $119,500 Active 264 DOM
5. 2026-06-13
   days on market $119,500 Active 262 DOM
6. 2026-06-09
   days on market $119,500 Active 258 DOM
7. 2026-06-07
   days on market $119,500 Active 256 DOM
8. 2026-06-04
   days on market $119,500 Active 253 DOM
9. 2026-06-03
   days on market $119,500 Active 252 DOM
10. 2026-06-01
    days on market $119,500 Active 250 DOM
11. 2026-05-31
    days on market $119,500 Active 249 DOM
12. 2026-04-20
    price $119,500
13. 2025-09-24
    listed $130,000 Active
14. 2023-04-04
    soldstatus $92,000 Closed 690-char remark

    Show marketing remark (690 chars)

    NEW LISTING - Incredible Location- Welcome to one of the most sought after intracoastal communities in Boynton Beach. This large, one bedroom, one bathroom unit is situated in Hampshire Gardens a quiet, hidden community walking distance to the beach, beautiful Jaycee Park and pier. The community has a heated pool, clubhouse and shuffleboard all located on the intracoastal waterway. Sit by the pool and watch boats pass by steps away from your front door. This unit is spacious, and offers lots of light. It is located on the top floor, has ample storage and offers panel storm shutters. Close To Shopping, Beaches, And Restaurants. Come make this oasis by the intracoastal your new home!

15. 2023-03-29
    historical Active Under Contract 690-char remark

    Show marketing remark (690 chars)

    NEW LISTING - Incredible Location- Welcome to one of the most sought after intracoastal communities in Boynton Beach. This large, one bedroom, one bathroom unit is situated in Hampshire Gardens a quiet, hidden community walking distance to the beach, beautiful Jaycee Park and pier. The community has a heated pool, clubhouse and shuffleboard all located on the intracoastal waterway. Sit by the pool and watch boats pass by steps away from your front door. This unit is spacious, and offers lots of light. It is located on the top floor, has ample storage and offers panel storm shutters. Close To Shopping, Beaches, And Restaurants. Come make this oasis by the intracoastal your new home!

16. 2023-02-27
    listed $100,000 Active 690-char remark

    Show marketing remark (690 chars)

    NEW LISTING - Incredible Location- Welcome to one of the most sought after intracoastal communities in Boynton Beach. This large, one bedroom, one bathroom unit is situated in Hampshire Gardens a quiet, hidden community walking distance to the beach, beautiful Jaycee Park and pier. The community has a heated pool, clubhouse and shuffleboard all located on the intracoastal waterway. Sit by the pool and watch boats pass by steps away from your front door. This unit is spacious, and offers lots of light. It is located on the top floor, has ample storage and offers panel storm shutters. Close To Shopping, Beaches, And Restaurants. Come make this oasis by the intracoastal your new home!

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

Taxation est. · year 1

• Rental income: $21,551
• − Mortgage interest: −$6,694
• − Property taxes: −$1,792
• − Insurance: −$598
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − HOA: −$5,688
• − Depreciation: −$3,476
• Taxable loss: −$145
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $1,462/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

+19.5% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $119,500 Beaches MLS
• 2025-09-24 Listed $130,000 Beaches MLS
• 2023-04-04 Sold (MLS) $92,000 Beaches MLS
• 2023-03-29 Contingent — Beaches MLS
• 2023-02-27 Listed $100,000 Beaches MLS