2152 NE 1st Way #205 · Boynton Beach, FL 33435

$75,000

1 bd · 1.5 ba · 744 sqft · Condo public records · 328 Days on market

Built 1971 $597/mo HOA · 35% 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 +25.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 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

HANDYMAN SPECIAL. OVER 55.NEWISH A/C AND WATER HEATER. MUST OWN FOR 1 YEAR TO RENT. 7X8 SCREENED PORCH

Key facts

• $597 HOA
• Community pool
• Built 1971

Property features AI

Finance

• HOA & community: Community amenities: clubhouse, fitness center, pool, community room, pickleball court(s); Monthly association fee (HOA) of $597; HOA covers insurance, grounds maintenance, sewer, trash, water, common areas and recreation facility; Senior community; Pets allowed (pet restrictions possible)

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Condominium; Two-story building; Faces southeast; Resale property
• Construction: CBS construction
• Exterior features: Entry-level living area; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet
• Bathrooms: One full bath; One half bath
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Built-in features
• Laundry & utility: Laundry closet with washer hookup (inside)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 rising (+3.6%/yr); 536 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask is 5072% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $41k; list at $75k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 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 1971 — 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: 2.25% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 3.7

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-32
• Equity at exit: $11,183

10-year hold

• IRR: 11.2%
• Equity multiple: 1.95×
• Total profit: $19,905
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$393
• Tax from tax record: −$148 /mo · $1,771/yr
• Insurance: −$31
• HOA: −$597
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $166

Break-even live

Break-even rent $1,480

Max offer price $75,000

Occupancy floor 85%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	24d	1	0.13mi
408 NW 13th Ave Unit 2 Boynton Beach, FL	1.0	1.0	400	$1,375	$3.44	24d	1	0.72mi
430 NW 12th Ave Unit A Boynton Beach, FL	1.0	1.0	500	$2,195	$4.39	24d	1	0.79mi
977 Miner Rd Lantana, FL	1.0	1.0	500	$1,995	$3.99	24d	1	0.79mi
977 Miner Rd Unit 9 Hypoluxo, FL	1.0	1.0	500	$1,995	$3.99	1d	1	0.82mi
7871 Terrace Rd Unit A Lantana, FL	1.0	1.0	470	$1,500	$3.19	24d	1	0.92mi
7871 Terrace Rd Unit B Lantana, FL	1.0	1.0	470	$1,600	$3.40	7d	1	0.92mi
7871 Terrace Rd Unit B Lantana, FL	1.0	1.0	470	$1,600	$3.40	15d	1	0.92mi
656 Manor Dr Unit 3 Boynton Beach, FL	—	1.0	650	$1,600	$2.46	21d	1	0.92mi
717 NE 10th Ave Unit 6 Boynton Beach, FL	1.0	1.0	700	$1,600	$2.29	7d	1	1.01mi
615 NE 7th Ave Boynton Beach, FL	1.0	1.0	698	$1,699	$2.43	17d	1	1.09mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	24d	1	1.09mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	2d	1	1.09mi
22 S Loafing St Hypoluxo, FL	2.0	1.0	696	$1,300	$1.87	24d	1	1.09mi
518 NE 4th St Unit A Boynton Beach, FL	1.0	1.0	500	$1,700	$3.40	15d	1	1.22mi
689 NE 6th Ct #404 Boynton Beach, FL	1.0	1.0	703	$2,000	$2.84	24d	1	1.23mi
689 NE 6th Ct #4070 Boynton Beach, FL	1.0	1.0	703	$1,900	$2.70	17d	1	1.23mi
400 N Federal Hwy Unit N304 Boynton Beach, FL	1.0	1.0	640	$2,400	$3.75	24d	1	1.33mi
115 SW 1st Ave Boynton Beach, FL	1.0–2.0	1.0–2.0	804	$1,875	$2.33	14d	2	1.48mi

HOA detail condo

• Monthly dues: $597 · $7,164/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $75,000 Active 328 DOM
2. 2026-06-17
   days on market $75,000 Active 327 DOM
3. 2026-06-16
   days on market $75,000 Active 326 DOM
4. 2026-06-15
   days on market $75,000 Active 325 DOM
5. 2026-06-13
   days on market $75,000 Active 323 DOM
6. 2026-06-09
   days on market $75,000 Active 319 DOM
7. 2026-06-07
   days on market $75,000 Active 317 DOM
8. 2026-06-04
   days on market $75,000 Active 314 DOM
9. 2026-06-03
   days on market $75,000 Active 313 DOM
10. 2026-06-01
    days on market $75,000 Active 311 DOM
11. 2026-05-31
    days on market $75,000 Active 310 DOM
12. 2026-04-21
    historical $1,450
13. 2026-04-20
    price $75,000
14. 2026-04-09
    listed $1,450
15. 2026-04-09
    historical $1,450
16. 2026-03-12
    price $75,900
17. 2025-10-21
    listed $1,450
18. 2025-08-19
    price $89,900
19. 2025-07-25
    listed $105,000 Active
20. 2025-07-23
    historical $105,000
21. 2003-09-24
    soldstatus $41,000
22. 2003-07-03
    soldstatus $19,000
23. 2003-03-21
    soldstatus $19,000 102-char remark

    Show marketing remark (102 chars)

    HANDYMAN SPECIAL. OVER 55.NEWISH A/C AND WATER HEATER. MUST OWN FOR 1 YEAR TO RENT. 7X8 SCREENED PORCH

24. 2003-02-17
    historical 102-char remark

    Show marketing remark (102 chars)

    HANDYMAN SPECIAL. OVER 55.NEWISH A/C AND WATER HEATER. MUST OWN FOR 1 YEAR TO RENT. 7X8 SCREENED PORCH

25. 2003-01-29
    listed $24,900 102-char remark

    Show marketing remark (102 chars)

    HANDYMAN SPECIAL. OVER 55.NEWISH A/C AND WATER HEATER. MUST OWN FOR 1 YEAR TO RENT. 7X8 SCREENED PORCH

ⓘ 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: $1,771 · $148/mo
• Projected year-2 tax: $1,771 · $148/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 · 27 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: $20,287
• − Mortgage interest: −$4,201
• − Property taxes: −$1,771
• − Insurance: −$375
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − HOA: −$7,164
• − Depreciation: −$2,182
• Taxable income: $1,348
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $1,674/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

-94.2% since first listed

14 events — show timeline

• 2026-04-21 Rental Removed $1,450 RMLSFL
• 2026-04-20 Price Changed $75,000 Beaches MLS
• 2026-04-09 Listed for Rent $1,450 RMLSFL
• 2026-04-09 Rental Removed $1,450 GFLMLS
• 2026-03-12 Price Changed $75,900 Beaches MLS
• 2025-10-21 Listed for Rent $1,450 GFLMLS
• 2025-08-19 Price Changed $89,900 Beaches MLS
• 2025-07-25 Listed $105,000 Beaches MLS
• 2025-07-23 Coming Soon $105,000 Beaches MLS
• 2003-09-24 Sold (Public Records) $41,000 Public Records
• 2003-07-03 Sold (Public Records) $19,000 Public Records
• 2003-03-21 Sold (MLS) $19,000 Beaches MLS
• 2003-02-17 Listing Removed — Beaches MLS
• 2003-01-29 Listed $24,900 Beaches MLS

Property tax history

+7.8%/yr

Latest (2025): $1,771 · -1.6% YoY. Source: county tax records.