90 South Blvd Unit 1c · Boynton Beach, FL 33435

$89,900

1 bd · 1.0 ba · 754 sqft · Condo public records · 261 Days on market

Built 1966 $402/mo HOA · 18% 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

VERY NICE WELL-MAINTAINED 1 BEDRM. W/ FLORIDA ROOM; STORES, BEACH AND CONVENIENCES NEARBY; WELL-KEPT OVER 55 COMMUNITY LIVING;

Key facts

• Till flooring
• First floor condo
• Outdoor patio spaces

Tags

• FIRST FLOOR CONDO
• TILL FLOORING
• EXPANDED WALK IN CLOSET
• IMPACT WINDOWS
• ENCLOSED PATIO
• OUTDOOR PATIO SPACES

Property features AI

Finance

• HOA & community: HOA with clubhouse, pool, and laundry; HOA fee paid monthly; HOA fee includes insurance, grounds maintenance, trash, water, and common areas; Pets allowed (restrictions possible); Senior community

Exterior

• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Resale property; 2 stories; Faces west
• Construction: Built with CBS construction
• Exterior features: Entry-level living area; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Electric water heater
• Interior features: Walk-in closet
• Laundry & utility: Laundry available in the association

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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: Forest Park Elementary School (math 42% / reading 38%, grade F, #1,491 of 2,144 statewide, top 70%, 571 students, 81% 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 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-22 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 26d 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 $622 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $29k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $90k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 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 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: 2.43% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.91%
• DSCR: 2.69
• GRM: 3.4

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: 35.0%
• Equity multiple: 2.50×
• Total profit: $37,723
• Equity at exit: $13,404

10-year hold

• IRR: 42.2%
• Equity multiple: 5.17×
• Total profit: $104,870
• Equity at exit: $7,773

Cash invested: $25,172 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$471
• Tax from tax record: −$22 /mo · $259/yr
• Insurance: −$37
• HOA: −$402
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $795

Break-even live

Break-even rent $1,180

Max offer price $89,900

Occupancy floor 59%

Sensitivity live

Price	-10% $846	-5% $821	+0% $795	+5% $770	+10% $744
Rent	-10% $622	-5% $709	+0% $795	+5% $882	+10% $968
Rate	-1.0pp $841	-0.5pp $818	base $795	+0.5pp $772	+1.0pp $748

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Main Blvd Unit 2D Boynton Beach, FL	2.0	2.0	1104	$1,200	$1.09	18d	1	0.05mi
405 SE 20th Ave Unit 12E Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	25d	1	0.12mi
405 SE 20th Ave Unit 5F Boynton Beach, FL	—	1.0	600	$1,489	$2.48	23d	1	0.18mi
405 SE 20th Ave Apt 1C Boynton Beach, FL	2.0	1.0	975	$1,949	$2.00	25d	1	0.18mi
405 SE 20th Ave Unit 6D Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	9d	1	0.18mi
515 SE 20th Ave Boynton Beach, FL	2.0	1.0	787	$1,719	$2.18	0d	5	0.23mi
523 SE 20th Ct Unit 5 Boynton Beach, FL	1.0	1.0	755	$1,750	$2.32	25d	1	0.27mi
2301 SE 4th St #11 Boynton Beach, FL	1.0	1.0	573	$1,595	$2.78	25d	1	0.30mi
2301 SE 4th St Unit 15 Boynton Beach, FL	1.0	1.0	573	$1,545	$2.70	25d	1	0.30mi
2303 S Federal Hwy #19 Boynton Beach, FL	1.0	1.0	615	$1,450	$2.36	6d	1	0.35mi
3302 Tuscany Way Boynton Beach, FL	2.0	1.0	933	$2,900	$3.11	25d	1	0.38mi
1351 S Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1394	$2,144	$1.54	0d	35	0.39mi
2006 S Federal Hwy #401 Boynton Beach, FL	2.0	2.0	963	$2,400	$2.49	25d	1	0.39mi
2016 S Federal Hwy #404 Boynton Beach, FL	2.0	2.0	963	$2,300	$2.39	16d	1	0.39mi
2016 S Federal Hwy #206 Boynton Beach, FL	2.0	2.0	963	$2,300	$2.39	25d	1	0.39mi
2016 S Federal Hwy #204 Boynton Beach, FL	2.0	2.0	963	$1,995	$2.07	9d	1	0.39mi
651 E Woolbright Rd #103 Boynton Beach, FL	2.0	2.0	1009	$2,650	$2.63	18d	1	0.42mi
2120 Tuscany Way Boynton Beach, FL	2.0	2.0	1017	$2,650	$2.61	25d	1	0.42mi
2004 S Federal Hwy #102 Boynton Beach, FL	2.0	2.0	963	$2,400	$2.49	25d	1	0.42mi
2220 Tuscany Way Unit 2220 Boynton Beach, FL	2.0	2.0	1030	$2,850	$2.77	25d	1	0.43mi
661 E Woolbright Rd Boynton Beach, FL	2.0	2.0	1095	$3,093	$2.82	4d	1	0.43mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$1,975	$1.79	4d	1	0.43mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$2,100	$1.90	25d	1	0.43mi
624 Snug Harbor Dr Unit B7 Boynton Beach, FL	2.0	2.0	858	$1,950	$2.27	25d	1	0.44mi
630 E Woolbright Rd Apt 220 Boynton Beach, FL	1.0	1.0	768	$2,915	$3.80	17d	1	0.44mi
630 E Woolbright Rd Apt 902 Boynton Beach, FL	1.0	1.0	768	$3,040	$3.96	25d	1	0.44mi
630 E Woolbright Rd Apt 412 Boynton Beach, FL	1.0	1.0	768	$2,699	$3.51	0d	1	0.44mi
2412 Tuscany Way Boynton Beach, FL	1.0	1.0	750	$3,000	$4.00	25d	1	0.44mi
4411 Tuscany Way #4411 Boynton Beach, FL	2.0	2.0	1030	$2,400	$2.33	25d	1	0.45mi
1407 Tuscany Way #1407 Boynton Beach, FL	1.0	1.0	721	$2,100	$2.91	4d	1	0.45mi
127 SW 10th Ave Boynton Beach, FL	2.0	1.5	754	$3,500	$4.64	16d	1	0.47mi
631 E Woolbright Rd Boynton Beach, FL	1.0	1.0	786	$3,025	$3.85	25d	1	0.47mi
640 Snug Harbor Dr Unit F3 Boynton Beach, FL	1.0	1.0	629	$2,500	$3.97	12d	1	0.50mi
638 Snug Harbor Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	747	$1,600	$2.14	25d	2	0.51mi
5530 N Ocean Blvd #106 Ocean Ridge, FL	2.0	2.5	1100	$2,700	$2.45	25d	1	0.53mi
5520 N Ocean Blvd #208 Ocean Ridge, FL	1.0	1.0	786	$3,000	$3.82	25d	1	0.57mi
5520 N Ocean Blvd #109 Ocean Ridge, FL	1.0	1.5	765	$2,200	$2.88	14d	1	0.57mi
1006 SE 4th St Boynton Beach, FL	2.0	1.0	900	$2,300	$2.56	25d	1	0.59mi
1001 S Federal Hwy Unit 3 Boynton Beach, FL	1.0	1.0	650	$1,995	$3.07	25d	1	0.60mi
5550 N Ocean Blvd #106 Ocean Ridge, FL	1.0	1.5	825	$3,400	$4.12	25d	1	0.62mi

HOA detail condo

• Monthly dues: $402 · $4,824/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $89,900 Active 261 DOM
2. 2026-06-18
   days on market $89,900 Active 258 DOM
3. 2026-06-17
   days on market $89,900 Active 257 DOM
4. 2026-06-16
   days on market $89,900 Active 256 DOM
5. 2026-06-15
   days on market $89,900 Active 255 DOM
6. 2026-06-13
   days on market $89,900 Active 253 DOM
7. 2026-06-09
   days on market $89,900 Active 249 DOM
8. 2026-06-07
   days on market $89,900 Active 247 DOM
9. 2026-06-04
   days on market $89,900 Active 244 DOM
10. 2026-06-03
    days on market $89,900 Active 243 DOM
11. 2026-06-01
    days on market $89,900 Active 241 DOM
12. 2026-05-31
    days on market $89,900 Active 240 DOM
13. 2026-03-27
    price $89,900
14. 2025-12-18
    price $99,000
15. 2025-10-03
    listed $119,000 Active
16. 2024-11-30
    historical
17. 2024-02-26
    historical $1,800
18. 2024-01-18
    price $135,000
19. 2024-01-13
    price $150,000
20. 2023-12-23
    price $155,000
21. 2023-12-13
    price $160,000
22. 2023-12-01
    listed $170,000 Active
23. 2023-11-18
    listed $1,800
24. 2003-08-22
    soldstatus $38,000
25. 2003-08-19
    soldstatus $38,000 126-char remark

    Show marketing remark (126 chars)

    VERY NICE WELL-MAINTAINED 1 BEDRM. W/ FLORIDA ROOM; STORES, BEACH AND CONVENIENCES NEARBY; WELL-KEPT OVER 55 COMMUNITY LIVING;

26. 2003-07-10
    historical 126-char remark

    Show marketing remark (126 chars)

    VERY NICE WELL-MAINTAINED 1 BEDRM. W/ FLORIDA ROOM; STORES, BEACH AND CONVENIENCES NEARBY; WELL-KEPT OVER 55 COMMUNITY LIVING;

27. 2003-01-29
    listed $42,000 126-char remark

    Show marketing remark (126 chars)

    VERY NICE WELL-MAINTAINED 1 BEDRM. W/ FLORIDA ROOM; STORES, BEACH AND CONVENIENCES NEARBY; WELL-KEPT OVER 55 COMMUNITY LIVING;

ⓘ 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: $259 · $22/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: +$487/yr (+$41/mo · 188.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 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: $26,244
• − Mortgage interest: −$5,036
• − Property taxes: −$259
• − Insurance: −$450
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − HOA: −$4,824
• − Depreciation: −$2,615
• Taxable income: $8,861
• Est. tax owed @ 24.0%: −$2,127
• After-tax cash flow: $7,416/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

+114.0% since first listed

15 events — show timeline

• 2026-03-27 Price Changed $89,900 Beaches MLS
• 2025-12-18 Price Changed $99,000 Beaches MLS
• 2025-10-03 Listed $119,000 Beaches MLS
• 2024-11-30 Listing Removed — Beaches MLS
• 2024-02-26 Rental Removed $1,800 GFLMLS
• 2024-01-18 Price Changed $135,000 Beaches MLS
• 2024-01-13 Price Changed $150,000 Beaches MLS
• 2023-12-23 Price Changed $155,000 Beaches MLS
• 2023-12-13 Price Changed $160,000 Beaches MLS
• 2023-12-01 Listed $170,000 Beaches MLS
• 2023-11-18 Listed for Rent $1,800 GFLMLS
• 2003-08-22 Sold (Public Records) $38,000 Public Records
• 2003-08-19 Sold (MLS) $38,000 Beaches MLS
• 2003-07-10 Listing Removed — Beaches MLS
• 2003-01-29 Listed $42,000 Beaches MLS

Property tax history

+2.4%/yr

Latest (2025): $259 · +2.8% YoY. Source: county tax records.