1832 SW 17th St · Boynton Beach, FL 33426

$314,500

2 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 153 Days on market

Built 1979 4,950 sqft lot $240/mo HOA · 9% of rent

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Why this score? — see what drove the D 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 +12.3/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH only sale Active 55+ community needs roof no active leaks but 27 years old, buyer will assume any repairs and maintenance required by HOA. 2.5 year old AC, recreation lease paid in full. All information should be verified by buyer.

Key facts

• New bathroom
• New air conditioner
• Waterfall design

Tags

• UPDATED KITCHEN
• NEW BATHROOM
• WALK IN SHOWER
• WATERFALL DESIGN
• NEW PORCELAIN FLOORING
• NEW AIR CONDITIONER

Property features AI

Finance

• HOA & community: Homeowners association with $240 monthly fee; Clubhouse; Fitness center; Golf course community; Golf; Game room; Maintained community; Pool; Shuffleboard; Senior community

Exterior

• Parking: Attached garage with 1 garage space; 1 covered parking space
• Security: Storm/security shutters
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces southwest; Entry on first floor
• Construction: Block construction; Flat and tile roof
• Exterior features: Balcony; Open balcony; Porch; Screened porch; Storm/security shutters; Community pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Electric water heater
• Bedrooms: Primary bedroom on main level; Additional bedroom(s) on main level
• Flooring: Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Main-level primary bedroom; Bedroom on main level; Custom mirrors; Walk-in closet(s); Den
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $314k.

Deal economics

• At list price, monthly cash flow is $-55 ($-666/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (15.6% below list).
• Recommended offer: $265k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 flat; 227 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 43% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $9k 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 153 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $56k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $205k; list at $314k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,427 (15.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.32×
• Total profit: $-59,885
• Equity at exit: $46,893

10-year hold

• IRR: -17.9%
• Equity multiple: 0.12×
• Total profit: $-77,907
• Equity at exit: $27,192

Cash invested: $88,060 (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 33426

• Rents YoY: 0.9%
• Active inventory: 227
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,654 high
• Mortgage (P&I): −$1,649
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$131
• HOA: −$240
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-55

Break-even live

Break-even rent $2,724

Max offer price $304,702

Occupancy floor 97%

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: $78,625
• Closing costs: $9,435
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2107 Campanelli Blvd Boynton Beach, FL	3.0	2.0	1624	$2,600	$1.60	24d	1	0.15mi
1915 SW 17th Ave Boynton Beach, FL	3.0	2.0	1317	$2,990	$2.27	17d	1	0.25mi
2515 Venetian Ct Boynton Beach, FL	3.0	2.5	1624	$3,150	$1.94	24d	1	0.31mi
2001 W Woolbright Rd Unit F204 Boynton Beach, FL	2.0	2.0	986	$1,975	$2.00	24d	1	0.33mi
2412 Venetian Way #2412 Boynton Beach, FL	2.0	2.0	1551	$2,500	$1.61	24d	1	0.34mi
2141 W Woolbright Rd Unit L106 Boynton Beach, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.37mi
2400 SW 19th Ave #104 Boynton Beach, FL	2.0	2.0	1211	$2,375	$1.96	24d	1	0.42mi
2301 S Congress Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,204	$2.13	2d	15	0.50mi
2086 SW 12th Ave Boynton Beach, FL	2.0	2.0	1428	$2,400	$1.68	18d	1	0.55mi
1201 SW 28th Ave Boynton Beach, FL	3.0	2.0	1558	$4,500	$2.89	5d	1	0.61mi
1575 SW 8th St Boynton Beach, FL	1.0–3.0	1.0–2.0	1104	$2,286	$2.07	1d	25	0.69mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$2,100	$1.90	24d	1	0.77mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$1,975	$1.79	3d	1	0.77mi
100 Newlake Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1261	$2,502	$1.98	1d	22	0.81mi
1500 Southern Cross Ln Boynton Beach, FL	2.0	2.0	1000	$2,049	$2.05	1d	1	0.82mi
1813 Wood Fern Dr Boynton Beach, FL	3.0	2.5	1635	$3,300	$2.02	12d	1	0.83mi
123 SW 13th St Boynton Beach, FL	2.0	1.0	1044	$2,275	$2.18	24d	1	0.93mi
2788 Wood Fern Dr Boynton Beach, FL	2.0	2.0	1472	$2,900	$1.97	24d	1	0.96mi
1009 SW 3rd Way Boynton Beach, FL	2.0	1.0	1050	$2,200	$2.10	5d	1	1.00mi
1561 Stonehaven Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	975	$2,084	$2.14	3d	4	1.00mi
2877 SE 1st Ct Boynton Beach, FL	3.0	2.5	1548	$3,700	$2.39	24d	1	1.01mi
108 SW 9th St Boynton Beach, FL	2.0	1.5	1080	$2,900	$2.69	24d	1	1.03mi
3660 Quail Ridge Dr N Boynton Beach, FL	2.0	2.0	1737	$4,200	$2.42	24d	1	1.04mi
907 SW 3rd Ave Boynton Beach, FL	2.0	2.0	1480	$2,500	$1.69	24d	1	1.05mi
806 Ocean Dr Boynton Beach, FL	2.0	1.0	1012	$2,100	$2.08	24d	1	1.09mi
226 SW 13th Ave Unit 226 Boynton Beach, FL	3.0	2.0	1284	$3,999	$3.11	24d	1	1.09mi
1910 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$5,000	$3.26	24d	1	1.10mi
108 SE 31st Ave Boynton Beach, FL	3.0	2.0	1551	$5,700	$3.68	4d	1	1.11mi
108 SE 31st Ave Boynton Beach, FL	3.0	2.0	1551	$5,700	$3.68	24d	1	1.11mi
204 Belmont Pl Boynton Beach, FL	1.0	1.0	878	$2,200	$2.51	24d	1	1.11mi
401 Belmont Pl Boynton Beach, FL	2.0	2.0	1143	$2,300	$2.01	24d	1	1.11mi
1110 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$2,700	$1.76	24d	1	1.11mi
1101 Belmont Pl #1101 Boynton Beach, FL	2.0	2.0	1143	$2,300	$2.01	20d	1	1.11mi
1110 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$2,800	$1.82	16d	1	1.11mi
1201 Belmont Pl Boynton Beach, FL	2.0	2.0	1143	$2,400	$2.10	19d	1	1.11mi
1201 Belmont Pl Boynton Beach, FL	2.0	2.0	1143	$2,400	$2.10	24d	1	1.11mi
1110 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$2,800	$1.82	16d	1	1.11mi
200 Main Blvd Unit 2D Boynton Beach, FL	2.0	2.0	1104	$1,200	$1.09	16d	1	1.14mi
1745 Banyan Creek Ct Unit NA Boynton Beach, FL	3.0	2.0	1780	$3,200	$1.80	24d	1	1.15mi
134 SW 14th Ave Unit A Boynton Beach, FL	2.0	1.0	1566	$2,600	$1.66	20d	1	1.18mi

HOA detail

• Monthly dues: $240 · $2,880/yr

Listing history 27 events

1. 2026-06-17
   days on market $314,500 Active 153 DOM
2. 2026-06-16
   days on market $314,500 Active 152 DOM
3. 2026-06-15
   days on market $314,500 Active 151 DOM
4. 2026-06-13
   days on market $314,500 Active 149 DOM
5. 2026-06-09
   days on market $314,500 Active 145 DOM
6. 2026-06-07
   days on market $314,500 Active 143 DOM
7. 2026-06-04
   days on market $314,500 Active 140 DOM
8. 2026-06-03
   days on market $314,500 Active 139 DOM
9. 2026-06-01
   days on market $314,500 Active 137 DOM
10. 2026-05-31
    days on market $314,500 Active 136 DOM
11. 2026-05-04
    price $324,500
12. 2026-05-04
    price $319,500
13. 2026-04-13
    price $334,500
14. 2026-03-26
    price $347,500
15. 2026-02-27
    price $359,900
16. 2026-01-27
    price $364,900
17. 2026-01-15
    listed $370,000 Active
18. 2025-03-27
    soldstatus $205,000
19. 2025-03-20
    soldstatus $205,000 Closed 240-char remark

    Show marketing remark (240 chars)

    CASH only sale Active 55+ community needs roof no active leaks but 27 years old, buyer will assume any repairs and maintenance required by HOA. 2.5 year old AC, recreation lease paid in full. All information should be verified by buyer.

20. 2025-02-26
    status Pending 240-char remark

    Show marketing remark (240 chars)

    CASH only sale Active 55+ community needs roof no active leaks but 27 years old, buyer will assume any repairs and maintenance required by HOA. 2.5 year old AC, recreation lease paid in full. All information should be verified by buyer.

21. 2025-02-20
    historical Active Under Contract 240-char remark

    Show marketing remark (240 chars)

    CASH only sale Active 55+ community needs roof no active leaks but 27 years old, buyer will assume any repairs and maintenance required by HOA. 2.5 year old AC, recreation lease paid in full. All information should be verified by buyer.

22. 2025-02-15
    price $215,000 240-char remark

    Show marketing remark (240 chars)

    CASH only sale Active 55+ community needs roof no active leaks but 27 years old, buyer will assume any repairs and maintenance required by HOA. 2.5 year old AC, recreation lease paid in full. All information should be verified by buyer.

23. 2025-02-02
    price $220,000 240-char remark

    Show marketing remark (240 chars)

    CASH only sale Active 55+ community needs roof no active leaks but 27 years old, buyer will assume any repairs and maintenance required by HOA. 2.5 year old AC, recreation lease paid in full. All information should be verified by buyer.

24. 2025-01-22
    price $230,000 240-char remark

    Show marketing remark (240 chars)

    CASH only sale Active 55+ community needs roof no active leaks but 27 years old, buyer will assume any repairs and maintenance required by HOA. 2.5 year old AC, recreation lease paid in full. All information should be verified by buyer.

25. 2025-01-14
    price $245,000 240-char remark

    Show marketing remark (240 chars)

    CASH only sale Active 55+ community needs roof no active leaks but 27 years old, buyer will assume any repairs and maintenance required by HOA. 2.5 year old AC, recreation lease paid in full. All information should be verified by buyer.

26. 2025-01-06
    price $255,000 240-char remark

    Show marketing remark (240 chars)

    CASH only sale Active 55+ community needs roof no active leaks but 27 years old, buyer will assume any repairs and maintenance required by HOA. 2.5 year old AC, recreation lease paid in full. All information should be verified by buyer.

27. 2024-12-20
    listed $265,000 Active 240-char remark

    Show marketing remark (240 chars)

    CASH only sale Active 55+ community needs roof no active leaks but 27 years old, buyer will assume any repairs and maintenance required by HOA. 2.5 year old AC, recreation lease paid in full. All information should be verified by buyer.

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $2,610 · $218/mo
• Expected delta: +$1,026/yr (+$86/mo · 64.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 22 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: $31,851
• − Mortgage interest: −$17,617
• − Property taxes: −$1,584
• − Insurance: −$1,572
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − HOA: −$2,880
• − Depreciation: −$9,149
• Taxable loss: −$6,048
• Est. tax savings @ 24.0%: +$1,451
• After-tax cash flow: $786/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): 24,255
• Household income: $74,223
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 1417.0

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 0.66)
• Race & ethnicity: White 51% Black 23% Hispanic / Latino 17% Two or more races 14% Asian 4%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 9% Romanian 2% Lithuanian 2%
• Foreign-born: 29% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 16% French/Haitian/Cajun 11% Other Indo-European 5%

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: ▼ -205.96%
• Current HPI: 335.3805
• Rent YoY: ▲ 0.93%
• 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

+22.5% since first listed

17 events — show timeline

• 2026-05-04 Price Changed $324,500 MARMLS
• 2026-05-04 Price Changed $319,500 MARMLS
• 2026-04-13 Price Changed $334,500 MARMLS
• 2026-03-26 Price Changed $347,500 MARMLS
• 2026-02-27 Price Changed $359,900 MARMLS
• 2026-01-27 Price Changed $364,900 MARMLS
• 2026-01-15 Listed $370,000 MARMLS
• 2025-03-27 Sold (Public Records) $205,000 Public Records
• 2025-03-20 Sold (MLS) $205,000 Beaches MLS
• 2025-02-26 Pending — Beaches MLS
• 2025-02-20 Contingent — Beaches MLS
• 2025-02-15 Price Changed $215,000 Beaches MLS
• 2025-02-02 Price Changed $220,000 Beaches MLS
• 2025-01-22 Price Changed $230,000 Beaches MLS
• 2025-01-14 Price Changed $245,000 Beaches MLS
• 2025-01-06 Price Changed $255,000 Beaches MLS
• 2024-12-20 Listed $265,000 Beaches MLS

Property tax history

+2.5%/yr

Latest (2025): $1,584 · +3.7% YoY. Source: county tax records.