2103 SW 20th Cir · Boynton Beach, FL 33426

$287,000

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 59 Days on market

Built 1979 5,437 sqft lot $248/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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED 30,000.00 !!! Welcome to this charming well maintained Edgewood model, featuring 2 bedrooms and 2 bathrooms, Florida Room. BRAND NEW TILE ROOF (2022), enhanced with Modified Bitumen underlayment for added durability. The flat roof was replaced in 2017, with a tapered/pitched design for optimal drainage. Stay cool and comfortable with the 2022 RHEEM 2.5 TON A/C. Plus, a new garage door opener was installed by Broton Garage door in 2024. Enjoy the gulfstream breezes from your extra-large front porch, perfectly positioned facing east. The sliding glass door from the Florida Room leads to a serene back patio. The master bathroom has been tastefully updated, ensuring modern convenience. The double concrete driveway provides ample parking space But this home isn't just about four walls and a roof. As part of our vibrant community, you'll have access to a clubhouse brimming with amenities: pool, shuffleboard, fitness center, golf, bocce court, billiards, card room, sauna, and even a whirlpool. Social events and activities keep you engaged and connected. And let's not forget the location - conveniently near shopping, highways, restaurants, hospitals, and those beautiful Florida beaches. It's more than a home; it's a lifestyle waiting for you at your doorstep!

Key facts

• 5,437 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: No pet restrictions
• HOA & community: Monthly association fee of $248; Association covers grounds maintenance and trash; Community clubhouse, golf and golf course community, game room, park, on-site property manager, pool, sauna, shuffleboard; Senior community

Exterior

• Parking: Attached garage; Driveway; 1 covered garage space
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces east
• Construction: Block construction; Barrel roof; Effective year built
• Exterior features: Community pool; Less than quarter-acre lot

Interior

• Kitchen: Electric range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Bedroom on main level; Breakfast area; First-floor entry; Family room; Florida room
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $-20 ($-235/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (1.2% below list).
• Meets the 1% rule at list price ($3k rent vs $287k).
• Recommended offer: $278k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% 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 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 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 flat; 232 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).
• At $2,915/mo this rent would consume 47% of the median local household income ($74k/yr) (locally 1417% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 59 days — a 3% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $278,390 (3.0% 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 59 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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?
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 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: 1.02% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 8.2

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: -19.4%
• Equity multiple: 0.33×
• Total profit: $-53,448
• Equity at exit: $42,793

10-year hold

• IRR: -18.1%
• Equity multiple: 0.12×
• Total profit: $-70,537
• Equity at exit: $24,815

Cash invested: $80,360 (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: 232
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,915 high
• Mortgage (P&I): −$1,505
• Tax from tax record: −$450 /mo · $5,398/yr
• Insurance: −$120
• HOA: −$248
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-20

Break-even live

Break-even rent $2,940

Max offer price $283,547

Occupancy floor 96%

Sensitivity live

Price	-10% $143	-5% $62	+0% $-20	+5% $-101	+10% $-182
Rent	-10% $-250	-5% $-135	+0% $-20	+5% $96	+10% $211
Rate	-1.0pp $125	-0.5pp $53	base $-20	+0.5pp $-94	+1.0pp $-170

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: $71,750
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2515 Venetian Ct Boynton Beach, FL	3.0	2.5	1624	$3,150	$1.94	26d	1	0.13mi
2412 Venetian Way #2412 Boynton Beach, FL	2.0	2.0	1551	$2,500	$1.61	26d	1	0.15mi
2301 S Congress Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,422	$2.34	1d	16	0.25mi
2400 SW 19th Ave #104 Boynton Beach, FL	2.0	2.0	1211	$2,375	$1.96	26d	1	0.26mi
2107 Campanelli Blvd Boynton Beach, FL	3.0	2.0	1624	$2,600	$1.60	26d	1	0.38mi
1915 SW 17th Ave Boynton Beach, FL	3.0	2.0	1317	$2,990	$2.27	19d	1	0.39mi
2141 W Woolbright Rd Unit L106 Boynton Beach, FL	2.0	2.0	1000	$1,900	$1.90	15d	1	0.40mi
2001 W Woolbright Rd Unit F204 Boynton Beach, FL	2.0	2.0	986	$1,975	$2.00	26d	1	0.45mi
1201 SW 28th Ave Boynton Beach, FL	3.0	2.0	1558	$4,500	$2.89	7d	1	0.55mi
57 Peachtree Pl Boynton Beach, FL	4.0	2.0	1483	$3,500	$2.36	26d	1	0.57mi
57 Peachtree Pl Boynton Beach, FL	4.0	2.0	1483	$3,500	$2.36	12d	1	0.57mi
2086 SW 12th Ave Boynton Beach, FL	2.0	2.0	1428	$2,400	$1.68	20d	1	0.58mi
1813 Wood Fern Dr Boynton Beach, FL	3.0	2.5	1635	$3,300	$2.02	14d	1	0.61mi
2788 Wood Fern Dr Boynton Beach, FL	2.0	2.0	1472	$2,900	$1.97	26d	1	0.76mi
3660 Quail Ridge Dr N Boynton Beach, FL	2.0	2.0	1737	$4,200	$2.42	26d	1	0.81mi
1575 SW 8th St Boynton Beach, FL	1.0–3.0	1.0–2.0	1104	$2,670	$2.42	0d	23	0.87mi
1561 Stonehaven Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	975	$2,084	$2.14	5d	4	0.94mi
1910 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$5,000	$3.26	26d	1	0.95mi
1916 Palmland Dr Unit D Boynton Beach, FL	3.0	2.0	1080	$3,200	$2.96	26d	1	0.96mi
401 Belmont Pl Boynton Beach, FL	2.0	2.0	1143	$2,300	$2.01	26d	1	0.97mi
1201 Belmont Pl Boynton Beach, FL	2.0	2.0	1143	$2,400	$2.10	26d	1	0.97mi
1110 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$2,700	$1.76	26d	1	0.97mi
1110 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$2,800	$1.82	18d	1	0.97mi
1101 Belmont Pl #1101 Boynton Beach, FL	2.0	2.0	1143	$2,300	$2.01	22d	1	0.97mi
1201 Belmont Pl Boynton Beach, FL	2.0	2.0	1143	$2,400	$2.10	21d	1	0.97mi
1110 Belmont Pl Boynton Beach, FL	3.0	2.0	1536	$2,800	$1.82	18d	1	0.97mi
1914 Palmland Dr Unit C Boynton Beach, FL	2.0	2.0	1026	$2,300	$2.24	16d	1	0.97mi
100 Newlake Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1261	$3,078	$2.44	0d	22	1.01mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$2,100	$1.90	26d	1	1.02mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$1,975	$1.79	4d	1	1.02mi
123 SW 13th St Boynton Beach, FL	2.0	1.0	1044	$2,275	$2.18	26d	1	1.03mi
1745 Banyan Creek Ct Unit NA Boynton Beach, FL	3.0	2.0	1780	$3,200	$1.80	26d	1	1.07mi
1009 SW 3rd Way Boynton Beach, FL	2.0	1.0	1050	$2,200	$2.10	7d	1	1.10mi
108 SW 9th St Boynton Beach, FL	2.0	1.5	1080	$2,900	$2.69	26d	1	1.16mi
907 SW 3rd Ave Boynton Beach, FL	2.0	2.0	1480	$2,500	$1.69	26d	1	1.17mi
2877 SE 1st Ct Boynton Beach, FL	3.0	2.5	1548	$3,700	$2.39	26d	1	1.20mi
806 Ocean Dr Boynton Beach, FL	2.0	1.0	1012	$2,100	$2.08	26d	1	1.22mi
108 SE 31st Ave Boynton Beach, FL	3.0	2.0	1551	$5,700	$3.68	26d	1	1.26mi
108 SE 31st Ave Boynton Beach, FL	3.0	2.0	1551	$5,700	$3.68	5d	1	1.26mi
226 SW 13th Ave Unit 226 Boynton Beach, FL	3.0	2.0	1284	$3,999	$3.11	26d	1	1.35mi

HOA detail

• Monthly dues: $248 · $2,976/yr
• Likely covers: poolgym

Listing history 28 events

1. 2026-06-21
   days on market $287,000 Active 59 DOM
2. 2026-06-18
   days on market $287,000 Active 56 DOM
3. 2026-06-17
   days on market $287,000 Active 55 DOM
4. 2026-06-16
   days on market $287,000 Active 54 DOM
5. 2026-06-15
   days on market $287,000 Active 53 DOM
6. 2026-06-13
   days on market $287,000 Active 51 DOM
7. 2026-06-10
   remarks 588-char remark
8. 2026-06-10
   price $287,000 Active 47 DOM
9. 2026-06-09
   days on market $290,000 Active 47 DOM
10. 2026-06-08
    days on market $290,000 Active 46 DOM
11. 2026-06-07
    days on market $290,000 Active 45 DOM
12. 2026-06-04
    days on market $290,000 Active 42 DOM
13. 2026-06-03
    days on market $290,000 Active 41 DOM
14. 2026-06-02
    days on market $290,000 Active 40 DOM
15. 2026-06-01
    days on market $290,000 Active 39 DOM
16. 2026-05-31
    days on market $290,000 Active 38 DOM
17. 2026-05-22
    price $290,000
18. 2026-04-23
    listed $299,500 Active
19. 2025-08-11
    soldstatus $270,000
20. 2025-07-31
    soldstatus $270,000 Closed 1291-char remark

    Show marketing remark (1291 chars)

    PRICE REDUCED 30,000.00 !!! Welcome to this charming well maintained Edgewood model, featuring 2 bedrooms and 2 bathrooms, Florida Room. BRAND NEW TILE ROOF (2022), enhanced with Modified Bitumen underlayment for added durability. The flat roof was replaced in 2017, with a tapered/pitched design for optimal drainage. Stay cool and comfortable with the 2022 RHEEM 2.5 TON A/C. Plus, a new garage door opener was installed by Broton Garage door in 2024. Enjoy the gulfstream breezes from your extra-large front porch, perfectly positioned facing east. The sliding glass door from the Florida Room leads to a serene back patio. The master bathroom has been tastefully updated, ensuring modern convenience. The double concrete driveway provides ample parking space But this home isn't just about four walls and a roof. As part of our vibrant community, you'll have access to a clubhouse brimming with amenities: pool, shuffleboard, fitness center, golf, bocce court, billiards, card room, sauna, and even a whirlpool. Social events and activities keep you engaged and connected. And let's not forget the location - conveniently near shopping, highways, restaurants, hospitals, and those beautiful Florida beaches. It's more than a home; it's a lifestyle waiting for you at your doorstep!

21. 2025-06-17
    historical Active Under Contract 1291-char remark

    Show marketing remark (1291 chars)

    PRICE REDUCED 30,000.00 !!! Welcome to this charming well maintained Edgewood model, featuring 2 bedrooms and 2 bathrooms, Florida Room. BRAND NEW TILE ROOF (2022), enhanced with Modified Bitumen underlayment for added durability. The flat roof was replaced in 2017, with a tapered/pitched design for optimal drainage. Stay cool and comfortable with the 2022 RHEEM 2.5 TON A/C. Plus, a new garage door opener was installed by Broton Garage door in 2024. Enjoy the gulfstream breezes from your extra-large front porch, perfectly positioned facing east. The sliding glass door from the Florida Room leads to a serene back patio. The master bathroom has been tastefully updated, ensuring modern convenience. The double concrete driveway provides ample parking space But this home isn't just about four walls and a roof. As part of our vibrant community, you'll have access to a clubhouse brimming with amenities: pool, shuffleboard, fitness center, golf, bocce court, billiards, card room, sauna, and even a whirlpool. Social events and activities keep you engaged and connected. And let's not forget the location - conveniently near shopping, highways, restaurants, hospitals, and those beautiful Florida beaches. It's more than a home; it's a lifestyle waiting for you at your doorstep!

22. 2025-06-12
    price $269,900 1291-char remark

    Show marketing remark (1291 chars)

    PRICE REDUCED 30,000.00 !!! Welcome to this charming well maintained Edgewood model, featuring 2 bedrooms and 2 bathrooms, Florida Room. BRAND NEW TILE ROOF (2022), enhanced with Modified Bitumen underlayment for added durability. The flat roof was replaced in 2017, with a tapered/pitched design for optimal drainage. Stay cool and comfortable with the 2022 RHEEM 2.5 TON A/C. Plus, a new garage door opener was installed by Broton Garage door in 2024. Enjoy the gulfstream breezes from your extra-large front porch, perfectly positioned facing east. The sliding glass door from the Florida Room leads to a serene back patio. The master bathroom has been tastefully updated, ensuring modern convenience. The double concrete driveway provides ample parking space But this home isn't just about four walls and a roof. As part of our vibrant community, you'll have access to a clubhouse brimming with amenities: pool, shuffleboard, fitness center, golf, bocce court, billiards, card room, sauna, and even a whirlpool. Social events and activities keep you engaged and connected. And let's not forget the location - conveniently near shopping, highways, restaurants, hospitals, and those beautiful Florida beaches. It's more than a home; it's a lifestyle waiting for you at your doorstep!

23. 2025-03-26
    price $299,900 1291-char remark

    Show marketing remark (1291 chars)

    PRICE REDUCED 30,000.00 !!! Welcome to this charming well maintained Edgewood model, featuring 2 bedrooms and 2 bathrooms, Florida Room. BRAND NEW TILE ROOF (2022), enhanced with Modified Bitumen underlayment for added durability. The flat roof was replaced in 2017, with a tapered/pitched design for optimal drainage. Stay cool and comfortable with the 2022 RHEEM 2.5 TON A/C. Plus, a new garage door opener was installed by Broton Garage door in 2024. Enjoy the gulfstream breezes from your extra-large front porch, perfectly positioned facing east. The sliding glass door from the Florida Room leads to a serene back patio. The master bathroom has been tastefully updated, ensuring modern convenience. The double concrete driveway provides ample parking space But this home isn't just about four walls and a roof. As part of our vibrant community, you'll have access to a clubhouse brimming with amenities: pool, shuffleboard, fitness center, golf, bocce court, billiards, card room, sauna, and even a whirlpool. Social events and activities keep you engaged and connected. And let's not forget the location - conveniently near shopping, highways, restaurants, hospitals, and those beautiful Florida beaches. It's more than a home; it's a lifestyle waiting for you at your doorstep!

24. 2025-03-12
    price $309,000 1291-char remark

    Show marketing remark (1291 chars)

    PRICE REDUCED 30,000.00 !!! Welcome to this charming well maintained Edgewood model, featuring 2 bedrooms and 2 bathrooms, Florida Room. BRAND NEW TILE ROOF (2022), enhanced with Modified Bitumen underlayment for added durability. The flat roof was replaced in 2017, with a tapered/pitched design for optimal drainage. Stay cool and comfortable with the 2022 RHEEM 2.5 TON A/C. Plus, a new garage door opener was installed by Broton Garage door in 2024. Enjoy the gulfstream breezes from your extra-large front porch, perfectly positioned facing east. The sliding glass door from the Florida Room leads to a serene back patio. The master bathroom has been tastefully updated, ensuring modern convenience. The double concrete driveway provides ample parking space But this home isn't just about four walls and a roof. As part of our vibrant community, you'll have access to a clubhouse brimming with amenities: pool, shuffleboard, fitness center, golf, bocce court, billiards, card room, sauna, and even a whirlpool. Social events and activities keep you engaged and connected. And let's not forget the location - conveniently near shopping, highways, restaurants, hospitals, and those beautiful Florida beaches. It's more than a home; it's a lifestyle waiting for you at your doorstep!

25. 2025-02-23
    listed $319,900 Active 1291-char remark

    Show marketing remark (1291 chars)

    PRICE REDUCED 30,000.00 !!! Welcome to this charming well maintained Edgewood model, featuring 2 bedrooms and 2 bathrooms, Florida Room. BRAND NEW TILE ROOF (2022), enhanced with Modified Bitumen underlayment for added durability. The flat roof was replaced in 2017, with a tapered/pitched design for optimal drainage. Stay cool and comfortable with the 2022 RHEEM 2.5 TON A/C. Plus, a new garage door opener was installed by Broton Garage door in 2024. Enjoy the gulfstream breezes from your extra-large front porch, perfectly positioned facing east. The sliding glass door from the Florida Room leads to a serene back patio. The master bathroom has been tastefully updated, ensuring modern convenience. The double concrete driveway provides ample parking space But this home isn't just about four walls and a roof. As part of our vibrant community, you'll have access to a clubhouse brimming with amenities: pool, shuffleboard, fitness center, golf, bocce court, billiards, card room, sauna, and even a whirlpool. Social events and activities keep you engaged and connected. And let's not forget the location - conveniently near shopping, highways, restaurants, hospitals, and those beautiful Florida beaches. It's more than a home; it's a lifestyle waiting for you at your doorstep!

26. 2022-07-22
    historical
27. 2022-06-13
    listed $349,900 Active
28. 1995-12-06
    soldstatus $73,000

ⓘ 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: $5,398 · $450/mo
• Projected year-2 tax: $5,398 · $450/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $34,982
• − Mortgage interest: −$16,076
• − Property taxes: −$5,398
• − Insurance: −$1,435
• − Repairs & maintenance: −$2,799
• − Management: −$2,799
• − HOA: −$2,976
• − Depreciation: −$8,349
• Taxable loss: −$4,850
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $930/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

+297.3% since first listed

12 events — show timeline

• 2026-05-22 Price Changed $290,000 MARMLS
• 2026-04-23 Listed $299,500 MARMLS
• 2025-08-11 Sold (Public Records) $270,000 Public Records
• 2025-07-31 Sold (MLS) $270,000 Beaches MLS
• 2025-06-17 Contingent — Beaches MLS
• 2025-06-12 Price Changed $269,900 Beaches MLS
• 2025-03-26 Price Changed $299,900 Beaches MLS
• 2025-03-12 Price Changed $309,000 Beaches MLS
• 2025-02-23 Listed $319,900 Beaches MLS
• 2022-07-22 Listing Removed — Beaches MLS
• 2022-06-13 Listed $349,900 Beaches MLS
• 1995-12-06 Sold (Public Records) $73,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $5,398 · +245.1% YoY. Source: county tax records.