30 Crossings Cir Apt B · Boynton Beach, FL 33435

$159,000

2 bd · 1.5 ba · 864 sqft · Condo public records · 56 Days on market

Built 1984

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Why this score? — see what drove the D 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 +11.5/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ready to move in! Furnished lovely 2 bedroom, 1.5 baths close to intercoastal waterway. New carpet in bedrooms, wood flooring in dining and living areas, and tile in kitchen and bathrooms. Includes washer and dryer. Has large fenced in outdoor patio with furniture. Condo exterior has been completely renewed. New roof, siding and stucco. Just 5minutes from 95 and close to all popular shopping, dining and entertaining. Pool, playground and tennis courts included.

Key facts

• New stucco
• New siding
• Fenced outdoor patio

Tags

• FENCED OUTDOOR PATIO
• NEW ROOF
• NEW SIDING
• NEW STUCCO
• POOL
• PLAYGROUND

Property features AI

Exterior

• Parking: 2-car garage
• Home design: Condo/Townhome unit at 30 Crossings Cir Apt B, Boynton Beach, FL

Interior

• Bathrooms: 1 full bath; 1 half bath
• Interior features: One full bathroom; One half bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-53 ($-631/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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); 538 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 38% 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 $5k 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 56 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 17y 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 $32k; list at $159k implies a 389% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $154,230 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.36% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 6.1

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-27,281
• Equity at exit: $23,707

10-year hold

• IRR: -6.8%
• Equity multiple: 0.54×
• Total profit: $-20,493
• Equity at exit: $13,747

Cash invested: $44,520 (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: 538
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$834
• Tax from tax record: −$219 /mo · $2,627/yr
• Insurance: −$66
• HOA est. from 1 same-building comp: −$636
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-53

Break-even live

Break-even rent $2,221

Max offer price $149,712

Occupancy floor 97%

Sensitivity live

Price	-10% $37	-5% $-8	+0% $-53	+5% $-98	+10% $-143
Rent	-10% $-223	-5% $-138	+0% $-53	+5% $33	+10% $118
Rate	-1.0pp $27	-0.5pp $-12	base $-53	+0.5pp $-94	+1.0pp $-136

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	19d	1	0.02mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	16d	1	0.03mi
24 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,050	$2.37	25d	1	0.08mi
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	25d	1	0.12mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	4d	1	0.12mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	25d	1	0.17mi
2202 NE 3rd St Boynton Beach, FL	3.0	2.0	902	$3,000	$3.33	18d	1	0.17mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	25d	1	0.20mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	25d	1	0.25mi
2008 S Federal Hwy Unit C207 Boynton Beach, FL	2.0	2.0	963	$2,000	$2.08	25d	1	0.27mi
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	19d	1	0.28mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	6d	1	0.28mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	25d	1	0.33mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	25d	1	0.35mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	3d	1	0.35mi
640 Oak St Boynton Beach, FL	2.0	1.0	765	$2,690	$3.52	8d	1	0.37mi
2213 NE 1st Ct #103 Boynton Beach, FL	1.0	1.5	624	$1,350	$2.16	25d	1	0.40mi
410 NE 17th Ave #101 Boynton Beach, FL	2.0	1.5	1080	$1,500	$1.39	8d	1	0.40mi
176 Waterside Dr Hypoluxo, FL	3.0	2.0	1024	$2,500	$2.44	20d	1	0.40mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	25d	1	0.40mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	25d	1	0.41mi
311 NE 17th Ave #204 Boynton Beach, FL	2.0	2.0	1100	$1,650	$1.50	25d	1	0.41mi
1820 New Palm Way #201 Boynton Beach, FL	2.0	2.0	873	$3,500	$4.01	25d	1	0.44mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	25d	1	0.44mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	19d	2	0.45mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	20d	1	0.45mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	12d	1	0.49mi
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,650	$1.93	18d	2	0.50mi
1632 N Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1098	$2,582	$2.35	0d	19	0.50mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	25d	1	0.50mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	16d	1	0.51mi
977 Miner Rd Lantana, FL	3.0	1.0	1100	$3,195	$2.90	3d	1	0.54mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	25d	1	0.55mi
2100 N Seacrest Blvd Boynton Beach, FL	3.0	1.0	1056	$2,900	$2.75	18d	1	0.57mi
1219 Highland Rd Lantana, FL	3.0	2.0	744	$2,350	$3.16	0d	1	0.69mi
1214 Highview Rd Lantana, FL	3.0	2.0	768	$2,300	$2.99	3d	1	0.71mi
22 S Loafing St Hypoluxo, FL	2.0	1.0	696	$1,300	$1.87	25d	1	0.72mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	25d	1	0.72mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	3d	1	0.72mi
65 Relaxed Cir Hypoluxo, FL	2.0	2.0	828	$2,000	$2.42	8d	1	0.75mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $159,000 Active 56 DOM
2. 2026-06-18
   days on market $159,000 Active 53 DOM
3. 2026-06-17
   days on market $159,000 Active 52 DOM
4. 2026-06-16
   days on market $159,000 Active 51 DOM
5. 2026-06-15
   days on market $159,000 Active 50 DOM
6. 2026-06-13
   days on market $159,000 Active 48 DOM
7. 2026-06-09
   days on market $159,000 Active 44 DOM
8. 2026-06-07
   days on market $159,000 Active 42 DOM
9. 2026-06-04
   days on market $159,000 Active 39 DOM
10. 2026-06-03
    days on market $159,000 Active 38 DOM
11. 2026-06-01
    days on market $159,000 Active 36 DOM
12. 2026-05-31
    days on market $159,000 Active 35 DOM
13. 2026-04-22
    listed $159,000 Active
14. 2025-12-09
    historical
15. 2025-07-13
    status Active
16. 2025-07-13
    historical
17. 2025-07-02
    listed $1,850
18. 2025-05-09
    historical $2,000
19. 2025-04-08
    listed $2,000
20. 2025-03-18
    historical $2,000
21. 2025-03-15
    price $179,600
22. 2025-02-15
    listed $2,000
23. 2025-01-12
    listed $189,000 Active
24. 2024-09-02
    historical
25. 2024-08-31
    price $204,999
26. 2024-08-02
    price $209,999
27. 2024-08-02
    status Active
28. 2024-08-02
    historical
29. 2024-07-02
    listed $214,999 Active
30. 2024-06-01
    historical
31. 2024-04-16
    listed $220,000 Active
32. 2009-11-16
    soldstatus $32,500
33. 2009-10-27
    historical
34. 2009-04-04
    listed $33,000
35. 2006-03-03
    soldstatus $158,000
36. 2000-02-03
    soldstatus $36,000
37. 1997-06-02
    soldstatus $31,500
38. 1985-03-01
    soldstatus $44,900

ⓘ 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: $2,627 · $219/mo
• Projected year-2 tax: $2,627 · $219/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 ≥104°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: $25,859
• − Mortgage interest: −$8,906
• − Property taxes: −$2,627
• − Insurance: −$795
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − HOA: −$7,632
• − Depreciation: −$4,625
• Taxable loss: −$2,864
• Est. tax savings @ 24.0%: +$687
• After-tax cash flow: $56/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

+254.1% since first listed

26 events — show timeline

• 2026-04-22 Listed $159,000 Fizber.com
• 2025-12-09 Listing Removed — Beaches MLS
• 2025-07-13 Relisted — Beaches MLS
• 2025-07-13 Listing Removed — Beaches MLS
• 2025-07-02 Listed for Rent $1,850 REDFIN
• 2025-05-09 Rental Removed $2,000 TURBOTENANT
• 2025-04-08 Listed for Rent $2,000 TURBOTENANT
• 2025-03-18 Rental Removed $2,000 Avail
• 2025-03-15 Price Changed $179,600 Beaches MLS
• 2025-02-15 Listed for Rent $2,000 Avail
• 2025-01-12 Listed $189,000 Beaches MLS
• 2024-09-02 Listing Removed — Beaches MLS
• 2024-08-31 Price Changed $204,999 Beaches MLS
• 2024-08-02 Price Changed $209,999 Beaches MLS
• 2024-08-02 Relisted — Beaches MLS
• 2024-08-02 Listing Removed — Beaches MLS
• 2024-07-02 Listed $214,999 Beaches MLS
• 2024-06-01 Listing Removed — Beaches MLS
• 2024-04-16 Listed $220,000 Beaches MLS
• 2009-11-16 Sold (MLS) $32,500 Beaches MLS
• 2009-10-27 Listing Removed — Beaches MLS
• 2009-04-04 Listed $33,000 Beaches MLS
• 2006-03-03 Sold (Public Records) $158,000 Public Records
• 2000-02-03 Sold (Public Records) $36,000 Public Records
• 1997-06-02 Sold (Public Records) $31,500 Public Records
• 1985-03-01 Sold (Public Records) $44,900 Public Records

Property tax history

+19.8%/yr

Latest (2025): $2,627 · +5.8% YoY. Source: county tax records.