2615 NE 1st Ct #303 · Boynton Beach, FL 33435

$104,900

2 bd · 2.0 ba · 1,080 sqft · Condo public records · 2 Days on market

Built 1978 $697/mo HOA · 33% of rent

---

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 +20.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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

Welcome to this beautifully updated and move-in-ready 2-bedroom, 2-bath condo in the active 55+ community of Village Royale on the Green. This spacious third-floor residence features fresh paint, newer appliances, newer AC, updated baths, generous closet space, and a bright open floor plan with plenty of natural light. The kitchen opens to the main living area, making it ideal for everyday living and entertaining, while the private balcony offers peaceful views of the well-maintained community grounds. Enjoy resort-style amenities including two pools, clubhouse, fitness center, tennis, pickleball, shuffleboard, bocce, and social activity spaces. The community also offers assigned parking, e

Key facts

• Fitness center
• Private balcony
• Assigned parking

Tags

• PRIVATE BALCONY
• RESORT-STYLE AMENITIES
• TWO POOLS
• FITNESS CENTER
• ASSIGNED PARKING
• ELEVATOR ACCESS

Property features AI

Finance

• Other: Building area reported from public records
• Financial info: Pets not allowed; Property is in a senior community
• HOA & community: Has association; Monthly HOA fee; HOA covers cable TV, insurance, grounds maintenance, sewer, trash, water and common areas; Community amenities include clubhouse, elevators, fitness center, game room, laundry, picnic area, pool, sauna, shuffleboard, spa/hot tub, tennis courts, business center, community room, courtesy bus, pickleball court(s), and on-site manager

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detectors; Security patrol
• Utilities: Public water; Three phase electric service; Cable available; Water available; Public sewer (included in association services)
• Home design: Condominium; Multi/split levels; Resale condition; Faces east; 4-story building
• Construction: CBS construction
• Exterior features: Screened porch; Open porch; Paved road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Window coverings (Blinds, Jalousie)
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Paddle fan(s)
• Interior features: Built-in features; Walk-in closet(s); Split bedroom layout; Custom mirrors; Blinds and jalousie windows
• Laundry & utility: Laundry available in the community (association laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 7.9% 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); 536 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $725 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 8y ago; this cycle's ask is 6456% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $104,900

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.98% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 4.2

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-6,267
• Equity at exit: $15,641

10-year hold

• IRR: 5.8%
• Equity multiple: 1.46×
• Total profit: $13,649
• Equity at exit: $9,070

Cash invested: $29,372 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$550
• Tax from tax record: −$214 /mo · $2,569/yr
• Insurance: −$44
• HOA: −$697
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $139

Break-even live

Break-even rent $1,905

Max offer price $104,900

Occupancy floor 88%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	24d	1	0.02mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	18d	2	0.03mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	11d	1	0.07mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	24d	1	0.07mi
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,650	$1.93	17d	2	0.07mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	24d	1	0.09mi
2600 NE 1st Ln #418 Boynton Beach, FL	2.0	2.0	1182	$1,750	$1.48	24d	1	0.13mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	24d	1	0.13mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	24d	1	0.14mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	2d	1	0.14mi
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	18d	1	0.15mi
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	15d	1	0.16mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	5d	1	0.16mi
2639 NE 4th St Boynton Beach, FL	3.0	2.0	1300	$2,895	$2.23	5d	1	0.32mi
2100 N Seacrest Blvd Boynton Beach, FL	3.0	1.0	1056	$2,900	$2.75	16d	1	0.32mi
8076 Ambach Way Hypoluxo, FL	2.0	2.0	1243	$2,200	$1.77	24d	1	0.34mi
2122 NE 1st St Boynton Beach, FL	2.0	1.0	1362	$2,300	$1.69	12d	1	0.34mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	24d	1	0.40mi
2202 NE 3rd St Boynton Beach, FL	3.0	2.0	902	$3,000	$3.33	16d	1	0.41mi
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	18d	1	0.41mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	24d	1	0.41mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	19d	1	0.41mi
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	24d	1	0.42mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	24d	1	0.44mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	15d	1	0.45mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	24d	1	0.45mi
1214 Highview Rd Lantana, FL	3.0	2.0	768	$2,300	$2.99	2d	1	0.47mi
314 Waterside Dr Hypoluxo, FL	2.0	2.5	1128	$1,850	$1.64	24d	1	0.48mi
369 Waterside Dr Hypoluxo, FL	2.0	2.5	1128	$2,250	$1.99	24d	1	0.48mi
221 Waterside Dr #221 Hypoluxo, FL	3.0	2.5	1259	$2,100	$1.67	3d	1	0.48mi
338 Waterside Dr Hypoluxo, FL	3.0	2.5	1259	$2,100	$1.67	5d	1	0.48mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	24d	1	0.48mi
368 Waterside Dr Hypoluxo, FL	2.0	2.5	1152	$2,500	$2.17	24d	1	0.48mi
176 Waterside Dr Hypoluxo, FL	3.0	2.0	1024	$2,500	$2.44	19d	1	0.48mi
221 Waterside Dr #221 Hypoluxo, FL	3.0	2.5	1259	$2,200	$1.75	24d	1	0.48mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	3d	1	0.48mi
977 Miner Rd Lantana, FL	3.0	1.0	1100	$3,195	$2.90	2d	1	0.48mi
24 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,050	$2.37	24d	1	0.50mi
1236 Peak Rd Lantana, FL	2.0	1.0	1170	$2,150	$1.84	24d	1	0.51mi
311 NE 17th Ave #204 Boynton Beach, FL	2.0	2.0	1100	$1,650	$1.50	24d	1	0.57mi

HOA detail condo

• Monthly dues: $697 · $8,364/yr
• Likely covers: landscapingpoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $104,900 Active 2 DOM
2. 2026-06-17
   pricedays on marketlisting id $104,900 Active 1 DOM
3. 2026-05-31
   days on market $108,000 Active 191 DOM
4. 2026-04-27
   price $108,000
5. 2026-04-27
   price $109,000
6. 2026-04-10
   listed $1,600
7. 2026-04-09
   historical $1,600
8. 2025-12-16
   listed $1,600
9. 2025-11-17
   listed $115,000 Active
10. 2025-10-31
    historical $1,500
11. 2025-10-31
    historical
12. 2025-07-22
    price $1,500
13. 2025-07-22
    price $120,000
14. 2025-07-20
    price $1,600
15. 2025-07-07
    listed $1,650
16. 2025-07-06
    listed $120,420 Active
17. 2025-07-04
    historical
18. 2025-03-10
    price $129,900
19. 2024-12-03
    price $134,900
20. 2024-11-03
    listed $145,000 Active
21. 2022-03-25
    soldstatus $105,000
22. 2022-03-18
    soldstatus $105,000 Closed
23. 2022-03-01
    status Pending
24. 2022-02-15
    historical
25. 2022-02-15
    listed $110,000 Active
26. 2022-01-08
    status Active
27. 2021-12-12
    historical Active Under Contract
28. 2021-11-27
    status Active
29. 2021-10-11
    historical Active Under Contract
30. 2021-08-14
    listed $115,000 Active
31. 2018-10-23
    soldstatus $72,500
32. 2018-10-18
    soldstatus $72,500 Closed
33. 2018-09-28
    historical Contingent
34. 2018-09-07
    listed $72,500 Active
35. 2001-12-31
    soldstatus $25,000
36. 2001-12-21
    soldstatus $25,000
37. 1999-08-26
    soldstatus $25,000

ⓘ 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: $2,569 · $214/mo
• Projected year-2 tax: $2,569 · $214/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 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: $24,976
• − Mortgage interest: −$5,876
• − Property taxes: −$2,569
• − Insurance: −$524
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − HOA: −$8,364
• − Depreciation: −$3,052
• Taxable income: $594
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $1,529/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

+332.0% since first listed

34 events — show timeline

• 2026-04-27 Price Changed $108,000 Beaches MLS
• 2026-04-27 Price Changed $109,000 Beaches MLS
• 2026-04-10 Listed for Rent $1,600 RMLSFL
• 2026-04-09 Rental Removed $1,600 GFLMLS
• 2025-12-16 Listed for Rent $1,600 GFLMLS
• 2025-11-17 Listed $115,000 Beaches MLS
• 2025-10-31 Rental Removed $1,500 RMLSFL
• 2025-10-31 Listing Removed — Beaches MLS
• 2025-07-22 Price Changed $1,500 RMLSFL
• 2025-07-22 Price Changed $120,000 Beaches MLS
• 2025-07-20 Price Changed $1,600 RMLSFL
• 2025-07-07 Listed for Rent $1,650 RMLSFL
• 2025-07-06 Listed $120,420 Beaches MLS
• 2025-07-04 Listing Removed — Beaches MLS
• 2025-03-10 Price Changed $129,900 Beaches MLS
• 2024-12-03 Price Changed $134,900 Beaches MLS
• 2024-11-03 Listed $145,000 Beaches MLS
• 2022-03-25 Sold (Public Records) $105,000 Public Records
• 2022-03-18 Sold (MLS) $105,000 Beaches MLS
• 2022-03-01 Pending — Beaches MLS
• 2022-02-15 Listing Removed — Beaches MLS
• 2022-02-15 Listed $110,000 Beaches MLS
• 2022-01-08 Relisted — Beaches MLS
• 2021-12-12 Contingent — Beaches MLS
• 2021-11-27 Relisted — Beaches MLS
• 2021-10-11 Contingent — Beaches MLS
• 2021-08-14 Listed $115,000 Beaches MLS
• 2018-10-23 Sold (Public Records) $72,500 Public Records
• 2018-10-18 Sold (MLS) $72,500 Beaches MLS
• 2018-09-28 Contingent — Beaches MLS
• 2018-09-07 Listed $72,500 Beaches MLS
• 2001-12-31 Sold (Public Records) $25,000 Public Records
• 2001-12-21 Sold (Public Records) $25,000 Public Records
• 1999-08-26 Sold (Public Records) $25,000 Public Records

Property tax history

+20.6%/yr

Latest (2025): $2,569 · +73.2% YoY. Source: county tax records.