880 W Horizons #209 · Boynton Beach, FL 33435

$130,000

1 bd · 1.5 ba · 718 sqft · Condo public records · 335 Days on market

Built 1966 $602/mo HOA · 31% 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 +18.2/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

* * * * JUST REDUCED * * * * GREAT SNOW BIRD NEST, BEACHY WOOD FLOORING, BATHS UPDATED, BEAUTIFULLY FURNISHED, WALK TO WATERFRONT DINING AND BEACHES, SEMI CENTRAL A/C, PATIO FACES NORTH SIT OUT AND ENJOY FLORIDA LIVING

Key facts

• $602 HOA
• Community pool
• Built 1966

Property features AI

Finance

• Other: Senior community
• Financial info: Community of approximately 840 units; Pets not allowed
• HOA & community: Association with monthly fee (includes cable TV, insurance, grounds maintenance, security, sewer, common real estate tax); Association amenities: fitness center, game room, pool, shuffleboard court, manager on site, internet included, library, putting green, street lights; Monthly HOA fee

Exterior

• Parking: Assigned parking
• Security: Closed circuit camera(s); Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi-level/split layout; Faces south; 2 total stories; Resale unit
• Construction: CBS construction; Composition/shingle roof; Built using public records building area
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Window/wall heating; Ceiling fan(s); Wall/window cooling units
• Interior features: Walk-in closet(s); Partially furnished; Blinds on windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $50 ($594/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 38 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).
• This rent runs 34% 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 $899 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 335 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $45k; list at $130k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 31% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.48% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 5.6

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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-16,279
• Equity at exit: $19,383

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,363
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$682
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$602
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $50

Break-even live

Break-even rent $1,866

Max offer price $130,000

Occupancy floor 92%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Horizons W #211 Boynton Beach, FL	1.0	1.0	570	$1,650	$2.89	15d	1	0.04mi
850 Horizons E #309 Boynton Beach, FL	1.0	1.5	646	$1,990	$3.08	20d	1	0.10mi
620 Horizons W #207 Boynton Beach, FL	1.0	1.0	570	$1,200	$2.11	24d	1	0.10mi
650 Horizons E #107 Boynton Beach, FL	1.0	1.0	570	$1,600	$2.81	24d	1	0.15mi
1001 S Federal Hwy Unit 3 Boynton Beach, FL	1.0	1.0	650	$1,995	$3.07	24d	1	0.15mi
240 Horizons W #108 Boynton Beach, FL	1.0	1.5	646	$1,600	$2.48	24d	1	0.26mi
640 SE 2nd Ave Unit 111 Boynton Beach, FL	1.0	1.0	650	$1,720	$2.65	3d	1	0.31mi
638 Snug Harbor Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	747	$1,600	$2.14	24d	2	0.33mi
207 SE 4th Ave Boynton Beach, FL	1.0	1.0	650	$1,795	$2.76	2d	1	0.35mi
101 S Federal Hwy Boynton Beach, FL	1.0–2.0	1.0–2.0	969	$2,012	$2.08	1d	17	0.36mi
640 Snug Harbor Dr Unit F3 Boynton Beach, FL	1.0	1.0	629	$2,500	$3.97	10d	1	0.36mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	19d	3	0.45mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	12d	3	0.45mi
400 N Federal Hwy Unit N304 Boynton Beach, FL	1.0	1.0	640	$2,400	$3.75	24d	1	0.61mi
5505 N Ocean Blvd Ocean Ridge, FL	1.0–2.0	1.0–2.0	774	$1,950	$2.52	10d	3	0.61mi
115 SW 1st Ave Boynton Beach, FL	1.0–2.0	1.0–2.0	804	$1,875	$2.33	15d	2	0.61mi
518 NE 4th St Unit A Boynton Beach, FL	1.0	1.0	500	$1,700	$3.40	16d	1	0.71mi
515 SE 20th Ave Boynton Beach, FL	2.0	1.0	787	$1,689	$2.14	7d	3	0.75mi
405 SE 20th Ave Unit 5F Boynton Beach, FL	—	1.0	600	$1,489	$2.48	22d	1	0.77mi
689 NE 6th Ct #4070 Boynton Beach, FL	1.0	1.0	703	$1,900	$2.70	17d	1	0.83mi
689 NE 6th Ct #404 Boynton Beach, FL	1.0	1.0	703	$2,000	$2.84	24d	1	0.83mi
22 Oceanview Dr Ocean Ridge, FL	1.0	1.0	620	$3,500	$5.65	24d	1	0.83mi
6520 N Ocean Blvd Apt 3 Ocean Ridge, FL	1.0	1.0	702	$3,500	$4.99	24d	1	0.86mi
6520 N Ocean Blvd Ocean Ridge, FL	1.0–2.0	1.0	776	$2,400	$3.09	12d	1	0.86mi
615 NE 7th Ave Boynton Beach, FL	1.0	1.0	698	$1,699	$2.43	17d	1	0.87mi
1407 Tuscany Way #1407 Boynton Beach, FL	1.0	1.0	721	$2,100	$2.91	3d	1	0.90mi
2303 S Federal Hwy #19 Boynton Beach, FL	1.0	1.0	615	$1,450	$2.36	5d	1	0.90mi
2301 SE 4th St Unit 15 Boynton Beach, FL	1.0	1.0	573	$1,545	$2.70	24d	1	0.92mi
2301 SE 4th St #11 Boynton Beach, FL	1.0	1.0	573	$1,595	$2.78	24d	1	0.92mi
2412 Tuscany Way Boynton Beach, FL	1.0	1.0	750	$3,000	$4.00	24d	1	0.92mi
21 Ruthmary Ave Unit G Briny Breezes, FL	1.0	1.0	396	$2,850	$7.20	24d	1	0.95mi
4603 N Ocean Blvd Unit 1018163P Boynton Beach, FL	2.0	1.0	581	$2,573	$4.43	22d	1	1.03mi
717 NE 10th Ave Unit 6 Boynton Beach, FL	1.0	1.0	700	$1,600	$2.29	7d	1	1.06mi
205 Coral Rd Unit 1 Boynton Beach, FL	1.0	1.0	500	$2,300	$4.60	24d	1	1.06mi
656 Manor Dr Unit 3 Boynton Beach, FL	—	1.0	650	$1,600	$2.46	22d	1	1.11mi
430 NW 12th Ave Unit A Boynton Beach, FL	1.0	1.0	500	$2,195	$4.39	24d	1	1.37mi
408 NW 13th Ave Unit 2 Boynton Beach, FL	1.0	1.0	400	$1,375	$3.44	24d	1	1.39mi
3851 N Ocean Blvd Gulf Stream, FL	1.0–2.0	1.0	677	$2,900	$4.28	24d	4	1.47mi

HOA detail condo

• Monthly dues: $602 · $7,224/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $130,000 Active 335 DOM
2. 2026-06-17
   days on market $130,000 Active 334 DOM
3. 2026-06-16
   days on market $130,000 Active 333 DOM
4. 2026-06-15
   days on market $130,000 Active 332 DOM
5. 2026-06-13
   days on market $130,000 Active 330 DOM
6. 2026-06-09
   days on market $130,000 Active 326 DOM
7. 2026-06-07
   days on market $130,000 Active 324 DOM
8. 2026-06-04
   days on market $130,000 Active 321 DOM
9. 2026-06-03
   days on market $130,000 Active 320 DOM
10. 2026-06-01
    days on market $130,000 Active 318 DOM
11. 2026-05-31
    days on market $130,000 Active 317 DOM
12. 2025-12-24
    price $130,000
13. 2025-07-18
    listed $119,900 Active
14. 2025-05-30
    historical
15. 2025-04-17
    status Active
16. 2025-04-08
    historical
17. 2025-02-08
    price $122,500
18. 2025-01-27
    price $127,400
19. 2024-10-17
    listed $127,900 Active
20. 2024-10-14
    historical
21. 2017-06-22
    soldstatus $45,000
22. 2017-06-16
    soldstatus $45,000 Closed 224-char remark

    Show marketing remark (224 chars)

    * * * * JUST REDUCED * * * * GREAT SNOW BIRD NEST, BEACHY WOOD FLOORING, BATHS UPDATED, BEAUTIFULLY FURNISHED, WALK TO WATERFRONT DINING AND BEACHES, SEMI CENTRAL A/C, PATIO FACES NORTH SIT OUT AND ENJOY FLORIDA LIVING

23. 2017-05-17
    historical Contingent 224-char remark

    Show marketing remark (224 chars)

    * * * * JUST REDUCED * * * * GREAT SNOW BIRD NEST, BEACHY WOOD FLOORING, BATHS UPDATED, BEAUTIFULLY FURNISHED, WALK TO WATERFRONT DINING AND BEACHES, SEMI CENTRAL A/C, PATIO FACES NORTH SIT OUT AND ENJOY FLORIDA LIVING

24. 2017-03-03
    price $62,500 224-char remark

    Show marketing remark (224 chars)

    * * * * JUST REDUCED * * * * GREAT SNOW BIRD NEST, BEACHY WOOD FLOORING, BATHS UPDATED, BEAUTIFULLY FURNISHED, WALK TO WATERFRONT DINING AND BEACHES, SEMI CENTRAL A/C, PATIO FACES NORTH SIT OUT AND ENJOY FLORIDA LIVING

25. 2017-03-01
    price $68,500 224-char remark

    Show marketing remark (224 chars)

    * * * * JUST REDUCED * * * * GREAT SNOW BIRD NEST, BEACHY WOOD FLOORING, BATHS UPDATED, BEAUTIFULLY FURNISHED, WALK TO WATERFRONT DINING AND BEACHES, SEMI CENTRAL A/C, PATIO FACES NORTH SIT OUT AND ENJOY FLORIDA LIVING

26. 2017-01-23
    price $74,900 224-char remark

    Show marketing remark (224 chars)

    * * * * JUST REDUCED * * * * GREAT SNOW BIRD NEST, BEACHY WOOD FLOORING, BATHS UPDATED, BEAUTIFULLY FURNISHED, WALK TO WATERFRONT DINING AND BEACHES, SEMI CENTRAL A/C, PATIO FACES NORTH SIT OUT AND ENJOY FLORIDA LIVING

27. 2016-07-25
    listed $79,900 Active 224-char remark

    Show marketing remark (224 chars)

    * * * * JUST REDUCED * * * * GREAT SNOW BIRD NEST, BEACHY WOOD FLOORING, BATHS UPDATED, BEAUTIFULLY FURNISHED, WALK TO WATERFRONT DINING AND BEACHES, SEMI CENTRAL A/C, PATIO FACES NORTH SIT OUT AND ENJOY FLORIDA LIVING

28. 2013-02-15
    soldstatus $39,000
29. 2013-02-11
    soldstatus $39,000
30. 2013-02-07
    historical
31. 2013-01-10
    listed $44,900
32. 1995-12-08
    soldstatus $26,500

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$239/yr (+$20/mo · 28.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 29 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: $23,147
• − Mortgage interest: −$7,282
• − Property taxes: −$840
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − HOA: −$7,224
• − Depreciation: −$3,782
• Taxable loss: −$1,132
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $866/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

+390.6% since first listed

21 events — show timeline

• 2025-12-24 Price Changed $130,000 Beaches MLS
• 2025-07-18 Listed $119,900 Beaches MLS
• 2025-05-30 Listing Removed — Beaches MLS
• 2025-04-17 Relisted — Beaches MLS
• 2025-04-08 Listing Removed — Beaches MLS
• 2025-02-08 Price Changed $122,500 Beaches MLS
• 2025-01-27 Price Changed $127,400 Beaches MLS
• 2024-10-17 Listed $127,900 Beaches MLS
• 2024-10-14 Coming Soon — Beaches MLS
• 2017-06-22 Sold (Public Records) $45,000 Public Records
• 2017-06-16 Sold (MLS) $45,000 Beaches MLS
• 2017-05-17 Contingent — Beaches MLS
• 2017-03-03 Price Changed $62,500 Beaches MLS
• 2017-03-01 Price Changed $68,500 Beaches MLS
• 2017-01-23 Price Changed $74,900 Beaches MLS
• 2016-07-25 Listed $79,900 Beaches MLS
• 2013-02-15 Sold (Public Records) $39,000 Public Records
• 2013-02-11 Sold (MLS) $39,000 Beaches MLS
• 2013-02-07 Listing Removed — Beaches MLS
• 2013-01-10 Listed $44,900 Beaches MLS
• 1995-12-08 Sold (Public Records) $26,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $840 · +2.1% YoY. Source: county tax records.