2303 N Congress Ave #27 · Boynton Beach, FL 33426

$168,000

1 bd · 1.0 ba · 758 sqft · Condo public records · 5 Days on market

Built 1987 $470/mo HOA · 23% of rent ↓ 11% since listing

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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 +10.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 2-bed, 1-bath condo in Boynton Landings featuring a split-bedroom layout, ceramic tile flooring, bright living and dining area, and peaceful lake views. Located on the second floor, this home includes a full-size washer and dryer, refrigerator, microwave, electric range, ample storage, assigned parking, and guest parking. Community amenities include a clubhouse, fitness center, and well-kept grounds. Conveniently located near major highways, shopping, dining, entertainment, and South Florida beaches. Also available for rent.

Key facts

• Guest parking
• Split-bedroom layout
• Assigned parking

Tags

• SPLIT-BEDROOM LAYOUT
• CERAMIC TILE FLOORING
• BRIGHT LIVING AND DINING AREA
• FULL-SIZE WASHER AND DRYER
• ASSIGNED PARKING
• GUEST PARKING

Property features AI

Finance

• Financial info: Lease considered; Pets allowed
• HOA & community: Monthly association fee; Association fee covers amenities, pools, recreation facilities, roof, and security; Community amenities include basketball court, clubhouse, and fitness center

Exterior

• Parking: Detached 1-car garage; One covered parking space
• Security: Key card entry
• Utilities: Electric water heater
• Home design: 3 stories; Entry on level 2
• Construction: Frame and stucco construction; Year built unknown
• Exterior features: Storm/security shutters; Has a view; Property is attached

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning (electric)
• Interior features: Bedroom on main level; Second floor entry; Living/dining room; Ceramic tile flooring
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $-74 ($-893/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (7.8% below list).
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $155k (7.8% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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 15d 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 ($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 $1k of loan paydown is wiped out by about $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,855 (7.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 7.0

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: -22.6%
• Equity multiple: 0.24×
• Total profit: $-35,730
• Equity at exit: $25,049

10-year hold

• IRR: -26.6%
• Equity multiple: -0.11×
• Total profit: $-52,002
• Equity at exit: $14,526

Cash invested: $47,040 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$881
• Tax from tax record: −$243 /mo · $2,919/yr
• Insurance: −$70
• HOA: −$470
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-74

Break-even live

Break-even rent $2,107

Max offer price $154,855

Occupancy floor 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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2303 N Congress Ave #15 Boynton Beach, FL	2.0	1.0	925	$1,950	$2.11	24d	1	0.01mi
2307 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$1,700	$1.88	3d	1	0.04mi
2301 N Congress Ave #25 Boynton Beach, FL	2.0	1.0	758	$2,000	$2.64	24d	1	0.05mi
4101 Mahogany Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	950	$1,584	$1.67	3d	11	0.07mi
2313 N Congress Ave #18 Boynton Beach, FL	2.0	1.0	758	$1,950	$2.57	15d	1	0.08mi
2317 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$2,300	$2.55	5d	1	0.13mi
1831 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	975	$2,230	$2.29	5d	1	0.30mi
1831 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	840	$1,840	$2.19	15d	1	0.30mi
1831 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	975	$2,210	$2.27	24d	1	0.30mi
6 Via de Casas Sur #104 Boynton Beach, FL	2.0	2.0	996	$2,195	$2.20	24d	1	0.37mi
220 Savannah Lakes Dr Boynton Beach, FL	2.0	2.0	1098	$2,365	$2.15	3d	1	0.38mi
1605 Renaissance Commons Blvd Boynton Beach, FL	1.0–3.0	1.0–2.0	1148	$1,951	$1.70	2d	12	0.40mi
1690 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	1074	$2,275	$2.12	19d	3	0.42mi
1690 Renaissance Commons Blvd Boynton Beach, FL	1.0–2.0	1.0–2.0	977	$1,975	$2.02	21d	3	0.42mi
1660 Renaissance Commons Blvd Boynton Beach, FL	1.0–2.0	1.0–2.0	932	$1,975	$2.12	17d	2	0.43mi
1660 Renaissance Commons Blvd #2329 Boynton Beach, FL	1.0	1.0	852	$1,975	$2.32	3d	1	0.44mi
1660 Renaissance Commons Blvd #2122 Boynton Beach, FL	2.0	2.0	1012	$2,450	$2.42	24d	1	0.44mi
1645 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	817	$2,114	$2.59	22d	1	0.44mi
15 Via de Casas Sur #204 Boynton Beach, FL	2.0	2.0	996	$2,400	$2.41	24d	1	0.45mi
1701 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	922	$2,629	$2.85	11d	1	0.45mi
1701 Renaissance Commons Blvd Boynton Beach, FL	1.0–2.0	1.0–2.0	846	$2,057	$2.43	2d	1	0.45mi
4408 Renaissance Way Unit 408 Boynton Beach, FL	2.0	2.0	1048	$2,350	$2.24	17d	1	0.46mi
4408 Renaissance Way Boynton Beach, FL	2.0	2.0	1048	$2,350	$2.24	12d	1	0.46mi
2407 Renaissance Way Boynton Beach, FL	1.0	1.0	744	$1,950	$2.62	8d	1	0.46mi
3308 Renaissance Way Boynton Beach, FL	2.0	2.0	1119	$2,300	$2.06	5d	1	0.46mi
2401 Renaissance Way Boynton Beach, FL	2.0	2.0	1048	$2,400	$2.29	24d	1	0.46mi
3500 Sandpiper Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	1147	$1,894	$1.65	22d	22	0.52mi
4 Renaissance Way #302 Boynton Beach, FL	1.0	1.0	747	$1,945	$2.60	11d	1	0.53mi
3 Renaissance Way #210 Boynton Beach, FL	1.0	1.0	912	$1,850	$2.03	5d	1	0.54mi
3930 Max Pl Boynton Beach, FL	1.0	1.0	925	$2,550	$2.76	22d	1	0.59mi
1100 Audace Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1063	$2,442	$2.30	2d	24	0.76mi
1000 Audace Ave Boynton Beach, FL	1.0	1.0	800	$2,180	$2.73	17d	1	0.77mi
1000 Audace Ave Boynton Beach, FL	1.0	1.0	800	$2,180	$2.73	22d	1	0.77mi
2700 Quantum Lakes Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1328	$1,800	$1.35	2d	164	0.82mi
600 Sealofts Dr Boynton Beach, FL	1.0	1.0	882	$2,476	$2.81	4d	1	1.10mi
600 Sealofts Dr Boynton Beach, FL	1.0	1.0	882	$2,360	$2.68	2d	1	1.10mi
600 Sealofts Dr Boynton Beach, FL	1.0–3.0	1.0–2.5	1217	$2,170	$1.78	1d	17	1.10mi
600 Sealofts Dr Boynton Beach, FL	2.0	2.0	1066	$2,716	$2.55	3d	1	1.10mi
8949 Oak St Boynton Beach, FL	2.0	2.0	1040	$1,300	$1.25	24d	1	1.14mi
3601 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	15d	1	1.20mi

HOA detail condo

• Monthly dues: $470 · $5,640/yr
• Likely covers: electriclandscapinggymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $168,000 Active 5 DOM
2. 2026-06-17
   days on market $168,000 Active 4 DOM
3. 2026-06-16
   days on market $168,000 Active 3 DOM
4. 2026-06-15
   days on market $168,000 Active 2 DOM
5. 2026-06-13
   remarks 553-char remark
6. 2026-06-13
   listed $168,000 Active 1 DOM

ⓘ 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: $2,919 · $243/mo
• Projected year-2 tax: $2,919 · $243/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 26 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: $24,149
• − Mortgage interest: −$9,411
• − Property taxes: −$2,919
• − Insurance: −$840
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − HOA: −$5,640
• − Depreciation: −$4,887
• Taxable loss: −$3,411
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $-74/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

-11.1% since first listed

26 events — show timeline

• 2026-06-13 Listed $168,000 MARMLS
• 2024-04-09 Listing Removed — MARMLS
• 2024-02-12 Listed $195,000 MARMLS
• 2024-01-05 Listing Removed — Beaches MLS
• 2023-11-09 Price Changed $210,000 Beaches MLS
• 2023-10-28 Price Changed $225,000 Beaches MLS
• 2023-08-29 Relisted — Beaches MLS
• 2023-08-28 Listing Removed — Beaches MLS
• 2023-08-28 Price Changed $235,000 Beaches MLS
• 2023-08-04 Price Changed $205,000 Beaches MLS
• 2023-07-28 Listed $220,000 Beaches MLS
• 2023-04-20 Sold (Public Records) $163,000 Public Records
• 2023-04-20 Sold (Public Records) $163,000 Public Records
• 2014-05-27 Listing Removed — Beaches MLS
• 2013-12-02 Listing Removed — Beaches MLS
• 2013-10-21 Sold (Public Records) $65,000 Public Records
• 2013-10-20 Pending — Beaches MLS
• 2013-10-15 Sold (MLS) $65,000 Beaches MLS
• 2013-09-13 Price Changed $73,900 Beaches MLS
• 2013-09-13 Listed $74,900 Beaches MLS
• 2009-01-01 Listing Removed — Beaches MLS
• 2008-01-02 Listed $139,900 Beaches MLS
• 2007-08-17 Listing Removed — Beaches MLS
• 2007-08-17 Listed $139,900 Beaches MLS
• 2007-06-29 Listed $142,000 Beaches MLS
• 2006-08-09 Listed $189,000 Beaches MLS

Property tax history

+8.9%/yr

Latest (2025): $2,919 · -9.3% YoY. Source: county tax records.