2601 NE 3rd Ct #1050 · Boynton Beach, FL 33435

$148,900

1 bd · 1.5 ba · 758 sqft · Condo public records · 31 Days on market

Built 1974 $555/mo HOA · 30% of rent

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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 +9.9/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ESTATE SALE - FULLY FURNISHED - SOME ANTIQUES - ON SUPRA - EASY TO SHOW ACTIVE ADULT COMMUNITY - 2 POOLS - TENNIS COURTS - SAUNA - CALL 734-6000 MAINTENANCE INCLUDES CABLE

Key facts

• Fully renovated
• New quartz kitchen
• $555 HOA

Tags

• FULLY RENOVATED
• RESERVED PARKING SPOT
• NEW QUARTZ KITCHEN
• SAMSUNG STAINLESS APPLIANCES
• EXPANSIVE GREEN SPACE
• RESORT STYLE AMENITIES

Property features AI

Finance

• Other: Senior community; Pets not allowed; Community contains 874 units
• Financial info: Not a land-lease property
• HOA & community: Association: Village Royale Greendale Condo; Monthly association fee ($555) includes cable TV, insurance, internet, grounds and structure maintenance, sewer, trash, water, common areas, common real estate tax, elevator, hot water, legal/accounting, reserve funds, recreation facility, and pool service; Community amenities: clubhouse, fitness center, pool, billiard room, shuffleboard court, recreation facilities, business center, community room, bike storage, manager on site, on-site management, laundry, parking, trash chute, internet included, maintained community

Exterior

• Parking: Two total parking spaces; Assigned parking; Asphalt parking; One open parking space
• Security: Secure elevator
• Utilities: Public water; Public sewer; Three-phase electric; Cable connected, electricity connected, phone available, water connected, sewer connected
• Home design: Condominium; One level; Faces south; Resale
• Construction: Built with stucco/CBS/concrete block; Shingle/composition roof; Block foundation; Building has four stories (unit in Building 13)
• Exterior features: Open patio and deck; Patio; Other fencing; Paved road frontage; Public-maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Tile; Wood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric, individual); Heat strip; Central air conditioning (individual); Ceiling fan(s)
• Interior features: Walk-in closet(s); Furnished; Blinds, single-hung metal windows, and shutters
• Laundry & utility: Common-area laundry (see remarks)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (11.1% below list).
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $132k (11.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 4.3% in Boynton Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 539 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).

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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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 $125k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,427 (11.1% 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 31 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• 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: -19.3%
• Equity multiple: 0.32×
• Total profit: $-28,507
• Equity at exit: $22,201

10-year hold

• IRR: -9.6%
• Equity multiple: 0.38×
• Total profit: $-26,016
• Equity at exit: $12,874

Cash invested: $41,692 (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: 539
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$781
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$62
• HOA: −$555
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-93

Break-even live

Break-even rent $1,977

Max offer price $132,427

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-51	+0% $-93	+5% $-135	+10% $-178
Rent	-10% $-240	-5% $-167	+0% $-93	+5% $-20	+10% $54
Rate	-1.0pp $-18	-0.5pp $-55	base $-93	+0.5pp $-132	+1.0pp $-171

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: $37,225
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	20d	1	0.02mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	26d	1	0.05mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	6d	1	0.06mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	4d	1	0.11mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	26d	1	0.11mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	26d	1	0.13mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	26d	1	0.16mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	20d	2	0.16mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	13d	1	0.21mi
2213 NE 1st Ct #103 Boynton Beach, FL	1.0	1.5	624	$1,350	$2.16	26d	1	0.21mi
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,600	$1.87	19d	2	0.21mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	16d	1	0.26mi
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	20d	1	0.27mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	26d	1	0.27mi
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	26d	1	0.29mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	26d	1	0.29mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	26d	1	0.29mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	26d	1	0.31mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	16d	1	0.31mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	4d	1	0.34mi
24 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,050	$2.37	26d	1	0.36mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	21d	1	0.37mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	26d	1	0.41mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	26d	1	0.43mi
311 NE 17th Ave #204 Boynton Beach, FL	2.0	2.0	1100	$1,650	$1.50	26d	1	0.48mi
410 NE 17th Ave #101 Boynton Beach, FL	2.0	1.5	1080	$1,500	$1.39	9d	1	0.51mi
2008 S Federal Hwy Unit C207 Boynton Beach, FL	2.0	2.0	963	$2,000	$2.08	26d	1	0.53mi
640 Oak St Boynton Beach, FL	2.0	1.0	765	$2,690	$3.52	9d	1	0.62mi
1820 New Palm Way #201 Boynton Beach, FL	2.0	2.0	873	$3,500	$4.01	26d	1	0.71mi
1632 N Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1098	$2,098	$1.91	0d	19	0.74mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	4d	1	0.75mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	3d	1	0.75mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	4d	1	0.77mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	26d	1	0.77mi
22 S Loafing St Hypoluxo, FL	2.0	1.0	696	$1,300	$1.87	26d	1	0.77mi
65 Relaxed Cir Hypoluxo, FL	2.0	2.0	828	$2,000	$2.42	9d	1	0.82mi
1000 Scotia Dr #605 Hypoluxo, FL	2.0	1.0	901	$2,190	$2.43	9d	1	0.87mi
101 Country Ln Boynton Beach, FL	1.0	1.0	1012	$1,500	$1.48	1d	1	0.89mi
3601 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	16d	1	0.98mi
3605 High Ridge Rd Unit 204 Boynton Beach, FL	1.0	1.0	833	$1,900	$2.28	19d	1	1.00mi

HOA detail condo

• Monthly dues: $555 · $6,660/yr
• Likely covers: cablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $148,900 Active 31 DOM
2. 2026-06-18
   days on market $148,900 Active 28 DOM
3. 2026-06-17
   days on market $148,900 Active 27 DOM
4. 2026-06-16
   days on market $148,900 Active 26 DOM
5. 2026-06-15
   pricedays on market $148,900 Active 25 DOM
6. 2026-06-13
   days on market $149,900 Active 23 DOM
7. 2026-06-09
   days on market $149,900 Active 19 DOM
8. 2026-06-08
   days on market $149,900 Active 18 DOM
9. 2026-06-07
   days on market $149,900 Active 17 DOM
10. 2026-06-04
    days on market $149,900 Active 14 DOM
11. 2026-06-03
    days on market $149,900 Active 13 DOM
12. 2026-06-02
    days on market $149,900 Active 12 DOM
13. 2026-06-01
    days on market $149,900 Active 11 DOM
14. 2026-05-31
    days on market $149,900 Active 10 DOM
15. 2026-05-21
    listed $149,900 Active
16. 2025-08-19
    soldstatus $125,000
17. 1999-06-01
    soldstatus $16,000
18. 1999-05-28
    soldstatus $16,000 171-char remark

    Show marketing remark (171 chars)

    ESTATE SALE - FULLY FURNISHED - SOME ANTIQUES - ON SUPRA - EASY TO SHOW ACTIVE ADULT COMMUNITY - 2 POOLS - TENNIS COURTS - SAUNA - CALL 734-6000 MAINTENANCE INCLUDES CABLE

19. 1999-04-25
    historical 171-char remark

    Show marketing remark (171 chars)

    ESTATE SALE - FULLY FURNISHED - SOME ANTIQUES - ON SUPRA - EASY TO SHOW ACTIVE ADULT COMMUNITY - 2 POOLS - TENNIS COURTS - SAUNA - CALL 734-6000 MAINTENANCE INCLUDES CABLE

20. 1999-04-09
    listed $17,500 171-char remark

    Show marketing remark (171 chars)

    ESTATE SALE - FULLY FURNISHED - SOME ANTIQUES - ON SUPRA - EASY TO SHOW ACTIVE ADULT COMMUNITY - 2 POOLS - TENNIS COURTS - SAUNA - CALL 734-6000 MAINTENANCE INCLUDES CABLE

ⓘ 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: $1,972 · $164/mo
• Projected year-2 tax: $1,972 · $164/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 26 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: $22,314
• − Mortgage interest: −$8,341
• − Property taxes: −$1,972
• − Insurance: −$744
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − HOA: −$6,660
• − Depreciation: −$4,332
• Taxable loss: −$3,305
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $-326/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

+756.6% since first listed

6 events — show timeline

• 2026-05-21 Listed $149,900 Beaches MLS
• 2025-08-19 Sold (Public Records) $125,000 Public Records
• 1999-06-01 Sold (Public Records) $16,000 Public Records
• 1999-05-28 Sold (MLS) $16,000 Beaches MLS
• 1999-04-25 Listing Removed — Beaches MLS
• 1999-04-09 Listed $17,500 Beaches MLS

Property tax history

+18.3%/yr

Latest (2025): $1,972 · +682.5% YoY. Source: county tax records.