2300 NE 1st Ln #309 · Boynton Beach, FL 33435

$125,000

1 bd · 1.5 ba · 754 sqft · Condo · 59 Days on market

Built 1974 Good condition $630/mo HOA · 33% of rent

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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 +13.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This condo has a fantastic Garden View in your relaxing Finished enclosed patio room w A/ C vent !! All Impact windows(except tiny window above shower).an Features tile flooring & new lighting in kitchen, partially furnished & a 4 month new water heater! Great location on the ''T'' & near elevator & laundry room. Lovely plantation shutters in bedroom. Custom made walk-in shower! 4 ceiling fans. HOA fee includes cable, water, roof maintenance and building insurance. Secured elevator. Enjoy the Florida lifestyle in this 55+ community with amazing amenities including a state of the art theater, gym, heated pools, billiards, library, bingo, tennis courts, shuffleboard, movies, etc . Close to 95 and minutes to shopping, restaurants, and near, airport, Tri-rail, & the beach too! Must see

Key facts

• Guest parking
• Updated kitchen
• Assigned parking

Tags

• UPDATED KITCHEN
• ENCLOSED FLORIDA ROOM
• MAGNIFICENT GARDEN VIEW
• ASSIGNED PARKING
• GUEST PARKING
• TWO BEAUTIFUL CLUBHOUSES

Property features AI

Finance

• Financial info: Pets not allowed; Community contains 880 units
• HOA & community: Association: Village Royale Greenridge (also listed as Village Royale on the Green); Monthly association fee of $630; Association fee includes cable TV, insurance, grounds and structure maintenance, pest control, security, sewer, trash, water, common areas, elevator, reserve funds, roof repairs, recreation facility and pool service; Community amenities include clubhouse, heated pool, pool, spa/hot tub, fitness center, billiard room, game room, laundry, picnic area, parking, shuffleboard and bocce courts, tennis and pickleball courts, business center, and internet included; Senior community

Exterior

• Parking: Assigned parking with guest spaces; One open parking space
• Security: Closed-circuit cameras; Smoke detectors; Secure elevator; Security patrol
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; One level; Remodeled/Updated condition; Faces west; Building has four stories
• Construction: Concrete block with stucco construction; Concrete roof
• Exterior features: Glass-enclosed patio/porch; Not waterfront

Interior

• Kitchen: Electric range; Electric cooktop; Microwave; Dishwasher; Refrigerator; Freezer; Garbage disposal; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile
• Bathrooms: One full bath and one half bath (two total, both on main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closets; Blinds and drapes; Storm windows
• Laundry & utility: Laundry in kitchen; Common area laundry (see remarks)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $7 ($85/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: 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); 538 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $864 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 59 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $105k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 1.52% ✓
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 5.5

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: -14.3%
• Equity multiple: 0.48×
• Total profit: $-18,160
• Equity at exit: $18,638

10-year hold

• IRR: -3.4%
• Equity multiple: 0.76×
• Total profit: $-8,428
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$630
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $7

Break-even live

Break-even rent $1,891

Max offer price $125,000

Occupancy floor 95%

Sensitivity live

Price	-10% $93	-5% $50	+0% $7	+5% $-36	+10% $-79
Rent	-10% $-143	-5% $-68	+0% $7	+5% $82	+10% $157
Rate	-1.0pp $70	-0.5pp $39	base $7	+0.5pp $-25	+1.0pp $-58

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 NE 1st Ln #206 Boynton Beach, FL	1.0	1.5	754	$1,800	$2.39	16d	1	0.04mi
2213 NE 1st Ct #103 Boynton Beach, FL	1.0	1.5	624	$1,350	$2.16	25d	1	0.13mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	19d	2	0.17mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	25d	1	0.17mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	25d	1	0.18mi
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,600	$1.87	18d	2	0.20mi
230 NE 26th Ave #1070 Boynton Beach, FL	1.0	1.5	754	$1,620	$2.15	12d	1	0.20mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	25d	1	0.23mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	25d	1	0.25mi
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	19d	1	0.28mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	20d	1	0.29mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	6d	1	0.31mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,375	$1.82	25d	1	0.31mi
330 NE 26th Ave Unit 108 Boynton Beach, FL	1.0	1.5	754	$1,600	$2.12	3d	1	0.31mi
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	19d	1	0.49mi
311 NE 17th Ave #204 Boynton Beach, FL	2.0	2.0	1100	$1,650	$1.50	25d	1	0.50mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	4d	1	0.51mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	16d	1	0.52mi
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	25d	1	0.54mi
410 NE 17th Ave #101 Boynton Beach, FL	2.0	1.5	1080	$1,500	$1.39	8d	1	0.55mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	25d	1	0.55mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	25d	1	0.55mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	25d	1	0.56mi
24 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,050	$2.37	25d	1	0.57mi
661 Waterside Dr Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	25d	1	0.64mi
117 Waterside Dr #117 Hypoluxo, FL	2.0	2.0	768	$2,000	$2.60	25d	1	0.65mi
2008 S Federal Hwy Unit C207 Boynton Beach, FL	2.0	2.0	963	$2,000	$2.08	25d	1	0.69mi
640 Oak St Boynton Beach, FL	2.0	1.0	765	$2,690	$3.52	8d	1	0.77mi
3601 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	16d	1	0.81mi
3605 High Ridge Rd Unit 204 Boynton Beach, FL	1.0	1.0	833	$1,900	$2.28	18d	1	0.83mi
2700 Quantum Lakes Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1328	$1,800	$1.35	0d	165	0.87mi
1632 N Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1098	$2,098	$1.91	0d	19	0.87mi
3617 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	5d	1	0.87mi
1820 New Palm Way #201 Boynton Beach, FL	2.0	2.0	873	$3,500	$4.01	25d	1	0.87mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	3d	1	0.89mi
1097 Wilkinson Rd Unit B Lantana, FL	2.0	1.0	855	$2,200	$2.57	2d	1	0.89mi
101 Country Ln Boynton Beach, FL	1.0	1.0	1012	$1,500	$1.48	0d	1	0.91mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	25d	1	1.01mi
25 S Loafing St Unit 25 Hypoluxo, FL	2.0	1.0	552	$1,500	$2.72	3d	1	1.01mi
22 S Loafing St Hypoluxo, FL	2.0	1.0	696	$1,300	$1.87	25d	1	1.01mi

HOA detail condo

• Monthly dues: $630 · $7,560/yr
• Likely covers: watercableroofinsurancepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-04
   days on market $125,000 Active 59 DOM
2. 2026-06-03
   days on market $125,000 Active 58 DOM
3. 2026-06-02
   days on market $125,000 Active 57 DOM
4. 2026-06-01
   days on market $125,000 Active 56 DOM
5. 2026-05-31
   days on market $125,000 Active 55 DOM
6. 2026-04-03
   listed $125,000 Active
7. 2023-11-16
   soldstatus $105,000 Closed 818-char remark

   Show marketing remark (818 chars)

   This condo has a fantastic Garden View in your relaxing Finished enclosed patio room w A/ C vent !! All Impact windows(except tiny window above shower).an Features tile flooring & new lighting in kitchen, partially furnished & a 4 month new water heater! Great location on the ''T'' & near elevator & laundry room. Lovely plantation shutters in bedroom. Custom made walk-in shower! 4 ceiling fans. HOA fee includes cable, water, roof maintenance and building insurance. Secured elevator. Enjoy the Florida lifestyle in this 55+ community with amazing amenities including a state of the art theater, gym, heated pools, billiards, library, bingo, tennis courts, shuffleboard, movies, etc . Close to 95 and minutes to shopping, restaurants, and near, airport, Tri-rail, & the beach too! Must see

8. 2023-10-16
   historical Active Under Contract 818-char remark

   Show marketing remark (818 chars)

   This condo has a fantastic Garden View in your relaxing Finished enclosed patio room w A/ C vent !! All Impact windows(except tiny window above shower).an Features tile flooring & new lighting in kitchen, partially furnished & a 4 month new water heater! Great location on the ''T'' & near elevator & laundry room. Lovely plantation shutters in bedroom. Custom made walk-in shower! 4 ceiling fans. HOA fee includes cable, water, roof maintenance and building insurance. Secured elevator. Enjoy the Florida lifestyle in this 55+ community with amazing amenities including a state of the art theater, gym, heated pools, billiards, library, bingo, tennis courts, shuffleboard, movies, etc . Close to 95 and minutes to shopping, restaurants, and near, airport, Tri-rail, & the beach too! Must see

9. 2023-10-04
   price $109,000 818-char remark

   Show marketing remark (818 chars)

   This condo has a fantastic Garden View in your relaxing Finished enclosed patio room w A/ C vent !! All Impact windows(except tiny window above shower).an Features tile flooring & new lighting in kitchen, partially furnished & a 4 month new water heater! Great location on the ''T'' & near elevator & laundry room. Lovely plantation shutters in bedroom. Custom made walk-in shower! 4 ceiling fans. HOA fee includes cable, water, roof maintenance and building insurance. Secured elevator. Enjoy the Florida lifestyle in this 55+ community with amazing amenities including a state of the art theater, gym, heated pools, billiards, library, bingo, tennis courts, shuffleboard, movies, etc . Close to 95 and minutes to shopping, restaurants, and near, airport, Tri-rail, & the beach too! Must see

10. 2023-07-28
    status Active 818-char remark

    Show marketing remark (818 chars)

    This condo has a fantastic Garden View in your relaxing Finished enclosed patio room w A/ C vent !! All Impact windows(except tiny window above shower).an Features tile flooring & new lighting in kitchen, partially furnished & a 4 month new water heater! Great location on the ''T'' & near elevator & laundry room. Lovely plantation shutters in bedroom. Custom made walk-in shower! 4 ceiling fans. HOA fee includes cable, water, roof maintenance and building insurance. Secured elevator. Enjoy the Florida lifestyle in this 55+ community with amazing amenities including a state of the art theater, gym, heated pools, billiards, library, bingo, tennis courts, shuffleboard, movies, etc . Close to 95 and minutes to shopping, restaurants, and near, airport, Tri-rail, & the beach too! Must see

11. 2023-07-01
    status Pending 818-char remark

    Show marketing remark (818 chars)

    This condo has a fantastic Garden View in your relaxing Finished enclosed patio room w A/ C vent !! All Impact windows(except tiny window above shower).an Features tile flooring & new lighting in kitchen, partially furnished & a 4 month new water heater! Great location on the ''T'' & near elevator & laundry room. Lovely plantation shutters in bedroom. Custom made walk-in shower! 4 ceiling fans. HOA fee includes cable, water, roof maintenance and building insurance. Secured elevator. Enjoy the Florida lifestyle in this 55+ community with amazing amenities including a state of the art theater, gym, heated pools, billiards, library, bingo, tennis courts, shuffleboard, movies, etc . Close to 95 and minutes to shopping, restaurants, and near, airport, Tri-rail, & the beach too! Must see

12. 2023-06-15
    price $110,000 818-char remark

    Show marketing remark (818 chars)

    This condo has a fantastic Garden View in your relaxing Finished enclosed patio room w A/ C vent !! All Impact windows(except tiny window above shower).an Features tile flooring & new lighting in kitchen, partially furnished & a 4 month new water heater! Great location on the ''T'' & near elevator & laundry room. Lovely plantation shutters in bedroom. Custom made walk-in shower! 4 ceiling fans. HOA fee includes cable, water, roof maintenance and building insurance. Secured elevator. Enjoy the Florida lifestyle in this 55+ community with amazing amenities including a state of the art theater, gym, heated pools, billiards, library, bingo, tennis courts, shuffleboard, movies, etc . Close to 95 and minutes to shopping, restaurants, and near, airport, Tri-rail, & the beach too! Must see

13. 2023-05-10
    status Active 818-char remark

    Show marketing remark (818 chars)

    This condo has a fantastic Garden View in your relaxing Finished enclosed patio room w A/ C vent !! All Impact windows(except tiny window above shower).an Features tile flooring & new lighting in kitchen, partially furnished & a 4 month new water heater! Great location on the ''T'' & near elevator & laundry room. Lovely plantation shutters in bedroom. Custom made walk-in shower! 4 ceiling fans. HOA fee includes cable, water, roof maintenance and building insurance. Secured elevator. Enjoy the Florida lifestyle in this 55+ community with amazing amenities including a state of the art theater, gym, heated pools, billiards, library, bingo, tennis courts, shuffleboard, movies, etc . Close to 95 and minutes to shopping, restaurants, and near, airport, Tri-rail, & the beach too! Must see

14. 2023-05-02
    historical Active Under Contract 818-char remark

    Show marketing remark (818 chars)

    This condo has a fantastic Garden View in your relaxing Finished enclosed patio room w A/ C vent !! All Impact windows(except tiny window above shower).an Features tile flooring & new lighting in kitchen, partially furnished & a 4 month new water heater! Great location on the ''T'' & near elevator & laundry room. Lovely plantation shutters in bedroom. Custom made walk-in shower! 4 ceiling fans. HOA fee includes cable, water, roof maintenance and building insurance. Secured elevator. Enjoy the Florida lifestyle in this 55+ community with amazing amenities including a state of the art theater, gym, heated pools, billiards, library, bingo, tennis courts, shuffleboard, movies, etc . Close to 95 and minutes to shopping, restaurants, and near, airport, Tri-rail, & the beach too! Must see

15. 2023-04-25
    listed $114,900 Active 818-char remark

    Show marketing remark (818 chars)

    This condo has a fantastic Garden View in your relaxing Finished enclosed patio room w A/ C vent !! All Impact windows(except tiny window above shower).an Features tile flooring & new lighting in kitchen, partially furnished & a 4 month new water heater! Great location on the ''T'' & near elevator & laundry room. Lovely plantation shutters in bedroom. Custom made walk-in shower! 4 ceiling fans. HOA fee includes cable, water, roof maintenance and building insurance. Secured elevator. Enjoy the Florida lifestyle in this 55+ community with amazing amenities including a state of the art theater, gym, heated pools, billiards, library, bingo, tennis courts, shuffleboard, movies, etc . Close to 95 and minutes to shopping, restaurants, and near, airport, Tri-rail, & the beach too! Must see

16. 2023-04-25
    historical

    Show marketing remark (818 chars)

    This condo has a fantastic Garden View in your relaxing Finished enclosed patio room w A/ C vent !! All Impact windows(except tiny window above shower).an Features tile flooring & new lighting in kitchen, partially furnished & a 4 month new water heater! Great location on the ''T'' & near elevator & laundry room. Lovely plantation shutters in bedroom. Custom made walk-in shower! 4 ceiling fans. HOA fee includes cable, water, roof maintenance and building insurance. Secured elevator. Enjoy the Florida lifestyle in this 55+ community with amazing amenities including a state of the art theater, gym, heated pools, billiards, library, bingo, tennis courts, shuffleboard, movies, etc . Close to 95 and minutes to shopping, restaurants, and near, airport, Tri-rail, & the beach too! Must see

17. 2023-03-31
    price $114,900
18. 2023-01-21
    price $119,900
19. 2022-10-26
    listed $122,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $22,798
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$7,560
• − Depreciation: −$3,636
• Taxable loss: −$1,548
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $456/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in-ready 1BR/1.5BA corner condo is in good condition with updated kitchen and bathrooms, and a well-maintained exterior. It offers a good return on investment with potential for rental value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Rental ceiling fans — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Rental ceiling fans — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+2.0% since first listed

14 events — show timeline

• 2026-04-03 Listed $125,000 Beaches MLS
• 2023-11-16 Sold (MLS) $105,000 Beaches MLS
• 2023-10-16 Contingent — Beaches MLS
• 2023-10-04 Price Changed $109,000 Beaches MLS
• 2023-07-28 Relisted — Beaches MLS
• 2023-07-01 Pending — Beaches MLS
• 2023-06-15 Price Changed $110,000 Beaches MLS
• 2023-05-10 Relisted — Beaches MLS
• 2023-05-02 Contingent — Beaches MLS
• 2023-04-25 Listing Removed — Beaches MLS
• 2023-04-25 Listed $114,900 Beaches MLS
• 2023-03-31 Price Changed $114,900 Beaches MLS
• 2023-01-21 Price Changed $119,900 Beaches MLS
• 2022-10-26 Listed $122,500 Beaches MLS