130 NE 26th Ave #4040 · Boynton Beach, FL 33435

$91,000

1 bd · 1.5 ba · 874 sqft · Condo public records · 112 Days on market

Built 1983 $516/mo HOA · 27% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Step into your sweet beach hideaway. This 55+ community has a vibrant activities calendar year round. Just 3 miles away you can enjoy the beautiful white sandy beaches and amazing restaurants all near your new home. This rare opportunity awaits.

Key facts

• Tennis
• Fitness center
• Two clubhouses

Tags

• TWO CLUBHOUSES
• TWO HEATED POOLS
• FITNESS CENTER
• PICKLEBALL
• TENNIS
• SHUFFLEBOARD

Property features AI

Finance

• Financial info: Pets not allowed / pet restrictions
• HOA & community: Monthly association fee; Association covers common areas, cable TV, laundry, grounds maintenance, pest control, pool(s), recreation facilities, roof, sewer, security, trash and water; Community amenities include clubhouse, fitness center, laundry, barbecue and picnic areas, basketball court, pickleball, tennis courts, putting green, shuffleboard, sauna, spa/hot tub, pool, and transportation service; Community of 48 units; Senior community

Exterior

• Parking: Assigned parking (one space)
• Security: Security system; Closed-circuit cameras; Complex fenced; Security guard
• Utilities: Cable available
• Home design: Condominium building (attached property); Greenbrook model; 4-story building; Entry located on and at level 4
• Construction: Block construction
• Exterior features: Balcony (glass-enclosed, screened option); Porch; Courtyard; Barbecue; Tennis courts; Heated pool

Interior

• Kitchen: Electric range; Microwave; Disposal; Refrigerator
• Bedrooms: Includes a great room and porch (room types listed)
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Blinds and impact glass windows; Breakfast area; Open living/dining room; Walk-in closet(s); Elevator access; Unfurnished
• Laundry & utility: Washer included; Shared/common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $91k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $91k).
• Recommended offer: $83k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $629 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $19k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $82,810 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.14% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.37%
• DSCR: 1.91
• GRM: 3.9

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: 13.9%
• Equity multiple: 1.56×
• Total profit: $14,383
• Equity at exit: $13,568

10-year hold

• IRR: 23.6%
• Equity multiple: 3.14×
• Total profit: $54,544
• Equity at exit: $7,868

Cash invested: $25,480 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,946 high
• Mortgage (P&I): −$477
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$38
• HOA: −$516
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $432

Break-even live

Break-even rent $1,398

Max offer price $91,000

Occupancy floor 73%

Sensitivity live

Price	-10% $484	-5% $458	+0% $432	+5% $407	+10% $381
Rent	-10% $279	-5% $356	+0% $432	+5% $509	+10% $586
Rate	-1.0pp $478	-0.5pp $456	base $432	+0.5pp $409	+1.0pp $385

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	25d	1	0.03mi
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,600	$1.87	18d	2	0.07mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	11d	1	0.08mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	19d	2	0.12mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	25d	1	0.12mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	15d	1	0.16mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	25d	1	0.18mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	25d	1	0.23mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	25d	1	0.26mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	3d	1	0.26mi
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	19d	1	0.29mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	5d	1	0.30mi
2213 NE 1st Ct #103 Boynton Beach, FL	1.0	1.5	624	$1,350	$2.16	25d	1	0.31mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	20d	1	0.49mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	25d	1	0.52mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	25d	1	0.52mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	25d	1	0.54mi
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	19d	1	0.55mi
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	25d	1	0.56mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	25d	1	0.57mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	25d	1	0.57mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	15d	1	0.59mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	3d	1	0.62mi
24 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,050	$2.37	25d	1	0.64mi
311 NE 17th Ave #204 Boynton Beach, FL	2.0	2.0	1100	$1,650	$1.50	25d	1	0.68mi
3601 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	15d	1	0.70mi
101 Country Ln Boynton Beach, FL	1.0	1.0	1012	$1,500	$1.48	0d	1	0.70mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	2d	1	0.71mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	2d	1	0.71mi
3605 High Ridge Rd Unit 204 Boynton Beach, FL	1.0	1.0	833	$1,900	$2.28	18d	1	0.71mi
410 NE 17th Ave #101 Boynton Beach, FL	2.0	1.5	1080	$1,500	$1.39	8d	1	0.72mi
3617 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	4d	1	0.74mi
2008 S Federal Hwy Unit C207 Boynton Beach, FL	2.0	2.0	963	$2,000	$2.08	25d	1	0.81mi
640 Oak St Boynton Beach, FL	2.0	1.0	765	$2,690	$3.52	8d	1	0.90mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	3d	1	0.91mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	25d	1	0.91mi
22 S Loafing St Hypoluxo, FL	2.0	1.0	696	$1,300	$1.87	25d	1	0.91mi
2700 Quantum Lakes Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1328	$1,800	$1.35	0d	165	0.97mi
1000 Scotia Dr #605 Hypoluxo, FL	2.0	1.0	901	$2,190	$2.43	8d	1	0.97mi
65 Relaxed Cir Hypoluxo, FL	2.0	2.0	828	$2,000	$2.42	8d	1	0.98mi

HOA detail condo

• Monthly dues: $516 · $6,192/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $91,000 Active 112 DOM
2. 2026-06-17
   days on market $91,000 Active 111 DOM
3. 2026-06-16
   days on market $91,000 Active 110 DOM
4. 2026-06-15
   days on market $91,000 Active 109 DOM
5. 2026-06-13
   days on market $91,000 Active 107 DOM
6. 2026-06-09
   days on market $91,000 Active 103 DOM
7. 2026-06-08
   days on market $91,000 Active 102 DOM
8. 2026-06-07
   days on market $91,000 Active 101 DOM
9. 2026-06-04
   days on market $91,000 Active 98 DOM
10. 2026-06-03
    days on market $91,000 Active 97 DOM
11. 2026-06-02
    days on market $91,000 Active 96 DOM
12. 2026-06-01
    days on market $91,000 Active 95 DOM
13. 2026-05-31
    days on market $91,000 Active 94 DOM
14. 2026-05-17
    price $91,000
15. 2026-04-21
    status Active
16. 2026-04-21
    price $97,000
17. 2026-03-31
    historical
18. 2026-03-16
    price $101,000
19. 2026-02-20
    price $106,000
20. 2026-02-04
    listed $110,000 Active
21. 2021-09-29
    soldstatus $80,500
22. 2021-09-24
    soldstatus $80,500 Closed 246-char remark

    Show marketing remark (246 chars)

    Step into your sweet beach hideaway. This 55+ community has a vibrant activities calendar year round. Just 3 miles away you can enjoy the beautiful white sandy beaches and amazing restaurants all near your new home. This rare opportunity awaits.

23. 2021-07-24
    historical Active Under Contract 246-char remark

    Show marketing remark (246 chars)

    Step into your sweet beach hideaway. This 55+ community has a vibrant activities calendar year round. Just 3 miles away you can enjoy the beautiful white sandy beaches and amazing restaurants all near your new home. This rare opportunity awaits.

24. 2021-07-19
    listed $83,000 Active 246-char remark

    Show marketing remark (246 chars)

    Step into your sweet beach hideaway. This 55+ community has a vibrant activities calendar year round. Just 3 miles away you can enjoy the beautiful white sandy beaches and amazing restaurants all near your new home. This rare opportunity awaits.

25. 2021-05-26
    soldstatus $74,000
26. 2008-06-13
    soldstatus $26,000
27. 2008-05-19
    soldstatus $26,000 167-char remark

    Show marketing remark (167 chars)

    SCREENED IN FLORIDA ROOM, HOA FEES INCLUDE WATER & SEWER, DIRECT TV, & GARBAGE DISPOSAL. NICE UNIT WITH CROSS VENTILATION. MOTIVATED SELLERS MAKE ALL OFFERS

28. 2008-05-08
    historical 167-char remark

    Show marketing remark (167 chars)

    SCREENED IN FLORIDA ROOM, HOA FEES INCLUDE WATER & SEWER, DIRECT TV, & GARBAGE DISPOSAL. NICE UNIT WITH CROSS VENTILATION. MOTIVATED SELLERS MAKE ALL OFFERS

29. 2007-11-08
    listed $31,500 167-char remark

    Show marketing remark (167 chars)

    SCREENED IN FLORIDA ROOM, HOA FEES INCLUDE WATER & SEWER, DIRECT TV, & GARBAGE DISPOSAL. NICE UNIT WITH CROSS VENTILATION. MOTIVATED SELLERS MAKE ALL OFFERS

30. 2000-10-19
    soldstatus $15,000

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $884 · $74/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: $23,351
• − Mortgage interest: −$5,097
• − Property taxes: −$884
• − Insurance: −$455
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − HOA: −$6,192
• − Depreciation: −$2,647
• Taxable income: $4,339
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $4,149/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

+506.7% since first listed

17 events — show timeline

• 2026-05-17 Price Changed $91,000 MARMLS
• 2026-04-21 Relisted — MARMLS
• 2026-04-21 Price Changed $97,000 MARMLS
• 2026-03-31 Listing Removed — MARMLS
• 2026-03-16 Price Changed $101,000 MARMLS
• 2026-02-20 Price Changed $106,000 MARMLS
• 2026-02-04 Listed $110,000 MARMLS
• 2021-09-29 Sold (Public Records) $80,500 Public Records
• 2021-09-24 Sold (MLS) $80,500 Beaches MLS
• 2021-07-24 Contingent — Beaches MLS
• 2021-07-19 Listed $83,000 Beaches MLS
• 2021-05-26 Sold (Public Records) $74,000 Public Records
• 2008-06-13 Sold (Public Records) $26,000 Public Records
• 2008-05-19 Sold (MLS) $26,000 Beaches MLS
• 2008-05-08 Listing Removed — Beaches MLS
• 2007-11-08 Listed $31,500 Beaches MLS
• 2000-10-19 Sold (Public Records) $15,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $884 · +2.1% YoY. Source: county tax records.