275 High Point Ct Unit D · Boynton Beach, FL 33435

$195,000

2 bd · 2.0 ba · 1,104 sqft · Condo public records · 181 Days on market

Built 1971 $539/mo HOA · 22% 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 +19.5/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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

Light & bright villa-style condo in High Point Section 4A featuring Brand New 2025 roofs, partial impact windows, and newer HVAC. This 2BR/2BA home offers tile flooring throughout and a spacious, open feel. The Florida Room has a raised, leveled floor and is vented for A/C, adding flexible living space. Kitchen features partial open layout, raised-panel cabinetry, and abundant storage. Generous primary suite includes updated ensuite with step-in shower. Guest bedroom works perfectly for visitors or a home office. Both bathrooms include updated step-in showers. Enjoy outdoor living on the private patio, ideal for grilling or relaxing in the Florida breeze. Low-maintenance Boynton Beach

Key facts

• New roofs
• Florida room
• Newer hvac

Tags

• VILLA STYLE CONDO
• NEW ROOFS
• PARTIAL IMPACT WINDOWS
• NEWER HVAC
• FLORIDA ROOM
• RAISED PANEL CABINETRY

Property features AI

Finance

• Other: Senior community; Pets not allowed
• Financial info: Property is resale
• HOA & community: Has association; Monthly HOA fee; Community amenities include clubhouse, laundry, pool, shuffleboard court, community room, and putting green; HOA covers insurance, grounds maintenance, sewer, trash, water, common areas and recreation facilities

Exterior

• Parking: Assigned parking; 1 open parking space
• Utilities: Public water; Public sewer; Three phase electric; Cable available; Water available; Sewer available
• Home design: Condominium villa; Single-story; Faces south; West of US-1 road frontage
• Construction: Built with CBS (concrete block/stucco) construction; Composition/shingle roof
• Exterior features: No waterfront; Waterfront features: None

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fan(s)
• Interior features: Walk-in closet(s); Stacked bedroom layout
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 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).
• This rent runs 43% 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 $6k 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 181 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $39k; list at $195k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1971 — 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: 1.25% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 6.7

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-15,685
• Equity at exit: $29,075

10-year hold

• IRR: 2.9%
• Equity multiple: 1.22×
• Total profit: $12,051
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,430 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$55 /mo · $666/yr
• Insurance: −$81
• HOA: −$539
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $221

Break-even live

Break-even rent $2,150

Max offer price $195,000

Occupancy floor 86%

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: $48,750
• Closing costs: $5,850
• 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	0.23mi
255 South Blvd Unit D Boynton Beach, FL	2.0	2.0	1104	$1,975	$1.79	3d	1	0.23mi
2861 S Seacrest Blvd Boynton Beach, FL	1.0	1.0	710	$1,680	$2.37	2d	3	0.40mi
200 Main Blvd Unit 2D Boynton Beach, FL	2.0	2.0	1104	$1,200	$1.09	17d	1	0.47mi
301 SE 21st Ave Boynton Beach, FL	3.0	2.0	986	$2,650	$2.69	24d	1	0.48mi
2309 SE 3rd St Unit 204 Boynton Beach, FL	2.0	2.0	1150	$1,850	$1.61	4d	1	0.53mi
2309 SE 3rd St Unit 204 Boynton Beach, FL	2.0	2.0	1150	$1,850	$1.61	24d	1	0.53mi
176 SE 27th Pl Boynton Beach, FL	3.0	2.0	1170	$3,800	$3.25	24d	1	0.53mi
226 SW 13th Ave Unit 226 Boynton Beach, FL	3.0	2.0	1284	$3,999	$3.11	24d	1	0.60mi
405 SE 20th Ave Apt 1C Boynton Beach, FL	2.0	1.0	975	$1,949	$2.00	24d	1	0.61mi
405 SE 20th Ave Unit 6D Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	8d	1	0.61mi
405 SE 20th Ave Unit 12E Boynton Beach, FL	2.0	1.0	975	$1,889	$1.94	24d	1	0.62mi
1107 Villa Cir #1107 Boynton Beach, FL	3.0	2.0	1233	$2,400	$1.95	5d	1	0.66mi
515 SE 20th Ave Boynton Beach, FL	2.0	1.0	787	$1,889	$2.40	8d	3	0.67mi
615 Villa Cir Boynton Beach, FL	2.0	2.0	1008	$2,500	$2.48	24d	1	0.68mi
523 SE 20th Ct Unit 5 Boynton Beach, FL	1.0	1.0	755	$1,750	$2.32	24d	1	0.68mi
1018 Villa Ln Boynton Beach, FL	2.0	2.0	1008	$2,350	$2.33	24d	1	0.71mi
116 Villa Cir #116 Boynton Beach, FL	3.0	2.0	1233	$2,800	$2.27	24d	1	0.71mi
214 Villa Cir Unit 214 Boynton Beach, FL	2.0	2.0	1008	$2,400	$2.38	24d	1	0.71mi
215 Villa Cir Boynton Beach, FL	3.0	2.0	1266	$2,400	$1.90	24d	1	0.71mi
1002 Villa Ln Boynton Beach, FL	2.0	2.0	1008	$2,400	$2.38	24d	1	0.71mi
611 Villa Cir Boynton Beach, FL	1.0	1.0	793	$1,950	$2.46	24d	1	0.71mi
802 Villa Cir Boynton Beach, FL	3.0	2.0	1233	$2,200	$1.78	24d	1	0.71mi
402 Villa Cir Unit 402 Boynton Beach, FL	3.0	2.0	1233	$2,500	$2.03	17d	1	0.72mi
822 Villa Cir Boynton Beach, FL	2.0	2.0	1008	$2,400	$2.38	5d	1	0.72mi
808 Villa Cir Boynton Beach, FL	3.0	2.0	1233	$3,000	$2.43	24d	1	0.73mi
813 Villa Cir Boynton Beach, FL	2.0	2.0	1074	$2,175	$2.03	15d	1	0.73mi
813 Villa Cir Boynton Beach, FL	2.0	2.0	1074	$2,175	$2.03	17d	1	0.73mi
3302 Tuscany Way Boynton Beach, FL	2.0	1.0	933	$2,900	$3.11	24d	1	0.74mi
1302 Tuscany Way Boynton Beach, FL	3.0	2.0	1328	$3,800	$2.86	5d	1	0.75mi
2417 Tuscany Way Unit 2417 Boynton Beach, FL	2.0	2.0	1131	$3,500	$3.09	24d	1	0.76mi
23 Colonial Club Dr #200 Boynton Beach, FL	2.0	2.0	1224	$2,350	$1.92	24d	1	0.76mi
2120 Tuscany Way Boynton Beach, FL	2.0	2.0	1017	$2,650	$2.61	24d	1	0.76mi
2220 Tuscany Way Unit 2220 Boynton Beach, FL	2.0	2.0	1030	$2,850	$2.77	24d	1	0.76mi
3408 Tuscany Way Boynton Beach, FL	3.0	2.0	1293	$3,500	$2.71	22d	1	0.76mi
2412 Tuscany Way Boynton Beach, FL	1.0	1.0	750	$3,000	$4.00	24d	1	0.76mi
1106 Tuscany Way Boynton Beach, FL	2.0	2.0	1137	$2,200	$1.93	24d	1	0.76mi
1106 Tuscany Way Boynton Beach, FL	2.0	2.0	1137	$2,500	$2.20	5d	1	0.76mi
1407 Tuscany Way #1407 Boynton Beach, FL	1.0	1.0	721	$2,100	$2.91	3d	1	0.79mi
4411 Tuscany Way #4411 Boynton Beach, FL	2.0	2.0	1030	$2,400	$2.33	24d	1	0.79mi

HOA detail condo

• Monthly dues: $539 · $6,468/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $195,000 Active 181 DOM
2. 2026-06-17
   days on market $195,000 Active 180 DOM
3. 2026-06-16
   days on market $195,000 Active 179 DOM
4. 2026-06-15
   days on market $195,000 Active 178 DOM
5. 2026-06-13
   days on market $195,000 Active 176 DOM
6. 2026-06-09
   days on market $195,000 Active 172 DOM
7. 2026-06-07
   days on market $195,000 Active 170 DOM
8. 2026-06-04
   days on market $195,000 Active 167 DOM
9. 2026-06-03
   days on market $195,000 Active 166 DOM
10. 2026-06-01
    days on market $195,000 Active 164 DOM
11. 2026-05-31
    days on market $195,000 Active 163 DOM
12. 2026-04-17
    price $195,000
13. 2026-02-17
    price $200,000
14. 2025-12-19
    listed $215,000 Active
15. 1978-01-01
    soldstatus $39,000

ⓘ 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: $666 · $55/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$953/yr (+$79/mo · 143.1%)

ⓘ 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: $29,157
• − Mortgage interest: −$10,923
• − Property taxes: −$666
• − Insurance: −$975
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − HOA: −$6,468
• − Depreciation: −$5,673
• Taxable loss: −$213
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $2,705/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

+400.0% since first listed

4 events — show timeline

• 2026-04-17 Price Changed $195,000 Beaches MLS
• 2026-02-17 Price Changed $200,000 Beaches MLS
• 2025-12-19 Listed $215,000 Beaches MLS
• 1978-01-01 Sold (Public Records) $39,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $666 · +3.1% YoY. Source: county tax records.