680 Horizons W #110 · Boynton Beach, FL 33435

$98,000

1 bd · 1.0 ba · 642 sqft · Condo public records · 470 Days on market

Built 1966 $578/mo HOA · 30% of rent

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Why this score? — see what drove the B- 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 +25.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• 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

MOTIVATED SELLER! BRING ALL OFFERS! Close upon COA approval! Updated condo features full Accordion shutters, 2025 A/C, NEW electric panel & open floor plan. Spacious kitchen w/ island, pull-out shelves, above-cabinet lighting & large pantry/closet. Bedroom offers wall-to-wall closet, walk-in shower & access to tiled patio w/ roll-down shutters. Extra storage near mailbox. Enjoy the 2025-renovated clubhouse w/ library, billiards, card rm, auditorium, fitness center, pool, bocce, shuffleboard, pickleball & putt-putt! Washer/dryer permitted. Sterling Village is a gated HOPA comm w/ private access to the scenic Intracoastal path leading to Two Georges & Banana Boat

Key facts

• $578 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: HOA: Sterling Village; Monthly HOA fee of 578; HOA covers cable TV, insurance, grounds maintenance, security, sewer, water and common areas; Community amenities include: clubhouse, pool, fitness center, laundry, manager on site, parking, storage, billiard room, bocce ball, pickleball courts, shuffleboard court, putting green, park, picnic area, library, internet included

Exterior

• Parking: Assigned parking; Guest parking (total 1 parking space)
• Security: Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi/split levels; Entry-level living area; Faces north
• Construction: CBS construction; 2-story building
• Exterior features: Covered patio; Screened patio; Patio; Paved road frontage; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Window/Wall heating; Ceiling fan(s); Wall/window cooling units
• Interior features: Kitchen island; Furnished; Blinds
• Laundry & utility: Laundry in common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $98k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Market conditions: Rents rising (+3.6%/yr); 536 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $678 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 470 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $98k implies a 444% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 470 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 1966 — 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: 1.94% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.46
• GRM: 4.3

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $640
• Equity at exit: $14,612

10-year hold

• IRR: 11.6%
• Equity multiple: 1.96×
• Total profit: $26,449
• Equity at exit: $8,473

Cash invested: $27,440 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$514
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$41
• HOA: −$578
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $234

Break-even live

Break-even rent $1,604

Max offer price $98,000

Occupancy floor 83%

Sensitivity live

Price	-10% $289	-5% $262	+0% $234	+5% $206	+10% $178
Rent	-10% $84	-5% $159	+0% $234	+5% $309	+10% $384
Rate	-1.0pp $283	-0.5pp $259	base $234	+0.5pp $209	+1.0pp $183

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Horizons W #207 Boynton Beach, FL	1.0	1.0	570	$1,200	$2.11	25d	1	0.04mi
800 Horizons W #211 Boynton Beach, FL	1.0	1.0	570	$1,650	$2.89	15d	1	0.07mi
850 Horizons E #309 Boynton Beach, FL	1.0	1.5	646	$1,990	$3.08	21d	1	0.12mi
650 Horizons E #107 Boynton Beach, FL	1.0	1.0	570	$1,600	$2.81	25d	1	0.12mi
240 Horizons W #108 Boynton Beach, FL	1.0	1.5	646	$1,600	$2.48	25d	1	0.19mi
1001 S Federal Hwy Unit 3 Boynton Beach, FL	1.0	1.0	650	$1,995	$3.07	25d	1	0.21mi
640 SE 2nd Ave Unit 111 Boynton Beach, FL	1.0	1.0	650	$1,720	$2.65	3d	1	0.24mi
101 S Federal Hwy Boynton Beach, FL	1.0–2.0	1.0–2.0	969	$2,012	$2.08	0d	16	0.29mi
207 SE 4th Ave Boynton Beach, FL	1.0	1.0	650	$1,795	$2.76	2d	1	0.32mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	20d	3	0.38mi
100 NE 6th St Boynton Beach, FL	1.0	1.0	745	$2,975	$3.99	12d	3	0.38mi
638 Snug Harbor Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	747	$1,600	$2.14	25d	2	0.40mi
640 Snug Harbor Dr Unit F3 Boynton Beach, FL	1.0	1.0	629	$2,500	$3.97	11d	1	0.43mi
400 N Federal Hwy Unit N304 Boynton Beach, FL	1.0	1.0	640	$2,400	$3.75	25d	1	0.54mi
115 SW 1st Ave Boynton Beach, FL	1.0–2.0	1.0–2.0	804	$1,875	$2.33	15d	2	0.57mi
518 NE 4th St Unit A Boynton Beach, FL	1.0	1.0	500	$1,700	$3.40	16d	1	0.64mi
5505 N Ocean Blvd Ocean Ridge, FL	1.0–2.0	1.0–2.0	774	$1,950	$2.52	11d	3	0.67mi
689 NE 6th Ct #4070 Boynton Beach, FL	1.0	1.0	703	$1,900	$2.70	18d	1	0.76mi
689 NE 6th Ct #404 Boynton Beach, FL	1.0	1.0	703	$2,000	$2.84	25d	1	0.76mi
615 NE 7th Ave Boynton Beach, FL	1.0	1.0	698	$1,699	$2.43	18d	1	0.81mi
6520 N Ocean Blvd Apt 3 Ocean Ridge, FL	1.0	1.0	702	$3,500	$4.99	25d	1	0.81mi
6520 N Ocean Blvd Ocean Ridge, FL	1.0–2.0	1.0	776	$2,400	$3.09	12d	1	0.81mi
515 SE 20th Ave Boynton Beach, FL	2.0	1.0	787	$1,719	$2.18	0d	5	0.81mi
405 SE 20th Ave Unit 5F Boynton Beach, FL	—	1.0	600	$1,489	$2.48	22d	1	0.83mi
22 Oceanview Dr Ocean Ridge, FL	1.0	1.0	620	$3,500	$5.65	25d	1	0.90mi
2303 S Federal Hwy #19 Boynton Beach, FL	1.0	1.0	615	$1,450	$2.36	6d	1	0.97mi
1407 Tuscany Way #1407 Boynton Beach, FL	1.0	1.0	721	$2,100	$2.91	3d	1	0.97mi
2301 SE 4th St Unit 15 Boynton Beach, FL	1.0	1.0	573	$1,545	$2.70	25d	1	0.99mi
2301 SE 4th St #11 Boynton Beach, FL	1.0	1.0	573	$1,595	$2.78	25d	1	0.99mi
717 NE 10th Ave Unit 6 Boynton Beach, FL	1.0	1.0	700	$1,600	$2.29	8d	1	0.99mi
2412 Tuscany Way Boynton Beach, FL	1.0	1.0	750	$3,000	$4.00	25d	1	0.99mi
21 Ruthmary Ave Unit G Briny Breezes, FL	1.0	1.0	396	$2,850	$7.20	25d	1	1.01mi
656 Manor Dr Unit 3 Boynton Beach, FL	—	1.0	650	$1,600	$2.46	22d	1	1.04mi
14 South Ln Unit A Boynton Beach, FL	—	1.0	430	$1,500	$3.49	0d	1	1.09mi
4603 N Ocean Blvd Unit 1018163P Boynton Beach, FL	2.0	1.0	581	$2,573	$4.43	22d	1	1.10mi
205 Coral Rd Unit 1 Boynton Beach, FL	1.0	1.0	500	$2,300	$4.60	25d	1	1.13mi
430 NW 12th Ave Unit A Boynton Beach, FL	1.0	1.0	500	$2,195	$4.39	25d	1	1.31mi
408 NW 13th Ave Unit 2 Boynton Beach, FL	1.0	1.0	400	$1,375	$3.44	25d	1	1.33mi

HOA detail condo

• Monthly dues: $578 · $6,936/yr
• Likely covers: electricpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-16
   days on market $98,000 Active 470 DOM
2. 2026-06-15
   days on market $98,000 Active 469 DOM
3. 2026-06-13
   days on market $98,000 Active 467 DOM
4. 2026-06-09
   days on market $98,000 Active 463 DOM
5. 2026-06-07
   days on market $98,000 Active 461 DOM
6. 2026-06-04
   days on market $98,000 Active 458 DOM
7. 2026-06-03
   days on market $98,000 Active 457 DOM
8. 2026-06-01
   days on market $98,000 Active 455 DOM
9. 2026-05-31
   days on market $98,000 Active 454 DOM
10. 2026-04-20
    price $98,000
11. 2026-02-23
    price $100,000
12. 2026-01-22
    price $102,000
13. 2025-10-09
    price $115,000
14. 2025-08-26
    status Active
15. 2025-08-13
    historical
16. 2025-05-30
    price $117,000
17. 2025-05-12
    price $119,500
18. 2025-03-13
    price $120,000
19. 2025-02-18
    listed $125,000 Active
20. 2025-02-18
    historical $125,000
21. 1991-10-29
    soldstatus $18,000

ⓘ 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: $1,612 · $134/mo
• Projected year-2 tax: $1,612 · $134/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 6/10 Major FEMA zone X (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 29 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: $22,801
• − Mortgage interest: −$5,490
• − Property taxes: −$1,612
• − Insurance: −$490
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$6,936
• − Depreciation: −$2,851
• Taxable income: $1,774
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $2,381/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

+444.4% since first listed

12 events — show timeline

• 2026-04-20 Price Changed $98,000 Beaches MLS
• 2026-02-23 Price Changed $100,000 Beaches MLS
• 2026-01-22 Price Changed $102,000 Beaches MLS
• 2025-10-09 Price Changed $115,000 Beaches MLS
• 2025-08-26 Relisted — Beaches MLS
• 2025-08-13 Listing Removed — Beaches MLS
• 2025-05-30 Price Changed $117,000 Beaches MLS
• 2025-05-12 Price Changed $119,500 Beaches MLS
• 2025-03-13 Price Changed $120,000 Beaches MLS
• 2025-02-18 Listed $125,000 Beaches MLS
• 2025-02-18 Coming Soon $125,000 Beaches MLS
• 1991-10-29 Sold (Public Records) $18,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,612 · +5.1% YoY. Source: county tax records.