3 Crossings Cir Unit B · Boynton Beach, FL 33435

$145,000

1 bd · 1.0 ba · 722 sqft · Condo public records · 58 Days on market

Built 1984 $380/mo HOA · 22% 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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• 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

This very rare to fined 1/1 unit is newly remodeled and very well kept. Spacious and bright and very private. Minutes from the beach, shopping and dinning. Investers special.

Key facts

• Desirable location
• $380 HOA
• Parking

Tags

• PRIVATE OUTDOOR SPACE
• OPEN LIVING AND DINING AREA
• WELL-APPOINTED KITCHEN
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Pets allowed (restrictions possible)
• Financial info: Land is not leased
• HOA & community: HOA with monthly fee; HOA amenities include pool, playground, tennis courts, and community room; HOA fee covers insurance, grounds maintenance, sewer, trash, water, common areas, reserve funds, and roof repairs

Exterior

• Parking: One assigned parking space
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium, one story; Entry at level 1; Faces southeast; Resale condition
• Construction: Stucco and CBS construction; Flat and rolled/hot mop roof; Slab foundation; Building name: 3 Crossings Circle B
• Exterior features: Open patio; Patio; Back yard fencing

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: No special interior features listed
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-23 ($-282/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (2.9% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• 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.
• 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; 19 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 $1k 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 58 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $105k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (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 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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 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: 1.21% ✓
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 6.9

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-23,584
• Equity at exit: $21,620

10-year hold

• IRR: -6.1%
• Equity multiple: 0.59×
• Total profit: $-16,636
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$760
• Tax from tax record: −$205 /mo · $2,455/yr
• Insurance: −$60
• HOA: −$380
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-23

Break-even live

Break-even rent $1,779

Max offer price $140,851

Occupancy floor 96%

Sensitivity live

Price	-10% $59	-5% $18	+0% $-23	+5% $-65	+10% $-106
Rent	-10% $-162	-5% $-93	+0% $-23	+5% $46	+10% $115
Rate	-1.0pp $50	-0.5pp $13	base $-23	+0.5pp $-61	+1.0pp $-99

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
977 Miner Rd Lantana, FL	1.0	1.0	500	$1,995	$3.99	26d	1	0.26mi
977 Miner Rd Unit 9 Hypoluxo, FL	1.0	1.0	500	$1,995	$3.99	1d	1	0.29mi
977 Miner Rd Unit 9 Hypoluxo, FL	1.0	1.0	500	$1,995	$3.99	3d	1	0.29mi
7871 Terrace Rd Unit B Lantana, FL	1.0	1.0	470	$1,600	$3.40	9d	1	0.38mi
7871 Terrace Rd Unit B Lantana, FL	1.0	1.0	470	$1,600	$3.40	17d	1	0.38mi
7871 Terrace Rd Unit A Lantana, FL	1.0	1.0	470	$1,500	$3.19	26d	1	0.38mi
2213 NE 1st Ct #103 Boynton Beach, FL	1.0	1.5	624	$1,350	$2.16	26d	1	0.49mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	26d	1	0.50mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	4d	1	0.50mi
22 S Loafing St Hypoluxo, FL	2.0	1.0	696	$1,300	$1.87	26d	1	0.50mi
656 Manor Dr Unit 3 Boynton Beach, FL	—	1.0	650	$1,600	$2.46	23d	1	1.17mi
717 NE 10th Ave Unit 6 Boynton Beach, FL	1.0	1.0	700	$1,600	$2.29	9d	1	1.23mi
408 NW 13th Ave Unit 2 Boynton Beach, FL	1.0	1.0	400	$1,375	$3.44	26d	1	1.28mi
430 NW 12th Ave Unit A Boynton Beach, FL	1.0	1.0	500	$2,195	$4.39	26d	1	1.35mi
615 NE 7th Ave Boynton Beach, FL	1.0	1.0	698	$1,699	$2.43	19d	1	1.40mi
1200 S Broadway Lantana, FL	1.0	1.0	642	$1,525	$2.38	9d	1	1.41mi
1100 S Broadway Lantana, FL	1.0	1.0	650	$1,650	$2.54	20d	1	1.46mi
689 NE 6th Ct #404 Boynton Beach, FL	1.0	1.0	703	$2,000	$2.84	26d	1	1.47mi
689 NE 6th Ct #4070 Boynton Beach, FL	1.0	1.0	703	$1,900	$2.70	19d	1	1.48mi

HOA detail condo

• Monthly dues: $380 · $4,560/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-21
   days on market $145,000 Active 58 DOM
2. 2026-06-18
   days on market $145,000 Active 55 DOM
3. 2026-06-17
   days on market $145,000 Active 54 DOM
4. 2026-06-16
   days on market $145,000 Active 53 DOM
5. 2026-06-15
   days on market $145,000 Active 52 DOM
6. 2026-06-13
   days on market $145,000 Active 50 DOM
7. 2026-06-09
   days on market $145,000 Active 46 DOM
8. 2026-06-08
   days on market $145,000 Active 45 DOM
9. 2026-06-07
   days on market $145,000 Active 44 DOM
10. 2026-06-04
    days on market $145,000 Active 41 DOM
11. 2026-06-03
    days on market $145,000 Active 40 DOM
12. 2026-06-02
    days on market $145,000 Active 39 DOM
13. 2026-06-01
    days on market $145,000 Active 38 DOM
14. 2026-05-31
    days on market $145,000 Active 37 DOM
15. 2026-04-24
    listed $145,000 Active
16. 2021-06-01
    soldstatus $105,000
17. 2021-05-26
    soldstatus $105,000 Closed 175-char remark

    Show marketing remark (175 chars)

    This very rare to fined 1/1 unit is newly remodeled and very well kept. Spacious and bright and very private. Minutes from the beach, shopping and dinning. Investers special.

18. 2021-05-13
    status Pending 175-char remark

    Show marketing remark (175 chars)

    This very rare to fined 1/1 unit is newly remodeled and very well kept. Spacious and bright and very private. Minutes from the beach, shopping and dinning. Investers special.

19. 2021-04-12
    historical Active Under Contract 175-char remark

    Show marketing remark (175 chars)

    This very rare to fined 1/1 unit is newly remodeled and very well kept. Spacious and bright and very private. Minutes from the beach, shopping and dinning. Investers special.

20. 2021-04-06
    price $100,000 175-char remark

    Show marketing remark (175 chars)

    This very rare to fined 1/1 unit is newly remodeled and very well kept. Spacious and bright and very private. Minutes from the beach, shopping and dinning. Investers special.

21. 2021-04-06
    status Active 175-char remark

    Show marketing remark (175 chars)

    This very rare to fined 1/1 unit is newly remodeled and very well kept. Spacious and bright and very private. Minutes from the beach, shopping and dinning. Investers special.

22. 2021-03-25
    historical Active Under Contract 175-char remark

    Show marketing remark (175 chars)

    This very rare to fined 1/1 unit is newly remodeled and very well kept. Spacious and bright and very private. Minutes from the beach, shopping and dinning. Investers special.

23. 2021-03-19
    listed $95,000 Active 175-char remark

    Show marketing remark (175 chars)

    This very rare to fined 1/1 unit is newly remodeled and very well kept. Spacious and bright and very private. Minutes from the beach, shopping and dinning. Investers special.

24. 2020-08-03
    historical
25. 2020-07-22
    status Active
26. 2020-06-22
    historical
27. 2020-03-24
    status Active
28. 2020-03-23
    historical Active Under Contract
29. 2020-03-04
    listed $85,000 Active
30. 2019-06-03
    soldstatus $52,000
31. 2014-10-13
    historical
32. 2007-02-17
    listed $110,000
33. 2007-02-17
    historical
34. 2006-03-06
    listed $139,000
35. 1984-01-01
    soldstatus $39,900

ⓘ 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: $2,455 · $205/mo
• Projected year-2 tax: $2,455 · $205/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 10/10 Extreme 7 d/yr ≥104°F today · 27 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: $20,991
• − Mortgage interest: −$8,122
• − Property taxes: −$2,455
• − Insurance: −$725
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − HOA: −$4,560
• − Depreciation: −$4,218
• Taxable loss: −$2,448
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $306/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

+263.4% since first listed

21 events — show timeline

• 2026-04-24 Listed $145,000 Beaches MLS
• 2021-06-01 Sold (Public Records) $105,000 Public Records
• 2021-05-26 Sold (MLS) $105,000 Beaches MLS
• 2021-05-13 Pending — Beaches MLS
• 2021-04-12 Contingent — Beaches MLS
• 2021-04-06 Price Changed $100,000 Beaches MLS
• 2021-04-06 Relisted — Beaches MLS
• 2021-03-25 Contingent — Beaches MLS
• 2021-03-19 Listed $95,000 Beaches MLS
• 2020-08-03 Listing Removed — Beaches MLS
• 2020-07-22 Relisted — Beaches MLS
• 2020-06-22 Listing Removed — Beaches MLS
• 2020-03-24 Relisted — Beaches MLS
• 2020-03-23 Contingent — Beaches MLS
• 2020-03-04 Listed $85,000 Beaches MLS
• 2019-06-03 Sold (Public Records) $52,000 Public Records
• 2014-10-13 Listing Removed — Beaches MLS
• 2007-02-17 Listing Removed — Beaches MLS
• 2007-02-17 Listed $110,000 Beaches MLS
• 2006-03-06 Listed $139,000 Beaches MLS
• 1984-01-01 Sold (Public Records) $39,900 Public Records

Property tax history

+10.1%/yr

Latest (2025): $2,455 · +6.0% YoY. Source: county tax records.