1830 NE 2nd Ln · Boynton Beach, FL 33435

$266,100

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 36 Days on market

Built 1973 7,126 sqft lot

---

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 +13.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bed, 1 bath ranch home is your perfect opportunity for a first home or income earner. The open layout offers a living room, and an eat in kitchen. Home sits on a large, fenced lot with a covered front porch and rear patio. Updates and renovations are needed to restore this gem. Property is sold as-is with NO property disclosure or inspection reports, NO HOA. Make this your next project.

Key facts

• Covered front porch
• Open layout
• Rear patio

Tags

• OPEN LAYOUT
• FENCED LOT
• COVERED FRONT PORCH
• REAR PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $266k.

Deal economics

• At list price, monthly cash flow is $30 ($366/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (6.9% below list).
• Recommended offer: $248k (6.9% below list) — sets the bar for 1% rule.
• 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: Freedom Shores Elementary School (math 38% / reading 41%, grade F, #1,513 of 2,144 statewide, top 73%, 677 students, 69% 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 67% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-20 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).
• This rent runs 44% 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 $2k of loan paydown is wiped out by about $8k 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 36 days — a 3% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,625 (6.9% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.0

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-39,484
• Equity at exit: $39,676

10-year hold

• IRR: -4.9%
• Equity multiple: 0.67×
• Total profit: $-24,844
• Equity at exit: $23,007

Cash invested: $74,508 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$1,395
• Tax from tax record: −$419 /mo · $5,033/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $30

Break-even live

Break-even rent $2,438

Max offer price $266,100

Occupancy floor 94%

Sensitivity live

Price	-10% $181	-5% $106	+0% $30	+5% $-45	+10% $-120
Rent	-10% $-165	-5% $-67	+0% $30	+5% $128	+10% $226
Rate	-1.0pp $164	-0.5pp $98	base $30	+0.5pp $-38	+1.0pp $-109

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: $66,525
• Closing costs: $7,983
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 NE 17th Ave #204 Boynton Beach, FL	2.0	2.0	1100	$1,650	$1.50	26d	1	0.09mi
151 NE 17th Ave Boynton Beach, FL	4.0	2.0	1056	$3,000	$2.84	26d	1	0.10mi
306 Circle Dr S #104 Boynton Beach, FL	2.0	2.0	1150	$2,100	$1.83	7d	1	0.13mi
410 NE 17th Ave #101 Boynton Beach, FL	2.0	1.5	1080	$1,500	$1.39	9d	1	0.15mi
108 NE 20th Ave #206 Boynton Beach, FL	2.0	2.0	860	$1,800	$2.09	21d	1	0.17mi
2122 NE 1st St Boynton Beach, FL	2.0	1.0	1362	$2,300	$1.69	13d	1	0.21mi
2202 NE 3rd St Boynton Beach, FL	3.0	2.0	902	$3,000	$3.33	18d	1	0.29mi
2202 NE 4th St #10 Boynton Beach, FL	2.0	1.0	757	$1,900	$2.51	4d	1	0.37mi
2100 N Seacrest Blvd Boynton Beach, FL	3.0	1.0	1056	$2,900	$2.75	18d	1	0.39mi
1601 NW 3rd Ln Boynton Beach, FL	4.0	2.0	1235	$3,500	$2.83	17d	1	0.43mi
1601 NW 3rd Ln Boynton Beach, FL	4.0	2.0	1235	$3,500	$2.83	18d	1	0.43mi
2008 S Federal Hwy Unit C207 Boynton Beach, FL	2.0	2.0	963	$2,000	$2.08	26d	1	0.44mi
27 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	16d	1	0.45mi
30 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,400	$2.78	20d	1	0.47mi
640 Oak St Boynton Beach, FL	2.0	1.0	765	$2,690	$3.52	9d	1	0.48mi
24 Crossings Cir Unit H Boynton Beach, FL	2.0	2.0	864	$2,050	$2.37	26d	1	0.49mi
2601 3rd Ct NE #202 Boynton Beach, FL	2.0	2.0	982	$1,500	$1.53	20d	1	0.50mi
1411 NW 3rd St Boynton Beach, FL	3.0	2.0	1219	$2,181	$1.79	9d	1	0.50mi
2515 NE 2nd Ct #202 Boynton Beach, FL	2.0	2.0	960	$1,499	$1.56	26d	1	0.51mi
1632 N Federal Hwy Boynton Beach, FL	1.0–3.0	1.0–2.0	1098	$3,065	$2.79	0d	19	0.52mi
2615 NE 3rd Ct #4030 Boynton Beach, FL	2.0	2.0	960	$1,699	$1.77	6d	1	0.54mi
336 NE 12th Ave Boynton Beach, FL	3.0	2.0	1040	$2,500	$2.40	9d	1	0.55mi
2615 NE 1st Ct #403 Boynton Beach, FL	2.0	2.0	960	$2,100	$2.19	26d	1	0.55mi
2615 NE 1st Ct Boynton Beach, FL	2.0	2.0	960	$1,850	$1.93	20d	2	0.55mi
2600 NE 1st Ln #418 Boynton Beach, FL	2.0	2.0	1182	$1,750	$1.48	26d	1	0.57mi
17 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	864	$1,900	$2.20	26d	1	0.57mi
1820 New Palm Way #201 Boynton Beach, FL	2.0	2.0	873	$3,500	$4.01	26d	1	0.58mi
300 NE 26th Ave #1040 Boynton Beach, FL	2.0	2.0	1080	$1,559	$1.44	26d	1	0.59mi
230 NE 26th Ave Boynton Beach, FL	1.0–2.0	1.5–2.0	857	$1,650	$1.93	19d	2	0.61mi
2639 NE 4th St Boynton Beach, FL	3.0	2.0	1300	$2,895	$2.23	7d	1	0.61mi
130 NE 26th Ave #307 Boynton Beach, FL	2.0	2.0	982	$3,500	$3.56	26d	1	0.62mi
14 Crossings Cir Unit E Boynton Beach, FL	2.0	2.0	953	$2,300	$2.41	26d	1	0.62mi
430 NW 13th Ave Boynton Beach, FL	3.0	2.5	1229	$3,000	$2.44	15d	1	0.63mi
432 NW 13th Ave Boynton Beach, FL	3.0	2.5	1229	$3,000	$2.44	15d	1	0.63mi
149 Harbors Way Boynton Beach, FL	3.0	2.5	1499	$5,100	$3.40	22d	1	0.64mi
7 Crossings Cir Boynton Beach, FL	2.0	1.5	864	$2,500	$2.89	26d	1	0.65mi
4 Crossings Cir Unit B Boynton Beach, FL	2.0	1.5	864	$1,950	$2.26	26d	1	0.68mi
519 Martin Luther King Junior Blvd Unit B Boynton Beach, FL	2.0	1.0	800	$1,950	$2.44	26d	1	0.76mi
8076 Ambach Way Hypoluxo, FL	2.0	2.0	1243	$2,200	$1.77	26d	1	0.77mi
806 NW 1st St Boynton Beach, FL	3.0	2.0	1169	$3,500	$2.99	21d	1	0.77mi

Listing history 7 events

1. 2026-04-21
   status Pending
2. 2025-11-12
   listed $266,100 Active
3. 2025-09-17
   listed $5,000 Active
4. 2022-05-30
   status Pending
5. 2022-02-21
   historical
6. 2022-02-21
   historical
7. 2022-02-16
   listed $225,000 Active

ⓘ 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: $5,033 · $419/mo
• Projected year-2 tax: $5,033 · $419/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 ≥105°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,715
• − Mortgage interest: −$14,906
• − Property taxes: −$5,033
• − Insurance: −$1,330
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − Depreciation: −$7,741
• Taxable loss: −$4,050
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $1,338/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

+18.3% since first listed

7 events — show timeline

• 2026-04-21 Pending — Beaches MLS
• 2025-11-12 Listed $266,100 Beaches MLS
• 2025-09-17 Listed $5,000 NFMLS
• 2022-05-30 Pending — Beaches MLS
• 2022-02-21 Listing Removed — Beaches MLS
• 2022-02-21 Listing Removed — Beaches MLS
• 2022-02-16 Listed $225,000 Beaches MLS

Property tax history

+21.2%/yr

Latest (2025): $5,033 · +6.6% YoY. Source: county tax records.