215 South Blvd Unit C · Boynton Beach, FL 33435

$105,900

1 bd · 1.5 ba · 954 sqft · Condo public records · 44 Days on market

Built 1968 $515/mo HOA · 24% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this charming villa-style 1 bedroom, 1.5 bath condo located in a beautifully maintained 55+ community. This light and bright home features a newer kitchen with wood cabinets, and quartz countertops. The open layout includes a spacious primary suite with a walk-in closet and a full bath, plus an additional half bath for guests. Elegant plantation shutters enhance the living spaces. The community offers a clubhouse, pool, game room, and more. Conveniently located near shopping, dining, and major highways this villa is perfect for year-round living or a seasonal retreat.

Key facts

• $515 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Community is a senior community; Pets not allowed
• HOA & community: Monthly HOA dues; HOA amenities include billiard room, clubhouse, game room, pool, and internet included; HOA covers cable TV, grounds maintenance, sewer, trash, water, and common areas

Exterior

• Parking: Assigned parking; Guest parking; Total of 1 parking space
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Single-story; Faces south; Resale
• Construction: Built with CBS (concrete block) construction; Composition/shingle roof
• Exterior features: No waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Walk-in closets; Plantation shutters; Furnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $106k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Recommended offer: $103k (3.0% below list) — sets the bar for market timing.

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: Forest Park Elementary School (math 42% / reading 38%, grade F, #1,491 of 2,144 statewide, top 70%, 571 students, 81% 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 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-22 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 25d 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 $732 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 $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $106k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% 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 $102,723 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.05% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.13%
• DSCR: 2.03
• GRM: 4.1

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: 17.3%
• Equity multiple: 1.71×
• Total profit: $20,933
• Equity at exit: $15,790

10-year hold

• IRR: 26.5%
• Equity multiple: 3.43×
• Total profit: $72,095
• Equity at exit: $9,156

Cash invested: $29,652 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$555
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$44
• HOA: −$515
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $572

Break-even live

Break-even rent $1,443

Max offer price $105,900

Occupancy floor 69%

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$2,100	$1.90	24d	1	0.13mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$1,975	$1.79	3d	1	0.13mi
200 Main Blvd Unit 2D Boynton Beach, FL	2.0	2.0	1104	$1,200	$1.09	17d	1	0.26mi
405 SE 20th Ave Unit 12E Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	24d	1	0.37mi
405 SE 20th Ave Unit 5F Boynton Beach, FL	—	1.0	600	$1,489	$2.48	22d	1	0.47mi
405 SE 20th Ave Apt 1C Boynton Beach, FL	2.0	1.0	975	$1,949	$2.00	24d	1	0.47mi
405 SE 20th Ave Unit 6D Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	7d	1	0.47mi
127 SW 10th Ave Boynton Beach, FL	2.0	1.5	754	$3,500	$4.64	15d	1	0.52mi
2301 SE 4th St #11 Boynton Beach, FL	1.0	1.0	573	$1,595	$2.78	24d	1	0.53mi
2301 SE 4th St Unit 15 Boynton Beach, FL	1.0	1.0	573	$1,545	$2.70	24d	1	0.53mi
515 SE 20th Ave Boynton Beach, FL	2.0	1.0	787	$1,689	$2.14	7d	3	0.53mi
523 SE 20th Ct Unit 5 Boynton Beach, FL	1.0	1.0	755	$1,750	$2.32	24d	1	0.56mi
2303 S Federal Hwy #19 Boynton Beach, FL	1.0	1.0	615	$1,450	$2.36	5d	1	0.61mi
1351 S Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1394	$2,090	$1.50	1d	32	0.63mi
3302 Tuscany Way Boynton Beach, FL	2.0	1.0	933	$2,900	$3.11	24d	1	0.65mi
2861 S Seacrest Blvd Boynton Beach, FL	1.0	1.0	710	$1,680	$2.37	2d	3	0.68mi
2016 S Federal Hwy #206 Boynton Beach, FL	2.0	2.0	963	$2,300	$2.39	24d	1	0.69mi
2016 S Federal Hwy #404 Boynton Beach, FL	2.0	2.0	963	$2,300	$2.39	15d	1	0.69mi
2016 S Federal Hwy #204 Boynton Beach, FL	2.0	2.0	963	$1,995	$2.07	7d	1	0.69mi
2006 S Federal Hwy #401 Boynton Beach, FL	2.0	2.0	963	$2,400	$2.49	24d	1	0.69mi
2120 Tuscany Way Boynton Beach, FL	2.0	2.0	1017	$2,650	$2.61	24d	1	0.69mi
2220 Tuscany Way Unit 2220 Boynton Beach, FL	2.0	2.0	1030	$2,850	$2.77	24d	1	0.69mi
100 Newlake Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1261	$1,950	$1.55	1d	22	0.70mi
2412 Tuscany Way Boynton Beach, FL	1.0	1.0	750	$3,000	$4.00	24d	1	0.70mi
624 Snug Harbor Dr Unit B7 Boynton Beach, FL	2.0	2.0	858	$1,950	$2.27	24d	1	0.71mi
651 E Woolbright Rd #103 Boynton Beach, FL	2.0	2.0	1009	$2,650	$2.63	17d	1	0.71mi
661 E Woolbright Rd Boynton Beach, FL	2.0	2.0	1095	$3,093	$2.82	3d	1	0.72mi
4411 Tuscany Way #4411 Boynton Beach, FL	2.0	2.0	1030	$2,400	$2.33	24d	1	0.72mi
1407 Tuscany Way #1407 Boynton Beach, FL	1.0	1.0	721	$2,100	$2.91	3d	1	0.72mi
2004 S Federal Hwy #102 Boynton Beach, FL	2.0	2.0	963	$2,400	$2.49	24d	1	0.73mi
630 E Woolbright Rd Apt 220 Boynton Beach, FL	1.0	1.0	768	$2,915	$3.80	16d	1	0.74mi
630 E Woolbright Rd Apt 902 Boynton Beach, FL	1.0	1.0	768	$3,040	$3.96	24d	1	0.74mi
630 E Woolbright Rd Apt 412 Boynton Beach, FL	1.0	1.0	768	$2,790	$3.63	24d	1	0.74mi
1575 SW 8th St Boynton Beach, FL	1.0–3.0	1.0–2.0	1104	$1,905	$1.72	2d	25	0.74mi
631 E Woolbright Rd Boynton Beach, FL	1.0	1.0	786	$3,025	$3.85	24d	1	0.76mi
640 Snug Harbor Dr Unit F3 Boynton Beach, FL	1.0	1.0	629	$2,500	$3.97	11d	1	0.78mi
638 Snug Harbor Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	747	$1,600	$2.14	24d	2	0.78mi
1006 SE 4th St Boynton Beach, FL	2.0	1.0	900	$2,300	$2.56	24d	1	0.80mi
1001 S Federal Hwy Unit 3 Boynton Beach, FL	1.0	1.0	650	$1,995	$3.07	24d	1	0.82mi
615 Villa Cir Boynton Beach, FL	2.0	2.0	1008	$2,500	$2.48	24d	1	0.82mi

HOA detail condo

• Monthly dues: $515 · $6,180/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $105,900 Active 44 DOM
2. 2026-06-17
   pricedays on market $105,900 Active 43 DOM
3. 2026-06-16
   days on market $114,900 Active 42 DOM
4. 2026-06-15
   days on market $114,900 Active 41 DOM
5. 2026-06-13
   days on market $114,900 Active 39 DOM
6. 2026-06-09
   days on market $114,900 Active 35 DOM
7. 2026-06-08
   days on market $114,900 Active 34 DOM
8. 2026-06-07
   days on market $114,900 Active 33 DOM
9. 2026-06-04
   days on market $114,900 Active 30 DOM
10. 2026-06-03
    days on market $114,900 Active 29 DOM
11. 2026-06-02
    days on market $114,900 Active 28 DOM
12. 2026-06-01
    days on market $114,900 Active 27 DOM
13. 2026-05-31
    days on market $114,900 Active 26 DOM
14. 2026-05-05
    listed $114,900 Active
15. 2025-12-27
    historical
16. 2025-10-07
    price $119,900
17. 2025-09-25
    listed $129,900 Active
18. 2025-09-24
    historical
19. 2009-09-09
    soldstatus $60,000
20. 1990-02-01
    soldstatus $34,000

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $879 · $73/mo
• Expected delta: +$570/yr (+$47/mo · 184.1%)

ⓘ 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 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: $26,003
• − Mortgage interest: −$5,932
• − Property taxes: −$309
• − Insurance: −$530
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − HOA: −$6,180
• − Depreciation: −$3,081
• Taxable income: $5,811
• Est. tax owed @ 24.0%: −$1,395
• After-tax cash flow: $5,465/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

+237.9% since first listed

7 events — show timeline

• 2026-05-05 Listed $114,900 Beaches MLS
• 2025-12-27 Listing Removed — Beaches MLS
• 2025-10-07 Price Changed $119,900 Beaches MLS
• 2025-09-25 Listed $129,900 Beaches MLS
• 2025-09-24 Coming Soon — Beaches MLS
• 2009-09-09 Sold (Public Records) $60,000 Public Records
• 1990-02-01 Sold (Public Records) $34,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $309 · +10.0% YoY. Source: county tax records.