211 Country Ln E Unit A · Boynton Beach, FL 33435

$152,000

2 bd · 2.0 ba · 1,102 sqft · Condo public records · 106 Days on market

Built 1983 $544/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 +24.3/30.0
• 1% rule +9.5/10.0
• DSCR +7.8/10.0
• 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 Pine Point Villas in desirable Boynton Beach! This 2BR/2BA corner villa offers 1,021 sq ft of bright living space with added privacy and extra natural light. Spacious living/dining area, generously sized bedrooms, and a private primary suite create a comfortable retreat. Enjoy your enclosed Lanai for morning coffee or evening breezes. New roof (2023) provides peace of mind. Active 55+ community with clubhouse, pool, and convenient access to shopping, dining, beaches, and major roadways.

Key facts

• Clubhouse
• Pool
• New roof

Tags

• PRIVATE PRIMARY SUITE
• ENCLOSED LANAI
• NEW ROOF
• CLUBHOUSE
• POOL
• CONVENIENT ACCESS TO SHOPPING

Property features AI

Finance

• Financial info: Pets not allowed; Association fee paid monthly
• HOA & community: Has association; Monthly HOA fee; Association amenities include clubhouse, game room, pool, shuffleboard court, library, on-site manager, management, laundry, and maintenance; HOA pays for cable TV, insurance, grounds maintenance, trash, water, common areas, and common real estate tax

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Three-phase electric
• Home design: Condominium; Single-story; Entry level living area; Faces south; Resale condition
• Construction: Built with CBS construction; Composition/Shingle roof
• Exterior features: Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds; Storm windows
• Laundry & utility: Community laundry (association amenity)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $152k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $138k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Zoned schools: Rolling Green Elementary School (math 21% / reading 26%, grade F, #2,061 of 2,144 statewide, top 96%, 692 students, 88% 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 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-27 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 21d 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 39% 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 $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

• It's been on market 106 days — a 9% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $152k implies a 433% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,320 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.45% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 5.7

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,505
• Equity at exit: $22,664

10-year hold

• IRR: 8.6%
• Equity multiple: 1.68×
• Total profit: $29,021
• Equity at exit: $13,142

Cash invested: $42,560 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,211 high
• Mortgage (P&I): −$797
• Tax from tax record: −$37 /mo · $445/yr
• Insurance: −$63
• HOA: −$544
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $305

Break-even live

Break-even rent $1,825

Max offer price $152,000

Occupancy floor 81%

Sensitivity live

Price	-10% $391	-5% $348	+0% $305	+5% $262	+10% $219
Rent	-10% $130	-5% $218	+0% $305	+5% $392	+10% $480
Rate	-1.0pp $381	-0.5pp $344	base $305	+0.5pp $266	+1.0pp $225

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Country Ln Boynton Beach, FL	1.0	1.0	1012	$1,500	$1.48	0d	1	0.07mi
3890 Seacrest Blvd Lantana, FL	3.0	1.0	1248	$2,750	$2.20	25d	1	0.29mi
3265 E Palm Dr Boynton Beach, FL	3.0	2.0	744	$2,600	$3.49	25d	1	0.30mi
191 Tulip Tree Dr Lantana, FL	3.0	1.0	845	$2,750	$3.25	25d	1	0.31mi
1236 Peak Rd Lantana, FL	2.0	1.0	1170	$2,150	$1.84	25d	1	0.43mi
1214 Highview Rd Lantana, FL	3.0	2.0	768	$2,300	$2.99	2d	1	0.47mi
1219 Highland Rd Lantana, FL	3.0	2.0	744	$2,350	$3.16	0d	1	0.48mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	2d	1	0.51mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	2d	1	0.51mi
3617 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	4d	1	0.54mi
3609 High Ridge Rd Boynton Beach, FL	3.0	2.0	1219	$2,650	$2.17	5d	1	0.57mi
3609 High Ridge Rd Boynton Beach, FL	2.0	2.0	1138	$2,400	$2.11	17d	1	0.57mi
3611 High Ridge Rd Unit 302 Boynton Beach, FL	3.0	2.0	1219	$2,540	$2.08	22d	1	0.60mi
3603 High Ridge Rd Unit 302 Boynton Beach, FL	3.0	2.0	1219	$2,540	$2.08	4d	1	0.61mi
3605 High Ridge Rd Unit 204 Boynton Beach, FL	1.0	1.0	833	$1,900	$2.28	18d	1	0.64mi
3601 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	15d	1	0.65mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	25d	1	0.73mi
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,650	$1.93	18d	2	0.74mi
977 Miner Rd Lantana, FL	3.0	1.0	1100	$3,195	$2.90	2d	1	0.74mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	11d	1	0.74mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	25d	1	0.75mi
8076 Ambach Way Hypoluxo, FL	2.0	2.0	1243	$2,200	$1.77	25d	1	0.77mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	25d	1	0.77mi
2600 NE 1st Ln #418 Boynton Beach, FL	2.0	2.0	1182	$1,750	$1.48	25d	1	0.78mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	19d	2	0.79mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	25d	1	0.79mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	3d	1	0.81mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	25d	1	0.81mi
1036 S 14th St Lantana, FL	3.0	2.0	1362	$3,500	$2.57	25d	1	0.83mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	15d	1	0.86mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	25d	1	0.86mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	5d	1	0.88mi
221 Waterside Dr #221 Hypoluxo, FL	3.0	2.5	1259	$2,100	$1.67	4d	1	0.89mi
338 Waterside Dr Hypoluxo, FL	3.0	2.5	1259	$2,100	$1.67	5d	1	0.89mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	25d	1	0.89mi
368 Waterside Dr Hypoluxo, FL	2.0	2.5	1152	$2,500	$2.17	25d	1	0.89mi
221 Waterside Dr #221 Hypoluxo, FL	3.0	2.5	1259	$2,200	$1.75	25d	1	0.89mi
176 Waterside Dr Hypoluxo, FL	3.0	2.0	1024	$2,500	$2.44	20d	1	0.89mi
369 Waterside Dr Hypoluxo, FL	2.0	2.5	1128	$2,250	$1.99	25d	1	0.89mi
314 Waterside Dr Hypoluxo, FL	2.0	2.5	1128	$1,850	$1.64	25d	1	0.89mi

HOA detail condo

• Monthly dues: $544 · $6,528/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $152,000 Active 106 DOM
2. 2026-06-17
   days on market $152,000 Active 105 DOM
3. 2026-06-16
   days on market $152,000 Active 104 DOM
4. 2026-06-15
   days on market $152,000 Active 103 DOM
5. 2026-06-13
   days on market $152,000 Active 101 DOM
6. 2026-06-09
   days on market $152,000 Active 97 DOM
7. 2026-06-08
   days on market $152,000 Active 96 DOM
8. 2026-06-07
   days on market $152,000 Active 95 DOM
9. 2026-06-04
   days on market $152,000 Active 92 DOM
10. 2026-06-03
    days on market $152,000 Active 91 DOM
11. 2026-06-02
    days on market $152,000 Active 90 DOM
12. 2026-06-01
    days on market $152,000 Active 89 DOM
13. 2026-05-31
    days on market $152,000 Active 88 DOM
14. 2026-05-08
    price $152,000
15. 2026-03-04
    listed $158,000 Active
16. 1995-03-30
    soldstatus $28,500

ⓘ 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: $445 · $37/mo
• Projected year-2 tax: $1,262 · $105/mo
• Expected delta: +$817/yr (+$68/mo · 183.7%)

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

Taxation est. · year 1

• Rental income: $26,528
• − Mortgage interest: −$8,514
• − Property taxes: −$445
• − Insurance: −$760
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − HOA: −$6,528
• − Depreciation: −$4,422
• Taxable income: $1,614
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $3,271/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

+433.3% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $152,000 Beaches MLS
• 2026-03-04 Listed $158,000 Beaches MLS
• 1995-03-30 Sold (Public Records) $28,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $445 · -13.9% YoY. Source: county tax records.