220 Country Ln Unit A · Boynton Beach, FL 33435

$145,000

2 bd · 2.0 ba · 1,102 sqft · Condo public records · 67 Days on market

Built 1983 $544/mo HOA · 24% 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 +25.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• 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 MLS

Stunning 2 Bed 2 Bath Villa is not to be missed! It features a spacious and open fully renovated kitchen with stainless steel appliances, beautiful wood cabinets with island. The large windows light up the lovely living area, dining area and kitchen throughout the home. The home boasts tile flooring throughout, plantation shutters and all new windows. Perfect for either seasonal or year round living.

Key facts

• $544 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: No land lease; Community contains 212 units; Pets not allowed
• HOA & community: Has association (Pine point villa); Monthly association fee; Association amenities: clubhouse, heated pool, pool, billiard room, community room, laundry, shuffleboard court, hobby room, library, kitchen facilities, pickleball courts, sidewalks, maintenance, internet included; Association fee covers: cable TV, insurance, internet, grounds maintenance, sewer, trash, water, common areas, common real estate tax, legal/accounting, reserve funds, roof repairs, recreation facility, pool service

Exterior

• Parking: Assigned parking; Guest parking; One open parking space (total 1)
• Security: Closed circuit cameras; Security lights
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone available; Sewer connected; Underground utilities; Water available
• Home design: Condominium; One story; Entry at level 1; Faces east; Updated / remodeled resale
• Construction: CBS construction; Composition / shingle roof; Block and slab foundation; Built on a single level
• Exterior features: Open porch; Porch; Corner lot; Sidewalks; Landscaped; Asphalt road surface; Private maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Two bedrooms on the main level
• Flooring: Tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Kitchen island; Walk-in closets; Split bedroom layout; Blinds
• Laundry & utility: Laundry room on main level; Outside laundry access / other (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

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: Rolling Green Elementary School (math 21% / reading 26%, grade F, #2,061 of 2,144 statewide, top 96%, 692 students, 88% 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 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-27 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 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $145k implies a 61% gain — meaningful room to come down on a strong offer.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
8. 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.
9. 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: 1.55% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 5.4

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $924
• Equity at exit: $21,620

10-year hold

• IRR: 11.2%
• Equity multiple: 1.92×
• Total profit: $37,211
• Equity at exit: $12,537

Cash invested: $40,600 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$760
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$60
• HOA: −$544
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $356

Break-even live

Break-even rent $1,790

Max offer price $145,000

Occupancy floor 79%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Country Ln Boynton Beach, FL	1.0	1.0	1012	$1,800	$1.78	24d	1	0.07mi
3890 Seacrest Blvd Lantana, FL	3.0	1.0	1248	$2,750	$2.20	24d	1	0.29mi
3265 E Palm Dr Boynton Beach, FL	3.0	2.0	744	$2,600	$3.49	24d	1	0.30mi
191 Tulip Tree Dr Lantana, FL	3.0	1.0	845	$2,750	$3.25	24d	1	0.31mi
1236 Peak Rd Lantana, FL	2.0	1.0	1170	$2,150	$1.84	24d	1	0.43mi
1214 Highview Rd Lantana, FL	3.0	2.0	768	$2,300	$2.99	2d	1	0.47mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	2d	1	0.51mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	2d	1	0.51mi
3617 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	4d	1	0.54mi
3609 High Ridge Rd Boynton Beach, FL	3.0	2.0	1219	$2,650	$2.17	5d	1	0.57mi
3609 High Ridge Rd Boynton Beach, FL	2.0	2.0	1138	$2,400	$2.11	17d	1	0.57mi
3611 High Ridge Rd Unit 302 Boynton Beach, FL	3.0	2.0	1219	$2,540	$2.08	22d	1	0.60mi
3603 High Ridge Rd Unit 302 Boynton Beach, FL	3.0	2.0	1219	$2,540	$2.08	4d	1	0.61mi
3605 High Ridge Rd Unit 204 Boynton Beach, FL	1.0	1.0	833	$1,900	$2.28	17d	1	0.64mi
3601 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	15d	1	0.65mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	24d	1	0.73mi
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,650	$1.93	17d	2	0.74mi
977 Miner Rd Lantana, FL	3.0	1.0	1100	$3,195	$2.90	2d	1	0.74mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	11d	1	0.74mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	24d	1	0.75mi
8076 Ambach Way Hypoluxo, FL	2.0	2.0	1243	$2,200	$1.77	24d	1	0.77mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	24d	1	0.77mi
2600 NE 1st Ln #418 Boynton Beach, FL	2.0	2.0	1182	$1,750	$1.48	24d	1	0.78mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	19d	2	0.79mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	24d	1	0.79mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	2d	1	0.81mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	24d	1	0.81mi
1036 S 14th St Lantana, FL	3.0	2.0	1362	$3,500	$2.57	24d	1	0.83mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	15d	1	0.86mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	24d	1	0.86mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	5d	1	0.88mi
221 Waterside Dr #221 Hypoluxo, FL	3.0	2.5	1259	$2,100	$1.67	4d	1	0.89mi
338 Waterside Dr Hypoluxo, FL	3.0	2.5	1259	$2,100	$1.67	5d	1	0.89mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	24d	1	0.89mi
368 Waterside Dr Hypoluxo, FL	2.0	2.5	1152	$2,500	$2.17	24d	1	0.89mi
221 Waterside Dr #221 Hypoluxo, FL	3.0	2.5	1259	$2,200	$1.75	24d	1	0.89mi
176 Waterside Dr Hypoluxo, FL	3.0	2.0	1024	$2,500	$2.44	20d	1	0.89mi
369 Waterside Dr Hypoluxo, FL	2.0	2.5	1128	$2,250	$1.99	24d	1	0.89mi
314 Waterside Dr Hypoluxo, FL	2.0	2.5	1128	$1,850	$1.64	24d	1	0.89mi
1400 S Broadway Lantana, FL	2.0	1.0	846	$1,850	$2.19	24d	1	0.90mi

HOA detail condo

• Monthly dues: $544 · $6,528/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $145,000 Active 67 DOM
2. 2026-06-17
   days on market $145,000 Active 66 DOM
3. 2026-06-16
   days on market $145,000 Active 65 DOM
4. 2026-06-15
   days on market $145,000 Active 64 DOM
5. 2026-06-13
   days on market $145,000 Active 62 DOM
6. 2026-06-09
   days on market $145,000 Active 58 DOM
7. 2026-06-08
   days on market $145,000 Active 57 DOM
8. 2026-06-07
   days on market $145,000 Active 56 DOM
9. 2026-06-04
   days on market $145,000 Active 53 DOM
10. 2026-06-03
    days on market $145,000 Active 52 DOM
11. 2026-06-02
    days on market $145,000 Active 51 DOM
12. 2026-06-01
    days on market $145,000 Active 50 DOM
13. 2026-06-01
    price $145,000 Active 49 DOM
14. 2026-05-31
    days on market $150,000 Active 49 DOM
15. 2026-04-24
    price $150,000
16. 2026-04-13
    status Active
17. 2026-04-01
    historical
18. 2026-03-31
    listed $175,000 Active
19. 2017-08-11
    soldstatus $90,000 Closed 403-char remark

    Show marketing remark (403 chars)

    Stunning 2 Bed 2 Bath Villa is not to be missed! It features a spacious and open fully renovated kitchen with stainless steel appliances, beautiful wood cabinets with island. The large windows light up the lovely living area, dining area and kitchen throughout the home. The home boasts tile flooring throughout, plantation shutters and all new windows. Perfect for either seasonal or year round living.

20. 2017-08-11
    soldstatus $90,000

    Show marketing remark (403 chars)

    Stunning 2 Bed 2 Bath Villa is not to be missed! It features a spacious and open fully renovated kitchen with stainless steel appliances, beautiful wood cabinets with island. The large windows light up the lovely living area, dining area and kitchen throughout the home. The home boasts tile flooring throughout, plantation shutters and all new windows. Perfect for either seasonal or year round living.

21. 2017-07-06
    historical Contingent 403-char remark

    Show marketing remark (403 chars)

    Stunning 2 Bed 2 Bath Villa is not to be missed! It features a spacious and open fully renovated kitchen with stainless steel appliances, beautiful wood cabinets with island. The large windows light up the lovely living area, dining area and kitchen throughout the home. The home boasts tile flooring throughout, plantation shutters and all new windows. Perfect for either seasonal or year round living.

22. 2017-06-26
    listed $90,000 Active 403-char remark

    Show marketing remark (403 chars)

    Stunning 2 Bed 2 Bath Villa is not to be missed! It features a spacious and open fully renovated kitchen with stainless steel appliances, beautiful wood cabinets with island. The large windows light up the lovely living area, dining area and kitchen throughout the home. The home boasts tile flooring throughout, plantation shutters and all new windows. Perfect for either seasonal or year round living.

23. 2017-04-27
    historical
24. 2017-02-05
    price $105,000
25. 2016-11-29
    listed $115,000 Active
26. 1999-01-12
    soldstatus $40,000
27. 1986-04-01
    soldstatus $44,000

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$615/yr (+$51/mo · 104.5%)

ⓘ 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,886
• − Mortgage interest: −$8,122
• − Property taxes: −$588
• − Insurance: −$725
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − HOA: −$6,528
• − Depreciation: −$4,218
• Taxable income: $2,402
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $3,697/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

+240.9% since first listed

13 events — show timeline

• 2026-04-24 Price Changed $150,000 Beaches MLS
• 2026-04-13 Relisted — Beaches MLS
• 2026-04-01 Listing Removed — Beaches MLS
• 2026-03-31 Listed $175,000 Beaches MLS
• 2017-08-11 Sold (Public Records) $90,000 Public Records
• 2017-08-11 Sold (MLS) $90,000 Beaches MLS
• 2017-07-06 Contingent — Beaches MLS
• 2017-06-26 Listed $90,000 Beaches MLS
• 2017-04-27 Listing Removed — Beaches MLS
• 2017-02-05 Price Changed $105,000 Beaches MLS
• 2016-11-29 Listed $115,000 Beaches MLS
• 1999-01-12 Sold (Public Records) $40,000 Public Records
• 1986-04-01 Sold (Public Records) $44,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $588 · +3.5% YoY. Source: county tax records.