1117 Lake Ter #210 · Boynton Beach, FL 33426

$99,000

2 bd · 1.0 ba · 729 sqft · Condo public records · 75 Days on market

Built 1973 $547/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 +29.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One Small Pet under 20 lbs permitted. This 2br/1ba is in move in condition. Paid up recreation lease in full. Walk to shopping & restaurants. Minutes to ocean beaches. Roof replaced 2009. Exterior just freshly painted and all new exterior LED lighting. Free 18 hole golf, 3 clubhouses, 3 heated pools. Kitchen has nice mica counter top and tiled backsplash. Tile and neutral berber carpet. Extra storage cabinet in dining area and also on enclosed porch. Vanity in bath replaced with new sculptured marble countertop and sink. White tub/shower with glass enclosure. Can rent after one year of ownership. A Must see. .Perfect winter Hideaway. .. Available for quick close. ..

Key facts

• $547 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Not a land lease community; Senior community
• Financial info: Pets allowed (with number and size limits)
• HOA & community: Condominium association; Monthly HOA fee (listed); Association amenities include: clubhouse, heated pool, pool, fitness center, sauna, spa/hot tub, billiard room, game room, laundry, workshop area, community room, hobby room, library, putting green, maintained community, security, recreation facilities, kitchen facilities

Exterior

• Parking: 1 parking space; Asphalt parking; Guest parking
• Security: Security patrol
• Utilities: Public water; Public sewer; 150 amp electrical service with circuit breakers; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; One level; Faces east; Resale condition; 2 total stories in building
• Construction: Concrete block (CBS) construction with stucco; Shingle roof; Slab foundation
• Exterior features: Asphalt road frontage; Private maintained road; Not waterfront

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Split bedroom layout; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/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: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 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 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-28 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 flat; 227 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 75 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask is 6088% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $56k; list at $99k implies a 77% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 2.10% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.06%
• DSCR: 1.67
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,274
• Equity at exit: $14,761

10-year hold

• IRR: 8.5%
• Equity multiple: 1.56×
• Total profit: $15,440
• 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 33426

• Rents YoY: 0.9%
• Active inventory: 227
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$519
• Tax from tax record: −$190 /mo · $2,279/yr
• Insurance: −$41
• HOA: −$547
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $348

Break-even live

Break-even rent $1,642

Max offer price $99,000

Occupancy floor 78%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Renaissance Way #302 Boynton Beach, FL	1.0	1.0	747	$1,945	$2.60	11d	1	1.02mi
2407 Renaissance Way Boynton Beach, FL	1.0	1.0	744	$1,950	$2.62	8d	1	1.09mi
430 NW 12th Ave Unit A Boynton Beach, FL	1.0	1.0	500	$2,195	$4.39	24d	1	1.38mi
115 SW 1st Ave Boynton Beach, FL	1.0–2.0	1.0–2.0	804	$2,250	$2.80	15d	2	1.44mi
408 NW 13th Ave Unit 2 Boynton Beach, FL	1.0	1.0	400	$1,375	$3.44	24d	1	1.45mi

HOA detail condo

• Monthly dues: $547 · $6,564/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $99,000 Active 75 DOM
2. 2026-06-17
   days on market $99,000 Active 74 DOM
3. 2026-06-16
   days on market $99,000 Active 73 DOM
4. 2026-06-15
   days on market $99,000 Active 72 DOM
5. 2026-06-13
   days on market $99,000 Active 70 DOM
6. 2026-06-09
   days on market $99,000 Active 66 DOM
7. 2026-06-08
   days on market $99,000 Active 65 DOM
8. 2026-06-07
   days on market $99,000 Active 64 DOM
9. 2026-06-04
   days on market $99,000 Active 61 DOM
10. 2026-06-03
    days on market $99,000 Active 60 DOM
11. 2026-06-02
    days on market $99,000 Active 59 DOM
12. 2026-06-01
    days on market $99,000 Active 58 DOM
13. 2026-05-31
    days on market $99,000 Active 57 DOM
14. 2026-05-04
    price $99,000
15. 2026-04-05
    listed $1,600
16. 2026-04-04
    listed $118,000 Active
17. 2018-03-01
    soldstatus $56,000
18. 2018-02-26
    soldstatus $56,500 Closed 680-char remark

    Show marketing remark (680 chars)

    One Small Pet under 20 lbs permitted. This 2br/1ba is in move in condition. Paid up recreation lease in full. Walk to shopping & restaurants. Minutes to ocean beaches. Roof replaced 2009. Exterior just freshly painted and all new exterior LED lighting. Free 18 hole golf, 3 clubhouses, 3 heated pools. Kitchen has nice mica counter top and tiled backsplash. Tile and neutral berber carpet. Extra storage cabinet in dining area and also on enclosed porch. Vanity in bath replaced with new sculptured marble countertop and sink. White tub/shower with glass enclosure. Can rent after one year of ownership. A Must see. .Perfect winter Hideaway. .. Available for quick close. ..

19. 2018-01-18
    historical Contingent 680-char remark

    Show marketing remark (680 chars)

    One Small Pet under 20 lbs permitted. This 2br/1ba is in move in condition. Paid up recreation lease in full. Walk to shopping & restaurants. Minutes to ocean beaches. Roof replaced 2009. Exterior just freshly painted and all new exterior LED lighting. Free 18 hole golf, 3 clubhouses, 3 heated pools. Kitchen has nice mica counter top and tiled backsplash. Tile and neutral berber carpet. Extra storage cabinet in dining area and also on enclosed porch. Vanity in bath replaced with new sculptured marble countertop and sink. White tub/shower with glass enclosure. Can rent after one year of ownership. A Must see. .Perfect winter Hideaway. .. Available for quick close. ..

20. 2018-01-04
    price $59,950 680-char remark

    Show marketing remark (680 chars)

    One Small Pet under 20 lbs permitted. This 2br/1ba is in move in condition. Paid up recreation lease in full. Walk to shopping & restaurants. Minutes to ocean beaches. Roof replaced 2009. Exterior just freshly painted and all new exterior LED lighting. Free 18 hole golf, 3 clubhouses, 3 heated pools. Kitchen has nice mica counter top and tiled backsplash. Tile and neutral berber carpet. Extra storage cabinet in dining area and also on enclosed porch. Vanity in bath replaced with new sculptured marble countertop and sink. White tub/shower with glass enclosure. Can rent after one year of ownership. A Must see. .Perfect winter Hideaway. .. Available for quick close. ..

21. 2017-11-22
    listed $65,000 Active 680-char remark

    Show marketing remark (680 chars)

    One Small Pet under 20 lbs permitted. This 2br/1ba is in move in condition. Paid up recreation lease in full. Walk to shopping & restaurants. Minutes to ocean beaches. Roof replaced 2009. Exterior just freshly painted and all new exterior LED lighting. Free 18 hole golf, 3 clubhouses, 3 heated pools. Kitchen has nice mica counter top and tiled backsplash. Tile and neutral berber carpet. Extra storage cabinet in dining area and also on enclosed porch. Vanity in bath replaced with new sculptured marble countertop and sink. White tub/shower with glass enclosure. Can rent after one year of ownership. A Must see. .Perfect winter Hideaway. .. Available for quick close. ..

22. 2016-06-23
    soldstatus $50,000
23. 2016-06-21
    historical 308-char remark

    Show marketing remark (308 chars)

    Great condo in Move-in condition! Bring your toothbrush and enjoy the sunshine. This unit can be purchased with the furniture so snowflakes can relax immediately. Porch enclosed for extra room. Trucks and pets allowed. Leasing after 1 year. Rec Lease Pd. Close to Beaches, Shopping, Restaurants, and more....

24. 2016-06-16
    soldstatus $50,000 Closed 308-char remark

    Show marketing remark (308 chars)

    Great condo in Move-in condition! Bring your toothbrush and enjoy the sunshine. This unit can be purchased with the furniture so snowflakes can relax immediately. Porch enclosed for extra room. Trucks and pets allowed. Leasing after 1 year. Rec Lease Pd. Close to Beaches, Shopping, Restaurants, and more....

25. 2016-06-01
    status Pending 308-char remark

    Show marketing remark (308 chars)

    Great condo in Move-in condition! Bring your toothbrush and enjoy the sunshine. This unit can be purchased with the furniture so snowflakes can relax immediately. Porch enclosed for extra room. Trucks and pets allowed. Leasing after 1 year. Rec Lease Pd. Close to Beaches, Shopping, Restaurants, and more....

26. 2016-05-31
    historical Contingent 308-char remark

    Show marketing remark (308 chars)

    Great condo in Move-in condition! Bring your toothbrush and enjoy the sunshine. This unit can be purchased with the furniture so snowflakes can relax immediately. Porch enclosed for extra room. Trucks and pets allowed. Leasing after 1 year. Rec Lease Pd. Close to Beaches, Shopping, Restaurants, and more....

27. 2016-05-25
    status Pending 308-char remark

    Show marketing remark (308 chars)

    Great condo in Move-in condition! Bring your toothbrush and enjoy the sunshine. This unit can be purchased with the furniture so snowflakes can relax immediately. Porch enclosed for extra room. Trucks and pets allowed. Leasing after 1 year. Rec Lease Pd. Close to Beaches, Shopping, Restaurants, and more....

28. 2016-05-13
    price $54,000 308-char remark

    Show marketing remark (308 chars)

    Great condo in Move-in condition! Bring your toothbrush and enjoy the sunshine. This unit can be purchased with the furniture so snowflakes can relax immediately. Porch enclosed for extra room. Trucks and pets allowed. Leasing after 1 year. Rec Lease Pd. Close to Beaches, Shopping, Restaurants, and more....

29. 2016-01-14
    listed $60,000 Active 308-char remark

    Show marketing remark (308 chars)

    Great condo in Move-in condition! Bring your toothbrush and enjoy the sunshine. This unit can be purchased with the furniture so snowflakes can relax immediately. Porch enclosed for extra room. Trucks and pets allowed. Leasing after 1 year. Rec Lease Pd. Close to Beaches, Shopping, Restaurants, and more....

30. 2013-01-31
    soldstatus $25,000
31. 2012-12-31
    historical
32. 2011-01-21
    listed $42,000
33. 2006-01-19
    soldstatus $110,000
34. 2003-12-09
    soldstatus $48,000
35. 2000-04-17
    soldstatus $24,000
36. 2000-03-30
    soldstatus $24,000
37. 2000-03-17
    historical
38. 1999-12-06
    listed $27,900

ⓘ 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: $2,279 · $190/mo
• Projected year-2 tax: $2,279 · $190/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 22 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: $24,991
• − Mortgage interest: −$5,546
• − Property taxes: −$2,279
• − Insurance: −$495
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − HOA: −$6,564
• − Depreciation: −$2,880
• Taxable income: $3,229
• Est. tax owed @ 24.0%: −$775
• After-tax cash flow: $3,400/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): 24,255
• Household income: $74,223
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 1417.0

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 0.66)
• Race & ethnicity: White 51% Black 23% Hispanic / Latino 17% Two or more races 14% Asian 4%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 9% Romanian 2% Lithuanian 2%
• Foreign-born: 29% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 16% French/Haitian/Cajun 11% Other Indo-European 5%

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: ▼ -205.96%
• Current HPI: 335.3805
• Rent YoY: ▲ 0.93%
• 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

+254.8% since first listed

25 events — show timeline

• 2026-05-04 Price Changed $99,000 Beaches MLS
• 2026-04-05 Listed for Rent $1,600 RMLSFL
• 2026-04-04 Listed $118,000 Beaches MLS
• 2018-03-01 Sold (Public Records) $56,000 Public Records
• 2018-02-26 Sold (MLS) $56,500 Beaches MLS
• 2018-01-18 Contingent — Beaches MLS
• 2018-01-04 Price Changed $59,950 Beaches MLS
• 2017-11-22 Listed $65,000 Beaches MLS
• 2016-06-23 Sold (Public Records) $50,000 Public Records
• 2016-06-21 Listing Removed — Beaches MLS
• 2016-06-16 Sold (MLS) $50,000 Beaches MLS
• 2016-06-01 Pending — Beaches MLS
• 2016-05-31 Contingent — Beaches MLS
• 2016-05-25 Pending — Beaches MLS
• 2016-05-13 Price Changed $54,000 Beaches MLS
• 2016-01-14 Listed $60,000 Beaches MLS
• 2013-01-31 Sold (Public Records) $25,000 Public Records
• 2012-12-31 Listing Removed — Beaches MLS
• 2011-01-21 Listed $42,000 Beaches MLS
• 2006-01-19 Sold (Public Records) $110,000 Public Records
• 2003-12-09 Sold (Public Records) $48,000 Public Records
• 2000-04-17 Sold (Public Records) $24,000 Public Records
• 2000-03-30 Sold (MLS) $24,000 Beaches MLS
• 2000-03-17 Listing Removed — Beaches MLS
• 1999-12-06 Listed $27,900 Beaches MLS

Property tax history

+6.2%/yr

Latest (2025): $2,279 · +3.9% YoY. Source: county tax records.