315 Circle Dr S #102 · Boynton Beach, FL 33435

$105,000

1 bd · 1.5 ba · 850 sqft · Condo public records · 174 Days on market

Built 1968 $497/mo HOA · 26% 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 +27.1/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• 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

full renovation. The renovations include a new kitchen, bathrooms, floors, baseboards, doors, and paint. Don't miss out on this move-in-ready property!

Key facts

• New floors
• New kitchen
• New baseboards

Tags

• NEW KITCHEN
• NEW BATHROOMS
• NEW FLOORS
• NEW BASEBOARDS
• NEW DOORS
• NEW PAINT

Property features AI

Finance

• Other: Living area reported as 850 (source: appraiser)
• Financial info: Monthly association fee
• HOA & community: Homeowners association with monthly fee; Monthly HOA fee reported; Association amenities include clubhouse, fitness center, game room, picnic area, playground, pool, sauna, community room, and library; Association includes cable TV and water; Senior community; Pets allowed with breed restrictions

Exterior

• Parking: Parking spot assigned (spot 1800 mentioned in directions)
• Security: Fire alarm
• Utilities: Public water; Three-phase electric; Cable available; Water service included in association
• Home design: Condominium; Single-story; Faces north; Resale property
• Construction: CBS construction
• Exterior features: Private pool; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One half bathroom (total two bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No special interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• 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).
• 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 $726 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $54k; list at $105k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 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. 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: 1.85% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 4.5

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,580
• Equity at exit: $15,656

10-year hold

• IRR: 13.8%
• Equity multiple: 2.16×
• Total profit: $34,199
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$551
• Tax from tax record: −$145 /mo · $1,739/yr
• Insurance: −$44
• HOA: −$497
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $298

Break-even live

Break-even rent $1,565

Max offer price $105,000

Occupancy floor 80%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 NE 17th Ave #101 Boynton Beach, FL	2.0	1.5	1080	$1,500	$1.39	7d	1	0.05mi
311 NE 17th Ave #204 Boynton Beach, FL	2.0	2.0	1100	$1,650	$1.50	24d	1	0.07mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	19d	1	0.30mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	2d	1	0.34mi
2008 S Federal Hwy Unit C207 Boynton Beach, FL	2.0	2.0	963	$2,000	$2.08	24d	1	0.35mi
640 Oak St Boynton Beach, FL	2.0	1.0	765	$2,690	$3.52	7d	1	0.37mi
1632 N Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1098	$2,111	$1.92	1d	20	0.38mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	14d	1	0.44mi
2213 NE 1st Ct #103 Boynton Beach, FL	1.0	1.5	624	$1,350	$2.16	24d	1	0.45mi
24 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,050	$2.37	24d	1	0.46mi
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	18d	1	0.46mi
1820 New Palm Way #201 Boynton Beach, FL	2.0	2.0	873	$3,500	$4.01	24d	1	0.46mi
656 Manor Dr Unit 3 Boynton Beach, FL	—	1.0	650	$1,600	$2.46	21d	1	0.56mi
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	18d	1	0.57mi
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	24d	1	0.57mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	24d	1	0.59mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	4d	1	0.60mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	14d	1	0.61mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	24d	1	0.62mi
717 NE 10th Ave Unit 6 Boynton Beach, FL	1.0	1.0	700	$1,600	$2.29	7d	1	0.64mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	24d	1	0.65mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	18d	2	0.65mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	24d	1	0.65mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	2d	1	0.66mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	24d	1	0.66mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	24d	1	0.68mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	24d	1	0.69mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	10d	1	0.70mi
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,600	$1.87	17d	2	0.71mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	24d	1	0.73mi
615 NE 7th Ave Boynton Beach, FL	1.0	1.0	698	$1,699	$2.43	17d	1	0.74mi
519 Martin Luther King Junior Blvd Unit B Boynton Beach, FL	2.0	1.0	800	$1,950	$2.44	24d	1	0.80mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	24d	1	0.85mi
689 NE 6th Ct #404 Boynton Beach, FL	1.0	1.0	703	$2,000	$2.84	24d	1	0.87mi
689 NE 6th Ct #4070 Boynton Beach, FL	1.0	1.0	703	$1,900	$2.70	17d	1	0.87mi
710 NE 7th St #1050 Boynton Beach, FL	2.0	2.0	1029	$3,350	$3.26	24d	1	0.90mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	24d	1	0.93mi
400 N Federal Hwy Unit N304 Boynton Beach, FL	1.0	1.0	640	$2,400	$3.75	24d	1	1.00mi
700 E Boynton Beach Blvd #1507 Boynton Beach, FL	1.0	1.0	782	$3,800	$4.86	24d	1	1.09mi
700 E Boynton Beach Blvd #105 Boynton Beach, FL	1.0	1.0	762	$2,100	$2.76	24d	1	1.09mi

HOA detail condo

• Monthly dues: $497 · $5,964/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $105,000 Active 174 DOM
2. 2026-06-17
   days on market $105,000 Active 173 DOM
3. 2026-06-16
   days on market $105,000 Active 172 DOM
4. 2026-06-15
   days on market $105,000 Active 171 DOM
5. 2026-06-13
   days on market $105,000 Active 169 DOM
6. 2026-06-09
   days on market $105,000 Active 165 DOM
7. 2026-06-07
   days on market $105,000 Active 163 DOM
8. 2026-06-04
   days on market $105,000 Active 160 DOM
9. 2026-06-03
   days on market $105,000 Active 159 DOM
10. 2026-06-01
    days on market $105,000 Active 157 DOM
11. 2026-05-31
    days on market $105,000 Active 156 DOM
12. 2025-12-26
    listed $105,000 Active
13. 2025-12-07
    historical
14. 2025-10-18
    price $108,000
15. 2025-06-09
    price $118,000
16. 2025-05-14
    price $124,000
17. 2024-12-27
    listed $129,900 Active
18. 2024-08-06
    historical
19. 2024-07-08
    price $89,999
20. 2024-06-19
    price $94,500
21. 2024-02-16
    price $99,950
22. 2024-02-06
    listed $105,000 Active
23. 2021-05-21
    soldstatus $53,500
24. 2021-05-17
    soldstatus $53,500 Closed
25. 2021-03-30
    status Pending
26. 2021-03-09
    historical Contingent
27. 2021-02-19
    listed $55,000 Active
28. 2017-11-27
    soldstatus $44,000
29. 2017-11-15
    soldstatus $44,000 Closed
30. 2017-10-13
    status Pending
31. 2017-09-27
    listed $44,500 Active
32. 2017-09-13
    historical
33. 2017-06-16
    price $42,500
34. 2017-06-16
    listed $44,900 Active
35. 2017-06-16
    historical
36. 2017-06-09
    price $42,500
37. 2017-06-03
    listed $44,900 Active
38. 2017-03-12
    listed $44,900 Active
39. 2016-05-18
    soldstatus $35,000
40. 2016-05-15
    status Pending
41. 2016-05-13
    soldstatus $35,000 Closed
42. 2016-01-12
    price $36,500
43. 2015-11-21
    price $39,000
44. 2015-11-03
    listed $43,500 Active
45. 2015-05-27
    historical
46. 2015-04-01
    price $29,900
47. 2014-07-28
    listed $31,900 Active
48. 2013-10-23
    soldstatus $24,500
49. 2013-10-01
    historical
50. 2013-09-23
    price $24,900

ⓘ 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: $1,739 · $145/mo
• Projected year-2 tax: $1,739 · $145/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 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: $23,309
• − Mortgage interest: −$5,882
• − Property taxes: −$1,739
• − Insurance: −$525
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − HOA: −$5,964
• − Depreciation: −$3,055
• Taxable income: $2,415
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $2,999/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

+650.0% since first listed

55 events — show timeline

• 2025-12-26 Listed $105,000 Beaches MLS
• 2025-12-07 Listing Removed — Beaches MLS
• 2025-10-18 Price Changed $108,000 Beaches MLS
• 2025-06-09 Price Changed $118,000 Beaches MLS
• 2025-05-14 Price Changed $124,000 Beaches MLS
• 2024-12-27 Listed $129,900 Beaches MLS
• 2024-08-06 Listing Removed — Beaches MLS
• 2024-07-08 Price Changed $89,999 Beaches MLS
• 2024-06-19 Price Changed $94,500 Beaches MLS
• 2024-02-16 Price Changed $99,950 Beaches MLS
• 2024-02-06 Listed $105,000 Beaches MLS
• 2021-05-21 Sold (Public Records) $53,500 Public Records
• 2021-05-17 Sold (MLS) $53,500 Beaches MLS
• 2021-03-30 Pending — Beaches MLS
• 2021-03-09 Contingent — Beaches MLS
• 2021-02-19 Listed $55,000 Beaches MLS
• 2017-11-27 Sold (Public Records) $44,000 Public Records
• 2017-11-15 Sold (MLS) $44,000 Beaches MLS
• 2017-10-13 Pending — Beaches MLS
• 2017-09-27 Listed $44,500 Beaches MLS
• 2017-09-13 Listing Removed — Beaches MLS
• 2017-06-16 Price Changed $42,500 Beaches MLS
• 2017-06-16 Listed $44,900 Beaches MLS
• 2017-06-16 Listing Removed — Beaches MLS
• 2017-06-09 Price Changed $42,500 Beaches MLS
• 2017-06-03 Listed $44,900 Beaches MLS
• 2017-03-12 Listed $44,900 Beaches MLS
• 2016-05-18 Sold (Public Records) $35,000 Public Records
• 2016-05-15 Pending — Beaches MLS
• 2016-05-13 Sold (MLS) $35,000 Beaches MLS
• 2016-01-12 Price Changed $36,500 Beaches MLS
• 2015-11-21 Price Changed $39,000 Beaches MLS
• 2015-11-03 Listed $43,500 Beaches MLS
• 2015-05-27 Listing Removed — Beaches MLS
• 2015-04-01 Price Changed $29,900 Beaches MLS
• 2014-07-28 Listed $31,900 Beaches MLS
• 2013-10-23 Sold (Public Records) $24,500 Public Records
• 2013-10-01 Listing Removed — Beaches MLS
• 2013-09-23 Price Changed $24,900 Beaches MLS
• 2013-09-12 Listed $26,900 Beaches MLS
• 2013-09-10 Listing Removed — Beaches MLS
• 2013-09-10 Listed $25,900 Beaches MLS
• 2013-09-08 Listing Removed — Beaches MLS
• 2013-09-03 Price Changed $24,900 Beaches MLS
• 2013-08-17 Listed $26,900 Beaches MLS
• 2013-08-14 Listing Removed — Beaches MLS
• 2013-08-08 Price Changed $26,900 Beaches MLS
• 2013-07-25 Listed $28,000 Beaches MLS
• 2013-07-23 Listing Removed — Beaches MLS
• 2013-07-19 Listed $28,000 Beaches MLS
• 2013-06-07 Sold (Public Records) $17,000 Public Records
• 2013-05-14 Sold (MLS) $17,000 MARMLS
• 2012-02-10 Sold (MLS) $10,000 Beaches MLS
• 2012-02-09 Listing Removed — Beaches MLS
• 2011-11-01 Listed $14,000 Beaches MLS

Property tax history

+5.3%/yr

Latest (2025): $1,739 · +3.6% YoY. Source: county tax records.