2615 NE 1st Ct #410 · Boynton Beach, FL 33435

$94,900

2 bd · 2.0 ba · 1,080 sqft · Condo public records · 34 Days on market

Built 1978 $689/mo HOA · 33% of rent

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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 +26.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 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

THIS IS THE BEST VALUE IN VILLAGE ROYALE! Your buyer will enjoy spacious rooms, ample closet space, and elegant wood flooring in the master bedroom. Relax on the balcony with serene views. Located in a vibrant community offering top-notch amenities including a pool, pickleball, and tennis courts. Just a short drive from pristine beaches and the trendy downtown Delray scene — this home offers the perfect blend of comfort, style, and convenience.

Key facts

• Wood flooring
• Pickleball
• Tennis courts

Tags

• WOOD FLOORING
• POOL
• PICKLEBALL
• TENNIS COURTS
• PRISTINE BEACHES

Property features AI

Finance

• Other: Pets not allowed; No land lease
• HOA & community: Association: VILLAGE ROYALE EVERGREEN; Monthly HOA fee ($689) includes cable TV, insurance, grounds and structure maintenance, pest control, security, sewer, trash, water, common areas, common real estate tax, elevator, hot water, legal/accounting, reserve funds, recreation facility, pool service; Community amenities: clubhouse, heated pool, fitness center, billiard room, game room, meeting/business center, library, kitchen facilities, laundry, management/on-site manager, courtesy bus, picnic area, sidewalks, street lights, parking, shuffleboard, tennis courts, pickleball courts, recreation facilities, maintained community, trash service, security; Senior community

Exterior

• Parking: Assigned parking; Guest parking; Open parking with 1 space assigned
• Security: Security lights; Security patrol; Community security services included
• Utilities: Public water; Public sewer; Electricity with circuit breakers; Cable connected; Sewer connected; Water connected
• Home design: Condominium; One level; Resale property; 4-story building; Entry faces west of US-1 / city street
• Construction: CBS construction; Tar/gravel roof; Slab foundation; Built as part of a multi-story building
• Exterior features: No other structures; Paved road frontage; Publicly maintained road; Not waterfront; Faces south

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Electric heating (central, individual); Central air conditioning; Electric cooling; Ceiling paddle fans
• Interior features: Walk-in closets; Split bedroom layout; Custom mirrors
• Laundry & utility: Common area laundry; Multiple laundry locations

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 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 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-28 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); 536 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $95k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.20% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 3.8

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,609
• Equity at exit: $14,150

10-year hold

• IRR: 12.6%
• Equity multiple: 2.07×
• Total profit: $28,530
• Equity at exit: $8,205

Cash invested: $26,572 (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.

Methodology + full state rankings →

ZIP-level market 33435

• Rents YoY: 3.6%
• Active inventory: 536
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$498
• Tax from tax record: −$185 /mo · $2,220/yr
• Insurance: −$40
• HOA: −$689
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $238

Break-even live

Break-even rent $1,786

Max offer price $94,900

Occupancy floor 84%

Sensitivity live

Price	-10% $291	-5% $265	+0% $238	+5% $211	+10% $184
Rent	-10% $73	-5% $155	+0% $238	+5% $320	+10% $403
Rate	-1.0pp $285	-0.5pp $262	base $238	+0.5pp $213	+1.0pp $188

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	25d	1	0.02mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	19d	2	0.03mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	11d	1	0.07mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	25d	1	0.07mi
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,650	$1.93	18d	2	0.07mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	25d	1	0.09mi
2600 NE 1st Ln #418 Boynton Beach, FL	2.0	2.0	1182	$1,750	$1.48	25d	1	0.13mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	25d	1	0.13mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	25d	1	0.14mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	3d	1	0.14mi
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	19d	1	0.15mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	15d	1	0.16mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	5d	1	0.16mi
2639 NE 4th St Boynton Beach, FL	3.0	2.0	1300	$2,895	$2.23	6d	1	0.32mi
2100 N Seacrest Blvd Boynton Beach, FL	3.0	1.0	1056	$2,900	$2.75	17d	1	0.32mi
8076 Ambach Way Hypoluxo, FL	2.0	2.0	1243	$2,200	$1.77	25d	1	0.34mi
2122 NE 1st St Boynton Beach, FL	2.0	1.0	1362	$2,300	$1.69	12d	1	0.34mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	25d	1	0.40mi
2202 NE 3rd St Boynton Beach, FL	3.0	2.0	902	$3,000	$3.33	17d	1	0.41mi
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	19d	1	0.41mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	25d	1	0.41mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	20d	1	0.41mi
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	25d	1	0.42mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	25d	1	0.44mi
1219 Highland Rd Lantana, FL	3.0	2.0	744	$2,350	$3.16	0d	1	0.45mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	15d	1	0.45mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	25d	1	0.45mi
1214 Highview Rd Lantana, FL	3.0	2.0	768	$2,300	$2.99	2d	1	0.47mi
314 Waterside Dr Hypoluxo, FL	2.0	2.5	1128	$1,850	$1.64	25d	1	0.48mi
234 Waterside Dr #234 Hypoluxo, FL	2.0	2.5	1128	$2,100	$1.86	0d	1	0.48mi
369 Waterside Dr Hypoluxo, FL	2.0	2.5	1128	$2,250	$1.99	25d	1	0.48mi
221 Waterside Dr #221 Hypoluxo, FL	3.0	2.5	1259	$2,100	$1.67	4d	1	0.48mi
338 Waterside Dr Hypoluxo, FL	3.0	2.5	1259	$2,100	$1.67	5d	1	0.48mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	25d	1	0.48mi
368 Waterside Dr Hypoluxo, FL	2.0	2.5	1152	$2,500	$2.17	25d	1	0.48mi
176 Waterside Dr Hypoluxo, FL	3.0	2.0	1024	$2,500	$2.44	20d	1	0.48mi
221 Waterside Dr #221 Hypoluxo, FL	3.0	2.5	1259	$2,200	$1.75	25d	1	0.48mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	3d	1	0.48mi
977 Miner Rd Lantana, FL	3.0	1.0	1100	$3,195	$2.90	2d	1	0.48mi
24 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,050	$2.37	25d	1	0.50mi

HOA detail condo

• Monthly dues: $689 · $8,268/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $94,900 Active 34 DOM
2. 2026-06-17
   pricedays on market $94,900 Active 33 DOM
3. 2026-06-16
   days on market $99,900 Active 32 DOM
4. 2026-06-15
   days on market $99,900 Active 31 DOM
5. 2026-06-13
   days on market $99,900 Active 29 DOM
6. 2026-06-09
   days on market $99,900 Active 25 DOM
7. 2026-06-08
   days on market $99,900 Active 24 DOM
8. 2026-06-07
   days on market $99,900 Active 23 DOM
9. 2026-06-04
   days on market $99,900 Active 20 DOM
10. 2026-06-03
    days on market $99,900 Active 19 DOM
11. 2026-06-02
    days on market $99,900 Active 18 DOM
12. 2026-06-01
    days on market $99,900 Active 17 DOM
13. 2026-05-31
    days on market $99,900 Active 16 DOM
14. 2026-05-11
    listed $99,900 Active
15. 1989-01-03
    soldstatus $26,000

ⓘ 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: $2,220 · $185/mo
• Projected year-2 tax: $2,220 · $185/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 9/10 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,046
• − Mortgage interest: −$5,316
• − Property taxes: −$2,220
• − Insurance: −$474
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − HOA: −$8,268
• − Depreciation: −$2,761
• Taxable income: $2,000
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $2,372/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

+284.2% since first listed

2 events — show timeline

• 2026-05-11 Listed $99,900 Beaches MLS
• 1989-01-03 Sold (Public Records) $26,000 Public Records

Property tax history

+19.3%/yr

Latest (2025): $2,220 · +3.9% YoY. Source: county tax records.