312 NE 17th Ave #202 · Boynton Beach, FL 33435

$112,700

1 bd · 1.5 ba · 1,022 sqft · Condo public records · 209 Days on market

Built 1968 $570/mo HOA · 29% 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 +22.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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

I welcome you to a lovely 1br/1.5br condo located in the 55+ Four Sea Suns Community in Boynton Beach. This second floor unit is efficiently laid out with stainless steel appliances and screening patio overlooking a beautiful garden. This community is known for its tranquility because of its location. Lots of amenities to choose from. Pool, workout, sauna, billiard, poker, card room, library and barbecue if needed. 3 minutes from I95 relatively close to shopping center. See it today.

Key facts

• Fitness center
• Lush garden
• Vacation retreat

Tags

• PRIVATE PATIO
• LUSH GARDEN
• WELL-APPOINTED CLUBHOUSE
• FITNESS CENTER
• MOVE-IN-READY
• VACATION RETREAT

Property features AI

Finance

• Other: Directions provided to property
• Financial info: Association amenities include laundry, pool, manager on site, and community room
• HOA & community: Monthly association fee of $570; HOA covers insurance and grounds maintenance; Pets allowed with possible restrictions and number limits; Community includes 98 units; Senior community

Exterior

• Parking: Assigned parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi-level / split plan; Faces north
• Construction: CBS construction
• Exterior features: Not waterfront; Condo community with on-site manager; Community pool; Community room

Interior

• Kitchen: Electric range; Microwave
• Bedrooms: One main-level bedroom
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No special interior features listed; Smoke detectors installed
• Laundry & utility: Electric water heater; Community laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $113k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 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); 536 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $779 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.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $95k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $99,176 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 1968 — 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: 1.74% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 4.8

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-5,109
• Equity at exit: $16,804

10-year hold

• IRR: 6.9%
• Equity multiple: 1.55×
• Total profit: $17,232
• Equity at exit: $9,744

Cash invested: $31,556 (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: 536
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$591
• Tax from tax record: −$163 /mo · $1,960/yr
• Insurance: −$47
• HOA: −$570
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $180

Break-even live

Break-even rent $1,736

Max offer price $112,700

Occupancy floor 86%

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: $28,175
• Closing costs: $3,381
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 NE 17th Ave #101 Boynton Beach, FL	2.0	1.5	1080	$1,500	$1.39	7d	1	0.03mi
311 NE 17th Ave #204 Boynton Beach, FL	2.0	2.0	1100	$1,650	$1.50	24d	1	0.03mi
306 Circle Dr S #104 Boynton Beach, FL	2.0	2.0	1150	$2,100	$1.83	5d	1	0.10mi
2122 NE 1st St Boynton Beach, FL	2.0	1.0	1362	$2,300	$1.69	12d	1	0.25mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	19d	1	0.26mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	3d	1	0.28mi
2008 S Federal Hwy Unit C207 Boynton Beach, FL	2.0	2.0	963	$2,000	$2.08	24d	1	0.32mi
640 Oak St Boynton Beach, FL	2.0	1.0	765	$2,690	$3.52	7d	1	0.36mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	15d	1	0.38mi
1632 N Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1098	$2,111	$1.92	1d	20	0.40mi
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	18d	1	0.40mi
24 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,050	$2.37	24d	1	0.41mi
1820 New Palm Way #201 Boynton Beach, FL	2.0	2.0	873	$3,500	$4.01	24d	1	0.46mi
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	18d	1	0.50mi
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	24d	1	0.51mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	24d	1	0.52mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	5d	1	0.53mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	15d	1	0.55mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	24d	1	0.56mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	24d	1	0.59mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	18d	2	0.59mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	24d	1	0.59mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	2d	1	0.60mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	24d	1	0.60mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	24d	1	0.61mi
2600 NE 1st Ln #418 Boynton Beach, FL	2.0	2.0	1182	$1,750	$1.48	24d	1	0.62mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	24d	1	0.63mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	11d	1	0.64mi
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,600	$1.87	17d	2	0.65mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	24d	1	0.67mi
717 NE 10th Ave Unit 6 Boynton Beach, FL	1.0	1.0	700	$1,600	$2.29	7d	1	0.70mi
8076 Ambach Way Hypoluxo, FL	2.0	2.0	1243	$2,200	$1.77	24d	1	0.75mi
314 Waterside Dr Hypoluxo, FL	2.0	2.5	1128	$1,850	$1.64	24d	1	0.78mi
368 Waterside Dr Hypoluxo, FL	2.0	2.5	1152	$2,500	$2.17	24d	1	0.78mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	24d	1	0.78mi
369 Waterside Dr Hypoluxo, FL	2.0	2.5	1128	$2,250	$1.99	24d	1	0.78mi
519 Martin Luther King Junior Blvd Unit B Boynton Beach, FL	2.0	1.0	800	$1,950	$2.44	24d	1	0.85mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	24d	1	0.86mi
8200 Lakeshore Dr Unit 507 Hypoluxo, FL	2.0	2.0	1408	$2,800	$1.99	15d	1	0.87mi
518 NW 10th Ave Boynton Beach, FL	2.0	2.0	1248	$1,600	$1.28	7d	1	0.87mi

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-05-31
   days on market $112,700 Active 209 DOM
2. 2026-04-06
   price $112,700
3. 2026-02-19
   price $112,999
4. 2026-02-02
   price $113,200
5. 2026-01-22
   price $113,500
6. 2026-01-08
   price $114,500
7. 2025-11-02
   listed $115,000 Active
8. 2025-10-31
   historical
9. 2025-10-29
   price $119,000
10. 2025-10-01
    price $124,900
11. 2025-09-25
    price $129,900
12. 2025-06-23
    price $137,000
13. 2025-05-27
    listed $139,000 Active
14. 2025-05-23
    historical
15. 2024-05-13
    soldstatus $95,000
16. 2024-05-06
    soldstatus $95,000 Closed 488-char remark

    Show marketing remark (488 chars)

    I welcome you to a lovely 1br/1.5br condo located in the 55+ Four Sea Suns Community in Boynton Beach. This second floor unit is efficiently laid out with stainless steel appliances and screening patio overlooking a beautiful garden. This community is known for its tranquility because of its location. Lots of amenities to choose from. Pool, workout, sauna, billiard, poker, card room, library and barbecue if needed. 3 minutes from I95 relatively close to shopping center. See it today.

17. 2024-04-12
    status Pending 488-char remark

    Show marketing remark (488 chars)

    I welcome you to a lovely 1br/1.5br condo located in the 55+ Four Sea Suns Community in Boynton Beach. This second floor unit is efficiently laid out with stainless steel appliances and screening patio overlooking a beautiful garden. This community is known for its tranquility because of its location. Lots of amenities to choose from. Pool, workout, sauna, billiard, poker, card room, library and barbecue if needed. 3 minutes from I95 relatively close to shopping center. See it today.

18. 2024-03-31
    listed $100,000 Active 488-char remark

    Show marketing remark (488 chars)

    I welcome you to a lovely 1br/1.5br condo located in the 55+ Four Sea Suns Community in Boynton Beach. This second floor unit is efficiently laid out with stainless steel appliances and screening patio overlooking a beautiful garden. This community is known for its tranquility because of its location. Lots of amenities to choose from. Pool, workout, sauna, billiard, poker, card room, library and barbecue if needed. 3 minutes from I95 relatively close to shopping center. See it today.

19. 2017-06-07
    soldstatus $45,000
20. 2017-05-30
    soldstatus $45,000 Closed
21. 2017-05-01
    historical Contingent
22. 2017-02-16
    price $47,800
23. 2017-01-14
    listed $47,900 Active
24. 1988-10-05
    soldstatus $25,000

ⓘ 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: $1,960 · $163/mo
• Projected year-2 tax: $1,960 · $163/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 ≥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: $23,569
• − Mortgage interest: −$6,313
• − Property taxes: −$1,960
• − Insurance: −$564
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − HOA: −$6,840
• − Depreciation: −$3,279
• Taxable income: $843
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $1,962/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

+350.8% since first listed

23 events — show timeline

• 2026-04-06 Price Changed $112,700 Beaches MLS
• 2026-02-19 Price Changed $112,999 Beaches MLS
• 2026-02-02 Price Changed $113,200 Beaches MLS
• 2026-01-22 Price Changed $113,500 Beaches MLS
• 2026-01-08 Price Changed $114,500 Beaches MLS
• 2025-11-02 Listed $115,000 Beaches MLS
• 2025-10-31 Listing Removed — Beaches MLS
• 2025-10-29 Price Changed $119,000 Beaches MLS
• 2025-10-01 Price Changed $124,900 Beaches MLS
• 2025-09-25 Price Changed $129,900 Beaches MLS
• 2025-06-23 Price Changed $137,000 Beaches MLS
• 2025-05-27 Listed $139,000 Beaches MLS
• 2025-05-23 Coming Soon — Beaches MLS
• 2024-05-13 Sold (Public Records) $95,000 Public Records
• 2024-05-06 Sold (MLS) $95,000 MARMLS
• 2024-04-12 Pending — MARMLS
• 2024-03-31 Listed $100,000 MARMLS
• 2017-06-07 Sold (Public Records) $45,000 Public Records
• 2017-05-30 Sold (MLS) $45,000 Beaches MLS
• 2017-05-01 Contingent — Beaches MLS
• 2017-02-16 Price Changed $47,800 Beaches MLS
• 2017-01-14 Listed $47,900 Beaches MLS
• 1988-10-05 Sold (Public Records) $25,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,960 · +121.1% YoY. Source: county tax records.