2542 S Federal Hwy #17 · Boynton Beach, FL 33435

$99,000

1 bd · 1.0 ba · 570 sqft · Condo · 226 Days on market

Built 1965 $584/mo HOA · 34% 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 +18.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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 MLS

Charming 2nd floor unit with tons of natural light. Florida leisurely living at it's best. Enjoy warm Intracoastal breeze and sunshine year round. Clean and well managed enclave. Brand New A/C. The atmosphere between the residents of this Intracoastal community is beautifully familial. Everyone looks out for one another without being intrusive. It's reminiscent of simple, sweet, uncomplicated times. Next door is Jaycee Public Park which offers Bocce Ball, Picnic Pavilions and trails for walking/cycling.

Key facts

• Updated clubhouse
• New metal roofs
• Patio areas

Tags

• HEATED POOL
• UPDATED CLUBHOUSE
• PATIO AREAS
• WATERFRONT
• NEW METAL ROOFS
• FRESHLY PAINTED BUILDINGS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Has association; Monthly HOA fee; Community amenities: clubhouse, pool, picnic area, sidewalks, street lights, laundry; HOA covers cable TV, insurance, grounds maintenance, pest control, sewer, water, common areas

Exterior

• Parking: Assigned parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; 2-story building; Facing east
• Construction: Frame, stucco, and CBS construction; Metal roof
• Exterior features: No waterfront; Entry level living area

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Wall/window cooling unit(s)
• Interior features: Furnished; Smoke detectors
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 30% 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 $684 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.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 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 1965 — 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: 1.74% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 4.8

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-8,882
• Equity at exit: $14,761

10-year hold

• IRR: 2.7%
• Equity multiple: 1.21×
• Total profit: $5,747
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$584
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $89

Break-even live

Break-even rent $1,605

Max offer price $99,000

Occupancy floor 90%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
977 Miner Rd Lantana, FL	1.0	1.0	500	$1,995	$3.99	24d	1	0.45mi
977 Miner Rd Unit 9 Hypoluxo, FL	1.0	1.0	500	$1,995	$3.99	1d	1	0.47mi
22 S Loafing St Hypoluxo, FL	2.0	1.0	696	$1,300	$1.87	24d	1	0.52mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	2d	1	0.52mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	24d	1	0.52mi
7871 Terrace Rd Unit B Lantana, FL	1.0	1.0	470	$1,600	$3.40	15d	1	0.53mi
7871 Terrace Rd Unit B Lantana, FL	1.0	1.0	470	$1,600	$3.40	7d	1	0.53mi
7871 Terrace Rd Unit A Lantana, FL	1.0	1.0	470	$1,500	$3.19	24d	1	0.53mi
2213 NE 1st Ct #103 Boynton Beach, FL	1.0	1.5	624	$1,350	$2.16	24d	1	0.60mi
656 Manor Dr Unit 3 Boynton Beach, FL	—	1.0	650	$1,600	$2.46	21d	1	1.03mi
717 NE 10th Ave Unit 6 Boynton Beach, FL	1.0	1.0	700	$1,600	$2.29	7d	1	1.08mi
615 NE 7th Ave Boynton Beach, FL	1.0	1.0	698	$1,699	$2.43	17d	1	1.27mi
408 NW 13th Ave Unit 2 Boynton Beach, FL	1.0	1.0	400	$1,375	$3.44	24d	1	1.28mi
689 NE 6th Ct #404 Boynton Beach, FL	1.0	1.0	703	$2,000	$2.84	24d	1	1.32mi
689 NE 6th Ct #4070 Boynton Beach, FL	1.0	1.0	703	$1,900	$2.70	17d	1	1.32mi
430 NW 12th Ave Unit A Boynton Beach, FL	1.0	1.0	500	$2,195	$4.39	24d	1	1.35mi
518 NE 4th St Unit A Boynton Beach, FL	1.0	1.0	500	$1,700	$3.40	15d	1	1.45mi

HOA detail condo

• Monthly dues: $584 · $7,008/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $99,000 Active 226 DOM
2. 2026-06-17
   days on market $99,000 Active 225 DOM
3. 2026-06-16
   days on market $99,000 Active 224 DOM
4. 2026-06-15
   days on market $99,000 Active 223 DOM
5. 2026-06-13
   days on market $99,000 Active 221 DOM
6. 2026-06-09
   days on market $99,000 Active 217 DOM
7. 2026-06-07
   days on market $99,000 Active 215 DOM
8. 2026-06-04
   days on market $99,000 Active 212 DOM
9. 2026-06-03
   days on market $99,000 Active 211 DOM
10. 2026-06-01
    days on market $99,000 Active 209 DOM
11. 2026-05-31
    days on market $99,000 Active 208 DOM
12. 2026-03-31
    price $99,000
13. 2025-11-04
    listed $115,000 Active
14. 2021-05-21
    soldstatus $73,000 Closed 508-char remark

    Show marketing remark (508 chars)

    Charming 2nd floor unit with tons of natural light. Florida leisurely living at it's best. Enjoy warm Intracoastal breeze and sunshine year round. Clean and well managed enclave. Brand New A/C. The atmosphere between the residents of this Intracoastal community is beautifully familial. Everyone looks out for one another without being intrusive. It's reminiscent of simple, sweet, uncomplicated times. Next door is Jaycee Public Park which offers Bocce Ball, Picnic Pavilions and trails for walking/cycling.

15. 2021-04-29
    status Pending 508-char remark

    Show marketing remark (508 chars)

    Charming 2nd floor unit with tons of natural light. Florida leisurely living at it's best. Enjoy warm Intracoastal breeze and sunshine year round. Clean and well managed enclave. Brand New A/C. The atmosphere between the residents of this Intracoastal community is beautifully familial. Everyone looks out for one another without being intrusive. It's reminiscent of simple, sweet, uncomplicated times. Next door is Jaycee Public Park which offers Bocce Ball, Picnic Pavilions and trails for walking/cycling.

16. 2021-04-28
    historical Active Under Contract 508-char remark

    Show marketing remark (508 chars)

    Charming 2nd floor unit with tons of natural light. Florida leisurely living at it's best. Enjoy warm Intracoastal breeze and sunshine year round. Clean and well managed enclave. Brand New A/C. The atmosphere between the residents of this Intracoastal community is beautifully familial. Everyone looks out for one another without being intrusive. It's reminiscent of simple, sweet, uncomplicated times. Next door is Jaycee Public Park which offers Bocce Ball, Picnic Pavilions and trails for walking/cycling.

17. 2021-03-13
    price $74,900 508-char remark

    Show marketing remark (508 chars)

    Charming 2nd floor unit with tons of natural light. Florida leisurely living at it's best. Enjoy warm Intracoastal breeze and sunshine year round. Clean and well managed enclave. Brand New A/C. The atmosphere between the residents of this Intracoastal community is beautifully familial. Everyone looks out for one another without being intrusive. It's reminiscent of simple, sweet, uncomplicated times. Next door is Jaycee Public Park which offers Bocce Ball, Picnic Pavilions and trails for walking/cycling.

18. 2021-02-17
    listed $79,000 Active 508-char remark

    Show marketing remark (508 chars)

    Charming 2nd floor unit with tons of natural light. Florida leisurely living at it's best. Enjoy warm Intracoastal breeze and sunshine year round. Clean and well managed enclave. Brand New A/C. The atmosphere between the residents of this Intracoastal community is beautifully familial. Everyone looks out for one another without being intrusive. It's reminiscent of simple, sweet, uncomplicated times. Next door is Jaycee Public Park which offers Bocce Ball, Picnic Pavilions and trails for walking/cycling.

19. 2014-10-13
    historical
20. 2007-02-15
    listed $89,000

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

Taxation est. · year 1

• Rental income: $20,614
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − HOA: −$7,008
• − Depreciation: −$2,880
• Taxable loss: −$98
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $1,090/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

+11.2% since first listed

9 events — show timeline

• 2026-03-31 Price Changed $99,000 Beaches MLS
• 2025-11-04 Listed $115,000 Beaches MLS
• 2021-05-21 Sold (MLS) $73,000 Beaches MLS
• 2021-04-29 Pending — Beaches MLS
• 2021-04-28 Contingent — Beaches MLS
• 2021-03-13 Price Changed $74,900 Beaches MLS
• 2021-02-17 Listed $79,000 Beaches MLS
• 2014-10-13 Listing Removed — Beaches MLS
• 2007-02-15 Listed $89,000 Beaches MLS