2303 S Federal Hwy Unit 3n · Boynton Beach, FL 33435

$135,000

1 bd · 1.0 ba · 614 sqft · Condo · 68 Days on market

Built 1978 Good condition $425/mo HOA · 23% 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 +18.0/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Tastefully remodeled 1-bedroom, 1-bathroom first-floor condo ideally located just 2.5 miles from Oceanfront Park. This move-in-ready residence features brand-new vinyl flooring throughout, a beautifully updated kitchen, and a fully renovated bathroom. Freshly painted with a clean, modern feel, this home offers both comfort and style. Enjoy the convenience of community amenities just steps away, including a sparkling pool and on-site laundry facilities. Whether you're seeking a primary residence or income-producing property, this is an excellent opportunity in a desirable location!

Key facts

• Renovated bathroom
• Community amenities
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• RENOVATED BATHROOM
• COMMUNITY AMENITIES
• ON-SITE LAUNDRY FACILITIES
• DESIRABLE LOCATION

Property features AI

Finance

• HOA & community: Association: Florida Skyline Management; Monthly HOA fee of $425; HOA covers insurance, grounds maintenance, and water; Community amenities include laundry and a pool; Pets not allowed; 44 units in the community

Exterior

• Parking: Assigned parking (1 open/assigned space, total 1)
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One level; South-facing
• Construction: Block construction; Other roof
• Exterior features: No waterfront; No waterfront features

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Has heating (type: Other); Central air conditioning
• Interior features: No interior features specified; Blinds on windows
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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); Lantana Middle School (math 21% / reading 36%, grade F, #482 of 571 statewide, top 85%, 801 students, 78% 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 77% FRL vs 52% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-26 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; 23 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).
• This rent runs 33% 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 $933 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 68 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask is 8343% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.38% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 6.0

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-12,953
• Equity at exit: $20,129

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $4,484
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$425
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $117

Break-even live

Break-even rent $1,719

Max offer price $135,000

Occupancy floor 89%

Sensitivity live

Price	-10% $210	-5% $163	+0% $117	+5% $70	+10% $23
Rent	-10% $-31	-5% $43	+0% $117	+5% $190	+10% $264
Rate	-1.0pp $185	-0.5pp $151	base $117	+0.5pp $82	+1.0pp $46

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2213 NE 1st Ct #103 Boynton Beach, FL	1.0	1.5	624	$1,350	$2.16	25d	1	0.52mi
977 Miner Rd Lantana, FL	1.0	1.0	500	$1,995	$3.99	25d	1	0.62mi
977 Miner Rd Unit 9 Hypoluxo, FL	1.0	1.0	500	$1,995	$3.99	0d	1	0.65mi
977 Miner Rd Unit 9 Hypoluxo, FL	1.0	1.0	500	$1,995	$3.99	3d	1	0.65mi
7871 Terrace Rd Unit A Lantana, FL	1.0	1.0	470	$1,500	$3.19	25d	1	0.72mi
7871 Terrace Rd Unit B Lantana, FL	1.0	1.0	470	$1,600	$3.40	9d	1	0.72mi
7871 Terrace Rd Unit B Lantana, FL	1.0	1.0	470	$1,600	$3.40	17d	1	0.72mi
22 S Loafing St Hypoluxo, FL	2.0	1.0	696	$1,300	$1.87	25d	1	0.74mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	3d	1	0.74mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	25d	1	0.74mi
656 Manor Dr Unit 3 Boynton Beach, FL	—	1.0	650	$1,600	$2.46	23d	1	0.82mi
717 NE 10th Ave Unit 6 Boynton Beach, FL	1.0	1.0	700	$1,600	$2.29	9d	1	0.88mi
615 NE 7th Ave Boynton Beach, FL	1.0	1.0	698	$1,699	$2.43	19d	1	1.06mi
408 NW 13th Ave Unit 2 Boynton Beach, FL	1.0	1.0	400	$1,375	$3.44	25d	1	1.09mi
689 NE 6th Ct #404 Boynton Beach, FL	1.0	1.0	703	$2,000	$2.84	25d	1	1.12mi
689 NE 6th Ct #4070 Boynton Beach, FL	1.0	1.0	703	$1,900	$2.70	19d	1	1.12mi
430 NW 12th Ave Unit A Boynton Beach, FL	1.0	1.0	500	$2,195	$4.39	25d	1	1.16mi
518 NE 4th St Unit A Boynton Beach, FL	1.0	1.0	500	$1,700	$3.40	17d	1	1.23mi
400 N Federal Hwy Unit N304 Boynton Beach, FL	1.0	1.0	640	$2,400	$3.75	25d	1	1.32mi
6520 N Ocean Blvd Ocean Ridge, FL	1.0–2.0	1.0	776	$2,400	$3.09	13d	1	1.34mi
6520 N Ocean Blvd Apt 3 Ocean Ridge, FL	1.0	1.0	702	$3,500	$4.99	25d	1	1.34mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	13d	3	1.48mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	21d	3	1.48mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-09
   days on market $135,000 Active 68 DOM
2. 2026-06-08
   days on market $135,000 Active 67 DOM
3. 2026-06-07
   days on market $135,000 Active 66 DOM
4. 2026-06-04
   days on market $135,000 Active 63 DOM
5. 2026-06-03
   days on market $135,000 Active 62 DOM
6. 2026-06-02
   days on market $135,000 Active 61 DOM
7. 2026-06-01
   days on market $135,000 Active 60 DOM
8. 2026-05-31
   days on market $135,000 Active 59 DOM
9. 2026-05-22
   listed $1,599
10. 2026-05-06
    price $135,000
11. 2026-04-23
    price $139,900
12. 2026-04-02
    listed $150,000 Active
13. 2008-09-30
    historical
14. 2007-08-17
    listed $77,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,398
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − HOA: −$5,100
• − Depreciation: −$3,927
• Taxable loss: −$475
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $1,513/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready condo is tastefully remodeled with new flooring, appliances, and a fully renovated bathroom. It offers a modern and comfortable living space with community amenities and a desirable location.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can improve curb appeal and value
• Both Upgrading window treatments — Can improve energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Upgrading window treatments — Can improve energy efficiency and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-97.9% since first listed

6 events — show timeline

• 2026-05-22 Listed for Rent $1,599 RMLSFL
• 2026-05-06 Price Changed $135,000 Beaches MLS
• 2026-04-23 Price Changed $139,900 Beaches MLS
• 2026-04-02 Listed $150,000 Beaches MLS
• 2008-09-30 Listing Removed — Beaches MLS
• 2007-08-17 Listed $77,500 Beaches MLS