230 NE 26th Ave #2160 · Boynton Beach, FL 33435

$136,250

1 bd · 1.5 ba · 874 sqft · Condo public records · 76 Days on market

Built 1979 $476/mo HOA · 25% 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 +23.2/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

COME SEE THIS STUNNING, PROFESSIONALLY UPDATED 1 BEDROOM/1.5 BATH W/ IMPACT HURRICANE WINDOWS (w/ permit), PARTIALLY OPEN KITCHEN, QUARTZ COUNTER, WHITE SHAKER KITCHEN CABINETS, NEW APPLIANCES INCLUDING REFRIGERATOR, MICROWAVE, ELECTRIC STOVE & DISHWASHER. UPDATED BATHROOMS W/ NEW VANITIES, LIGHTS & MIRRORS. * GE ELECTRIC PANEL, A/C 2022, WATER HEATER 2021 * MODERN LAMINATED VINYL FLOORS, LARGE MASTER BEDROOM. UNIT LOCATED ON SECOND FLOOR VERY CLOSED TO THE ELEVATOR. VILLAGE ROYALE GREEN 55+ COMMUNITY, LOCATED JUST 5 MINS FROM THE BEACH, OFFERS 2 CLUBHOUSES, 2 POOLS W/ SPA, THEATRE, GYM, PICKLEBALL COURTS, BOCCE & MORE * HOA INCLUDES CABLE, INTERNET, WATER, BUILDING INS

Key facts

• Quartz counter
• New appliances
• Updated bathrooms

Tags

• IMPACT HURRICANE WINDOWS
• PARTIALLY OPEN KITCHEN
• QUARTZ COUNTER
• WHITE SHAKER KITCHEN CABINETS
• NEW APPLIANCES
• UPDATED BATHROOMS

Property features AI

Finance

• Other: Senior community
• Financial info: Not a land-lease property; Pets allowed with possible size limits and restrictions
• HOA & community: Monthly association fee; Association management by JMA Community Management; Association amenities include clubhouse, elevators, fitness center, laundry, management, picnic area, pool, spa/hot tub, tennis courts, workshop area, manager on site, internet included, library, maintained community, sidewalks, maintenance, recreation facilities; Association fee includes cable TV, insurance, internet, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, reserve funds, recreation facility, and pool service

Exterior

• Parking: Assigned parking (1 space); No carport
• Security: Building security; Closed-circuit cameras; Fire alarm; Fire sprinkler system; Smoke detectors; Security lights; Secure elevator; Gated community (no guard)
• Utilities: Public water; Public sewer; Electricity connected (220 volts in kitchen); Cable connected; Water connected
• Home design: Condominium; One level; East-facing; Updated/remodeled; Accessible common areas
• Construction: Built with block, brick and concrete (CBS) and finished with stucco; Concrete perimeter foundation; Other roof type; 4-story building; Building name: Village Royale on the Green
• Exterior features: Wrap-around porch; Porch; In-ground heated spa

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater (owned)
• Bedrooms: One main-level bedroom
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Kitchen island; Walk-in closet(s); ENERGY STAR qualified windows; Storm windows
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $136k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $128k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 34% 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 $942 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 76 days — a 6% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $136k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $128,075 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1979 — 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: 1.43% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 5.8

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-4,881
• Equity at exit: $20,315

10-year hold

• IRR: 7.4%
• Equity multiple: 1.58×
• Total profit: $22,176
• Equity at exit: $11,780

Cash invested: $38,150 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$715
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$57
• HOA: −$476
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $246

Break-even live

Break-even rent $1,630

Max offer price $136,250

Occupancy floor 82%

Sensitivity live

Price	-10% $324	-5% $285	+0% $246	+5% $208	+10% $169
Rent	-10% $93	-5% $170	+0% $246	+5% $323	+10% $400
Rate	-1.0pp $315	-0.5pp $281	base $246	+0.5pp $211	+1.0pp $175

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: $34,062
• Closing costs: $4,088
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,600	$1.87	18d	2	0.02mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	11d	1	0.03mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	25d	1	0.06mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	19d	2	0.08mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	25d	1	0.08mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	25d	1	0.12mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	15d	1	0.18mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	25d	1	0.18mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	25d	1	0.20mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	3d	1	0.20mi
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	19d	1	0.24mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	5d	1	0.24mi
2213 NE 1st Ct #103 Boynton Beach, FL	1.0	1.5	624	$1,350	$2.16	25d	1	0.29mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	25d	1	0.46mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	25d	1	0.47mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	25d	1	0.48mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	20d	1	0.48mi
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	19d	1	0.49mi
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	25d	1	0.50mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	25d	1	0.51mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	25d	1	0.51mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	15d	1	0.54mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	3d	1	0.57mi
24 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,050	$2.37	25d	1	0.59mi
311 NE 17th Ave #204 Boynton Beach, FL	2.0	2.0	1100	$1,650	$1.50	25d	1	0.66mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	2d	1	0.68mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	2d	1	0.68mi
410 NE 17th Ave #101 Boynton Beach, FL	2.0	1.5	1080	$1,500	$1.39	8d	1	0.69mi
101 Country Ln Boynton Beach, FL	1.0	1.0	1012	$1,500	$1.48	0d	1	0.71mi
3601 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	15d	1	0.76mi
2008 S Federal Hwy Unit C207 Boynton Beach, FL	2.0	2.0	963	$2,000	$2.08	25d	1	0.76mi
3605 High Ridge Rd Unit 204 Boynton Beach, FL	1.0	1.0	833	$1,900	$2.28	18d	1	0.77mi
3617 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	4d	1	0.79mi
640 Oak St Boynton Beach, FL	2.0	1.0	765	$2,690	$3.52	8d	1	0.85mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	25d	1	0.85mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	3d	1	0.85mi
22 S Loafing St Hypoluxo, FL	2.0	1.0	696	$1,300	$1.87	25d	1	0.85mi
65 Relaxed Cir Hypoluxo, FL	2.0	2.0	828	$2,000	$2.42	8d	1	0.92mi
1000 Scotia Dr #605 Hypoluxo, FL	2.0	1.0	901	$2,190	$2.43	8d	1	0.92mi
1820 New Palm Way #201 Boynton Beach, FL	2.0	2.0	873	$3,500	$4.01	25d	1	0.94mi

HOA detail condo

• Monthly dues: $476 · $5,712/yr
• Likely covers: waterelectricinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $136,250 Active 76 DOM
2. 2026-06-17
   days on market $136,250 Active 75 DOM
3. 2026-06-16
   days on market $136,250 Active 74 DOM
4. 2026-06-15
   days on market $136,250 Active 73 DOM
5. 2026-06-13
   days on market $136,250 Active 71 DOM
6. 2026-06-09
   days on market $136,250 Active 67 DOM
7. 2026-06-08
   days on market $136,250 Active 66 DOM
8. 2026-06-07
   days on market $136,250 Active 65 DOM
9. 2026-06-04
   days on market $136,250 Active 62 DOM
10. 2026-06-03
    days on market $136,250 Active 61 DOM
11. 2026-06-02
    days on market $136,250 Active 60 DOM
12. 2026-06-01
    days on market $136,250 Active 59 DOM
13. 2026-05-31
    days on market $136,250 Active 58 DOM
14. 2026-05-08
    price $136,250
15. 2026-04-29
    price $136,500
16. 2026-04-22
    price $137,500
17. 2026-04-17
    price $139,500
18. 2026-04-17
    price $139,900
19. 2026-04-13
    price $144,900
20. 2026-04-03
    listed $149,900 Active
21. 2025-07-21
    soldstatus $60,000
22. 2015-09-17
    soldstatus $40,000
23. 2005-06-27
    soldstatus $61,000
24. 1987-09-01
    soldstatus $22,300

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $1,131 · $94/mo
• Expected delta: +$644/yr (+$54/mo · 132.1%)

ⓘ 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 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,306
• − Mortgage interest: −$7,632
• − Property taxes: −$487
• − Insurance: −$681
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − HOA: −$5,712
• − Depreciation: −$3,964
• Taxable income: $1,101
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,693/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

+511.0% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $136,250 Beaches MLS
• 2026-04-29 Price Changed $136,500 Beaches MLS
• 2026-04-22 Price Changed $137,500 Beaches MLS
• 2026-04-17 Price Changed $139,500 Beaches MLS
• 2026-04-17 Price Changed $139,900 Beaches MLS
• 2026-04-13 Price Changed $144,900 Beaches MLS
• 2026-04-03 Listed $149,900 Beaches MLS
• 2025-07-21 Sold (Public Records) $60,000 Public Records
• 2015-09-17 Sold (Public Records) $40,000 Public Records
• 2005-06-27 Sold (Public Records) $61,000 Public Records
• 1987-09-01 Sold (Public Records) $22,300 Public Records

Property tax history

-1.7%/yr

Latest (2025): $487 · +5.9% YoY. Source: county tax records.