2 Ridge Pointe Dr Unit A · Boynton Beach, FL 33435

$219,900

2 bd · 2.0 ba · 1,293 sqft · SingleFamily · 120 Days on market

Built 1983 $600/mo HOA · 24% of rent

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Why this score? — see what drove the D 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 +10.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready for new BUYERS to make it their own! End unit w/ 2 bedrooms/2 bathrooms/1 car garage, 2 extra windows. Tile flooring throughout minus guest bedroom HWH 2016, AC 2010, Roof 2019. Ridge Pointe Villas is close to beaches, shops, restaurants and Bethesda Hospital.

Key facts

• Corner-unit villa
• Tile flooring
• Vaulted ceilings

Tags

• CORNER-UNIT VILLA
• VAULTED CEILINGS
• OPEN-CONCEPT LAYOUT
• SKYLIGHTS
• SPLIT-BEDROOM FLOOR PLAN
• TILE FLOORING

Property features AI

Finance

• HOA & community: Community association with monthly fee; HOA dues approximately $600 per month; Community amenities include pool, shuffleboard court, and on-site manager; Senior community; Pets allowed (pet restrictions possible)

Exterior

• Parking: Attached garage with garage door opener; 1 garage space (covered)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa; Single-story; North-facing; Resale property
• Construction: CBS construction
• Exterior features: Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Cathedral and vaulted ceilings; Walk-in closet(s); Split bedroom layout; Skylight(s); Unfurnished
• Laundry & utility: Interior laundry (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (8.5% below list).
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 4.3% in Boynton Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 24d 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 $2k of loan paydown is wiped out by about $7k 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 120 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $69k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,109 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 5.59%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 7.3

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: -19.2%
• Equity multiple: 0.32×
• Total profit: $-41,847
• Equity at exit: $32,788

10-year hold

• IRR: -9.8%
• Equity multiple: 0.37×
• Total profit: $-38,627
• Equity at exit: $19,013

Cash invested: $61,572 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,519 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$600
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-130

Break-even live

Break-even rent $2,683

Max offer price $201,150

Occupancy floor —

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: $54,975
• Closing costs: $6,597
• 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	0.26mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$1,975	$1.79	2d	1	0.26mi
2309 SE 2nd St Unit S Boynton Beach, FL	3.0	2.0	1572	$2,295	$1.46	7d	1	0.32mi
2309 SE 2nd St Unit S Boynton Beach, FL	3.0	2.0	1572	$2,395	$1.52	24d	1	0.32mi
301 SE 21st Ave Boynton Beach, FL	3.0	2.0	986	$2,650	$2.69	24d	1	0.36mi
200 Main Blvd Unit 2D Boynton Beach, FL	2.0	2.0	1104	$1,200	$1.09	16d	1	0.38mi
2309 SE 3rd St Unit 204 Boynton Beach, FL	2.0	2.0	1150	$1,850	$1.61	3d	1	0.40mi
2309 SE 3rd St Unit 204 Boynton Beach, FL	2.0	2.0	1150	$1,850	$1.61	24d	1	0.40mi
2877 SE 1st Ct Boynton Beach, FL	3.0	2.5	1548	$3,700	$2.39	24d	1	0.46mi
176 SE 27th Pl Boynton Beach, FL	3.0	2.0	1170	$3,800	$3.25	24d	1	0.47mi
405 SE 20th Ave Apt 1C Boynton Beach, FL	2.0	1.0	975	$1,949	$2.00	24d	1	0.49mi
405 SE 20th Ave Unit 6D Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	7d	1	0.49mi
405 SE 20th Ave Unit 12E Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	24d	1	0.53mi
134 SW 14th Ave Unit A Boynton Beach, FL	2.0	1.0	1566	$2,600	$1.66	20d	1	0.54mi
515 SE 20th Ave Boynton Beach, FL	2.0	1.0	787	$1,889	$2.40	7d	3	0.55mi
226 SW 13th Ave Unit 226 Boynton Beach, FL	3.0	2.0	1284	$3,999	$3.11	24d	1	0.56mi
171 SE 28th Ave Boynton Beach, FL	3.0	1.0	1515	$2,700	$1.78	24d	1	0.57mi
1107 Villa Cir #1107 Boynton Beach, FL	3.0	2.0	1233	$2,400	$1.95	5d	1	0.57mi
615 Villa Cir Boynton Beach, FL	2.0	2.0	1008	$2,500	$2.48	24d	1	0.59mi
3302 Tuscany Way Boynton Beach, FL	2.0	1.0	933	$2,900	$3.11	24d	1	0.62mi
214 Villa Cir Unit 214 Boynton Beach, FL	2.0	2.0	1008	$2,400	$2.38	24d	1	0.62mi
215 Villa Cir Boynton Beach, FL	3.0	2.0	1266	$2,400	$1.90	24d	1	0.62mi
1002 Villa Ln Boynton Beach, FL	2.0	2.0	1008	$2,400	$2.38	24d	1	0.62mi
1018 Villa Ln Boynton Beach, FL	2.0	2.0	1008	$2,350	$2.33	24d	1	0.62mi
116 Villa Cir #116 Boynton Beach, FL	3.0	2.0	1233	$2,800	$2.27	24d	1	0.62mi
402 Villa Cir Unit 402 Boynton Beach, FL	3.0	2.0	1233	$2,500	$2.03	17d	1	0.62mi
1302 Tuscany Way Boynton Beach, FL	3.0	2.0	1328	$3,800	$2.86	5d	1	0.63mi
802 Villa Cir Boynton Beach, FL	3.0	2.0	1233	$2,200	$1.78	24d	1	0.63mi
2417 Tuscany Way Unit 2417 Boynton Beach, FL	2.0	2.0	1131	$3,500	$3.09	24d	1	0.63mi
2120 Tuscany Way Boynton Beach, FL	2.0	2.0	1017	$2,650	$2.61	24d	1	0.64mi
2220 Tuscany Way Unit 2220 Boynton Beach, FL	2.0	2.0	1030	$2,850	$2.77	24d	1	0.64mi
3408 Tuscany Way Boynton Beach, FL	3.0	2.0	1293	$3,500	$2.71	21d	1	0.64mi
1106 Tuscany Way Boynton Beach, FL	2.0	2.0	1137	$2,200	$1.93	24d	1	0.64mi
1106 Tuscany Way Boynton Beach, FL	2.0	2.0	1137	$2,500	$2.20	5d	1	0.64mi
822 Villa Cir Boynton Beach, FL	2.0	2.0	1008	$2,400	$2.38	4d	1	0.64mi
808 Villa Cir Boynton Beach, FL	3.0	2.0	1233	$3,000	$2.43	24d	1	0.64mi
813 Villa Cir Boynton Beach, FL	2.0	2.0	1074	$2,175	$2.03	15d	1	0.64mi
813 Villa Cir Boynton Beach, FL	2.0	2.0	1074	$2,175	$2.03	16d	1	0.64mi
23 Colonial Club Dr #200 Boynton Beach, FL	2.0	2.0	1224	$2,350	$1.92	24d	1	0.65mi
4411 Tuscany Way #4411 Boynton Beach, FL	2.0	2.0	1030	$2,400	$2.33	24d	1	0.66mi

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 14 events

1. 2026-05-20
   status Pending
2. 2026-05-05
   price $219,900
3. 2026-03-26
   price $229,900
4. 2026-03-24
   price $249,900
5. 2026-03-04
   price $259,000
6. 2026-02-20
   price $279,000
7. 2026-02-05
   price $284,000
8. 2026-01-20
   listed $289,000 Active
9. 2021-07-30
   soldstatus $180,000 Closed 266-char remark

   Show marketing remark (266 chars)

   Ready for new BUYERS to make it their own! End unit w/ 2 bedrooms/2 bathrooms/1 car garage, 2 extra windows. Tile flooring throughout minus guest bedroom HWH 2016, AC 2010, Roof 2019. Ridge Pointe Villas is close to beaches, shops, restaurants and Bethesda Hospital.

10. 2021-06-27
    historical Active Under Contract 266-char remark

    Show marketing remark (266 chars)

    Ready for new BUYERS to make it their own! End unit w/ 2 bedrooms/2 bathrooms/1 car garage, 2 extra windows. Tile flooring throughout minus guest bedroom HWH 2016, AC 2010, Roof 2019. Ridge Pointe Villas is close to beaches, shops, restaurants and Bethesda Hospital.

11. 2021-06-22
    listed $170,000 Active 266-char remark

    Show marketing remark (266 chars)

    Ready for new BUYERS to make it their own! End unit w/ 2 bedrooms/2 bathrooms/1 car garage, 2 extra windows. Tile flooring throughout minus guest bedroom HWH 2016, AC 2010, Roof 2019. Ridge Pointe Villas is close to beaches, shops, restaurants and Bethesda Hospital.

12. 2001-09-20
    soldstatus $72,900 115-char remark

    Show marketing remark (115 chars)

    SKYLIGHTS IN FOYER AND BATHS, VAULTED CEILING IN LIVING ROOM,GLASS ENCLOSED PORCH,GARDEN WINDOW IN KITCHEN,END UNIT

13. 2001-08-29
    historical 115-char remark

    Show marketing remark (115 chars)

    SKYLIGHTS IN FOYER AND BATHS, VAULTED CEILING IN LIVING ROOM,GLASS ENCLOSED PORCH,GARDEN WINDOW IN KITCHEN,END UNIT

14. 2001-08-09
    listed $74,900 115-char remark

    Show marketing remark (115 chars)

    SKYLIGHTS IN FOYER AND BATHS, VAULTED CEILING IN LIVING ROOM,GLASS ENCLOSED PORCH,GARDEN WINDOW IN KITCHEN,END UNIT

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 28 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: $30,229
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − HOA: −$7,200
• − Depreciation: −$6,397
• Taxable loss: −$4,920
• Est. tax savings @ 24.0%: +$1,181
• After-tax cash flow: $-374/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

+193.6% since first listed

14 events — show timeline

• 2026-05-20 Pending — Beaches MLS
• 2026-05-05 Price Changed $219,900 Beaches MLS
• 2026-03-26 Price Changed $229,900 Beaches MLS
• 2026-03-24 Price Changed $249,900 Beaches MLS
• 2026-03-04 Price Changed $259,000 Beaches MLS
• 2026-02-20 Price Changed $279,000 Beaches MLS
• 2026-02-05 Price Changed $284,000 Beaches MLS
• 2026-01-20 Listed $289,000 Beaches MLS
• 2021-07-30 Sold (MLS) $180,000 Beaches MLS
• 2021-06-27 Contingent — Beaches MLS
• 2021-06-22 Listed $170,000 Beaches MLS
• 2001-09-20 Sold (MLS) $72,900 Beaches MLS
• 2001-08-29 Listing Removed — Beaches MLS
• 2001-08-09 Listed $74,900 Beaches MLS