230 NE 26th Ave #2070 · Boynton Beach, FL 33435

$133,000

1 bd · 1.5 ba · 874 sqft · Condo public records · 202 Days on market

Built 1978 $508/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 +18.2/30.0
• 1% rule +9.6/10.0
• 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

Welcome to VIllage Royale!! This 55+ community has all the amenities and activities. 2 pools, a clubhouse, tennis, table tennis, pool, bingo, a huge auditorium (ball room) bachi court, to name a few. . This unit has new appliances and a new kitchen. All new master bathroom, new vinyl flooring in master bedroom. The condo has hurricane impact windows plus and an updated air conditioner and water heater. Freshly painted and new ceiling fans! get ready to own a worry free unit for years to come.

Key facts

• Tennis
• Huge auditorium
• Clubhouse

Tags

• 2 POOLS
• CLUBHOUSE
• TENNIS
• TABLE TENNIS
• BINGO
• HUGE AUDITORIUM

Property features AI

Finance

• Other: Building has 4 stories; Building area recorded from public records; Living area recorded from public records
• Financial info: Pets not allowed; Property is part of a senior community
• HOA & community: Has homeowners association; Monthly HOA fee; Association amenities include billiard room, clubhouse, elevator(s), fitness center, game room, jogging path, laundry, picnic area, parking, pool, bocce ball, business center, community room, internet included, library, pickleball court(s); HOA fee includes cable TV, insurance, grounds maintenance, pest control, security, sewer, trash, water, common areas, elevator

Exterior

• Parking: Has carport (1 space); 1 covered parking space; Assigned parking
• Security: Association provides security
• Utilities: Public water; Three-phase electric; Cable available; Water available
• Home design: Condominium; Multi/split levels; Faces north; Resale property
• Construction: Concrete/CBS construction; Composition roof; Rolled/hot mop roof
• Exterior features: No waterfront; None waterfront features

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat strip heating; Central individual cooling
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry available in association (community laundry)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $133k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $117k (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.
• Zoned schools: Rolling Green Elementary School (math 21% / reading 26%, grade F, #2,061 of 2,144 statewide, top 96%, 692 students, 88% 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 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-27 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); 539 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 $920 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 202 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $69k; list at $133k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $117,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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 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. 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: 1.46% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 5.7

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-12,413
• Equity at exit: $19,831

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $5,498
• Equity at exit: $11,499

Cash invested: $37,240 (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: 539
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$697
• Tax from tax record: −$155 /mo · $1,860/yr
• Insurance: −$55
• HOA: −$508
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $118

Break-even live

Break-even rent $1,792

Max offer price $133,000

Occupancy floor 89%

Sensitivity live

Price	-10% $194	-5% $156	+0% $118	+5% $81	+10% $43
Rent	-10% $-35	-5% $42	+0% $118	+5% $195	+10% $272
Rate	-1.0pp $185	-0.5pp $152	base $118	+0.5pp $84	+1.0pp $49

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,600	$1.87	19d	2	0.02mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	12d	1	0.03mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	26d	1	0.06mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	20d	2	0.08mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	26d	1	0.08mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	26d	1	0.12mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	16d	1	0.18mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	26d	1	0.18mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	26d	1	0.20mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	4d	1	0.20mi
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	20d	1	0.24mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	6d	1	0.24mi
2213 NE 1st Ct #103 Boynton Beach, FL	1.0	1.5	624	$1,350	$2.16	26d	1	0.29mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	26d	1	0.46mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	26d	1	0.47mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	26d	1	0.48mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	21d	1	0.48mi
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	20d	1	0.49mi
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	26d	1	0.50mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	26d	1	0.51mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	26d	1	0.51mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	16d	1	0.54mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	4d	1	0.57mi
24 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,050	$2.37	26d	1	0.59mi
311 NE 17th Ave #204 Boynton Beach, FL	2.0	2.0	1100	$1,650	$1.50	26d	1	0.66mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	3d	1	0.68mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	3d	1	0.68mi
410 NE 17th Ave #101 Boynton Beach, FL	2.0	1.5	1080	$1,500	$1.39	9d	1	0.69mi
101 Country Ln Boynton Beach, FL	1.0	1.0	1012	$1,500	$1.48	1d	1	0.71mi
3601 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	16d	1	0.76mi
2008 S Federal Hwy Unit C207 Boynton Beach, FL	2.0	2.0	963	$2,000	$2.08	26d	1	0.76mi
3605 High Ridge Rd Unit 204 Boynton Beach, FL	1.0	1.0	833	$1,900	$2.28	19d	1	0.77mi
3617 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	5d	1	0.79mi
640 Oak St Boynton Beach, FL	2.0	1.0	765	$2,690	$3.52	9d	1	0.85mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	26d	1	0.85mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	4d	1	0.85mi
22 S Loafing St Hypoluxo, FL	2.0	1.0	696	$1,300	$1.87	26d	1	0.85mi
65 Relaxed Cir Hypoluxo, FL	2.0	2.0	828	$2,000	$2.42	9d	1	0.92mi
1000 Scotia Dr #605 Hypoluxo, FL	2.0	1.0	901	$2,190	$2.43	9d	1	0.92mi
1820 New Palm Way #201 Boynton Beach, FL	2.0	2.0	873	$3,500	$4.01	26d	1	0.94mi

HOA detail condo

• Monthly dues: $508 · $6,096/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $133,000 Active 202 DOM
2. 2026-06-18
   days on market $133,000 Active 199 DOM
3. 2026-06-17
   days on market $133,000 Active 198 DOM
4. 2026-06-16
   days on market $133,000 Active 197 DOM
5. 2026-06-15
   days on market $133,000 Active 196 DOM
6. 2026-06-13
   days on market $133,000 Active 194 DOM
7. 2026-06-09
   days on market $133,000 Active 190 DOM
8. 2026-06-07
   days on market $133,000 Active 188 DOM
9. 2026-06-04
   days on market $133,000 Active 185 DOM
10. 2026-06-03
    days on market $133,000 Active 184 DOM
11. 2026-06-01
    days on market $133,000 Active 182 DOM
12. 2026-05-31
    days on market $133,000 Active 181 DOM
13. 2026-03-04
    price $133,000
14. 2025-12-01
    listed $135,900 Active
15. 2024-11-14
    soldstatus $69,200
16. 2020-06-26
    historical
17. 2020-01-23
    price $67,500
18. 2019-11-12
    status Active
19. 2019-11-10
    historical
20. 2019-11-08
    price $69,500
21. 2019-06-03
    price $74,900
22. 2019-05-09
    listed $79,000 Active
23. 2008-06-19
    historical
24. 2008-01-19
    listed $89,000
25. 2005-04-29
    soldstatus $87,500
26. 1986-02-01
    soldstatus $30,000

ⓘ 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: $1,860 · $155/mo
• Projected year-2 tax: $1,860 · $155/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: $23,306
• − Mortgage interest: −$7,450
• − Property taxes: −$1,860
• − Insurance: −$665
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − HOA: −$6,096
• − Depreciation: −$3,869
• Taxable loss: −$363
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $1,509/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

+343.3% since first listed

14 events — show timeline

• 2026-03-04 Price Changed $133,000 Beaches MLS
• 2025-12-01 Listed $135,900 Beaches MLS
• 2024-11-14 Sold (Public Records) $69,200 Public Records
• 2020-06-26 Listing Removed — Beaches MLS
• 2020-01-23 Price Changed $67,500 Beaches MLS
• 2019-11-12 Relisted — Beaches MLS
• 2019-11-10 Listing Removed — Beaches MLS
• 2019-11-08 Price Changed $69,500 Beaches MLS
• 2019-06-03 Price Changed $74,900 Beaches MLS
• 2019-05-09 Listed $79,000 Beaches MLS
• 2008-06-19 Listing Removed — Beaches MLS
• 2008-01-19 Listed $89,000 Beaches MLS
• 2005-04-29 Sold (Public Records) $87,500 Public Records
• 1986-02-01 Sold (Public Records) $30,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,860 · +35.8% YoY. Source: county tax records.