133 NW 10th Ct · Boynton Beach, FL 33426

$265,000

2 bd · 2.0 ba · 1,048 sqft · SingleFamily public records · 56 Days on market

Built 1969 4,950 sqft lot $187/mo HOA · 8% 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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Deluxe 2br/2ba with paid up recreation lse. Totally updated with kit cabinetry replaced/glass top stove/ref with icemaker/a/c replace/beautiful maple laminate flooring thru/bathroom updated/all awning windows/plaster drywall. .. This is a MUST SEE>>>> tankless hot water heater/3 clubhouses/3 heated pools & spa, FREE GOLF, minutes to ocean beaches & shopping

Key facts

• 3 clubhouses
• Fitness facility
• Flat roof replaced

Tags

• IMPACT WINDOWS AND DOORS
• INSTAHOT TANKLESS WATER HEATER
• VENETIAN PLASTER FINISHES
• FLAT ROOF REPLACED
• 3 CLUBHOUSES
• FITNESS FACILITY

Property features AI

Finance

• Other: Resale property, updated/remodeled
• HOA & community: Community: Palm Beach Leisureville; Monthly HOA fee; HOA amenities include clubhouse, pool (heated), spa/hot tub, sauna, fitness center, billiard and game rooms, library, workshop area, picnic area, putting green, bocce ball, shuffleboard courts, golf course access, manager on site, and pool service; HOA covers maintenance of grounds, security, common areas, golf and recreation facilities, and pool service; Is a senior community; Pets allowed with no restrictions

Exterior

• Parking: Attached garage with garage door opener; 1 garage space; 1 covered space; Driveway (total 2 parking spaces)
• Security: Security patrol
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Single family residence; One story; Entry level living area; Facing east
• Construction: Built with CBS construction materials; Concrete, flat and tile roof
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Water purifier; Tankless water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile; Other
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Satellite dish
• Laundry & utility: Laundry area in garage; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-30 ($-357/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (13.5% below list).
• Recommended offer: $229k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 flat; 227 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 ($74k/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 56 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $80k; list at $265k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,160 (13.5% 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 14% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.86% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.33×
• Total profit: $-49,475
• Equity at exit: $39,512

10-year hold

• IRR: -17.2%
• Equity multiple: 0.14×
• Total profit: $-63,772
• Equity at exit: $22,912

Cash invested: $74,200 (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 33426

• Rents YoY: 0.9%
• Active inventory: 227
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$187
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-30

Break-even live

Break-even rent $2,329

Max offer price $259,737

Occupancy floor 96%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Leisure Ln Boynton Beach, FL	2.0	2.0	1428	$2,400	$1.68	4d	1	0.09mi
815 Boynton Beach Blvd Unit 12-106 Boynton Beach, FL	2.0	2.0	887	$2,500	$2.82	4d	1	0.15mi
815 W Boynton Beach Blvd Boynton Beach, FL	2.0	2.0	885	$2,250	$2.54	2d	4	0.17mi
815 Boynton Beach Blvd Unit 2-106 Boynton Beach, FL	2.0	2.0	887	$1,800	$2.03	8d	1	0.17mi
815 Boynton Beach Blvd Unit 6-104 Boynton Beach, FL	1.0	1.0	791	$1,850	$2.34	11d	1	0.18mi
815 Boynton Beach Blvd Unit 14-102 Boynton Beach, FL	1.0	1.0	768	$1,800	$2.34	5d	1	0.18mi
815 Boynton Beach Blvd Unit 11-202 Boynton Beach, FL	2.0	2.0	994	$2,000	$2.01	24d	1	0.19mi
815 Boynton Beach Blvd Unit 14-106 Boynton Beach, FL	2.0	2.0	887	$2,250	$2.54	24d	1	0.19mi
815 Boynton Beach Blvd Unit 14-106 Boynton Beach, FL	2.0	2.0	887	$2,050	$2.31	13d	1	0.19mi
815 Boynton Beach Blvd Unit 10-203 Boynton Beach, FL	2.0	2.0	1104	$1,850	$1.68	24d	1	0.19mi
907 SW 3rd Ave Boynton Beach, FL	2.0	2.0	1480	$2,500	$1.69	24d	1	0.20mi
806 Ocean Dr Boynton Beach, FL	2.0	1.0	1012	$2,100	$2.08	24d	1	0.20mi
815 Boynton Beach Blvd Unit 15-203 Boynton Beach, FL	2.0	2.0	884	$2,200	$2.49	24d	1	0.21mi
108 SW 9th St Boynton Beach, FL	2.0	1.5	1080	$2,900	$2.69	24d	1	0.24mi
1036 Coral Dr Boynton Beach, FL	3.0	2.0	1287	$3,800	$2.95	24d	1	0.24mi
1009 SW 3rd Way Boynton Beach, FL	2.0	1.0	1050	$2,200	$2.10	5d	1	0.24mi
815 Boynton Beach Blvd Unit 16-205 Boynton Beach, FL	2.0	2.0	884	$2,150	$2.43	11d	1	0.27mi
815 Boynton Beach Blvd Unit 12-101 Boynton Beach, FL	2.0	2.0	887	$1,900	$2.14	24d	1	0.27mi
815 Boynton Beach Blvd Unit 10-205 Boynton Beach, FL	2.0	2.0	884	$1,800	$2.04	3d	1	0.27mi
815 Boynton Beach Blvd Unit 10-205 Boynton Beach, FL	2.0	2.0	884	$1,900	$2.15	19d	1	0.27mi
123 SW 13th St Boynton Beach, FL	2.0	1.0	1044	$2,275	$2.18	24d	1	0.32mi
812 NW 6th Ave Boynton Beach, FL	3.0	2.0	1196	$3,600	$3.01	24d	1	0.46mi
600 Sealofts Dr Boynton Beach, FL	2.0	2.0	1066	$2,716	$2.55	3d	1	0.48mi
600 Sealofts Dr Boynton Beach, FL	1.0–3.0	1.0–2.5	1217	$2,852	$2.34	1d	17	0.48mi
600 Sealofts Dr Boynton Beach, FL	1.0	1.0	882	$2,360	$2.68	2d	1	0.48mi
600 Sealofts Dr Boynton Beach, FL	1.0	1.0	882	$2,476	$2.81	4d	1	0.48mi
626 NW 7th St Boynton Beach, FL	3.0	3.0	1390	$3,500	$2.52	8d	1	0.52mi
100 Newlake Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1261	$2,502	$1.98	1d	22	0.62mi
1575 SW 8th St Boynton Beach, FL	1.0–3.0	1.0–2.0	1104	$2,286	$2.07	2d	25	0.63mi
2086 SW 12th Ave Boynton Beach, FL	2.0	2.0	1428	$2,400	$1.68	19d	1	0.77mi
1561 Stonehaven Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	975	$2,084	$2.14	3d	4	0.80mi
1000 Audace Ave Boynton Beach, FL	2.0	2.0	1165	$2,800	$2.40	24d	1	0.80mi
1000 Audace Ave Boynton Beach, FL	1.0	1.0	800	$2,180	$2.73	17d	1	0.80mi
1000 Audace Ave Boynton Beach, FL	1.0	1.0	800	$2,180	$2.73	22d	1	0.80mi
1100 Audace Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1063	$2,706	$2.55	2d	24	0.83mi
1500 Southern Cross Ln Boynton Beach, FL	2.0	2.0	1000	$2,049	$2.05	1d	1	0.84mi
2001 W Woolbright Rd Unit F204 Boynton Beach, FL	2.0	2.0	986	$1,975	$2.00	24d	1	0.91mi
518 NW 10th Ave Boynton Beach, FL	2.0	2.0	1248	$1,600	$1.28	8d	1	0.93mi
525 NW 10th Ave Boynton Beach, FL	3.0	1.0	836	$2,300	$2.75	24d	1	0.94mi
2141 W Woolbright Rd Unit L106 Boynton Beach, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.95mi

HOA detail

• Monthly dues: $187 · $2,244/yr
• Likely covers: waterpool

Listing history 24 events

1. 2026-06-18
   status $265,000 Pending 56 DOM
2. 2026-06-18
   days on market $265,000 Active 56 DOM
3. 2026-06-17
   days on market $265,000 Active 55 DOM
4. 2026-06-16
   days on market $265,000 Active 54 DOM
5. 2026-06-15
   days on market $265,000 Active 53 DOM
6. 2026-06-13
   days on market $265,000 Active 51 DOM
7. 2026-06-09
   days on market $265,000 Active 47 DOM
8. 2026-06-08
   days on market $265,000 Active 46 DOM
9. 2026-06-07
   days on market $265,000 Active 45 DOM
10. 2026-06-04
    days on market $265,000 Active 42 DOM
11. 2026-06-03
    days on market $265,000 Active 41 DOM
12. 2026-06-02
    days on market $265,000 Active 40 DOM
13. 2026-06-01
    days on market $265,000 Active 39 DOM
14. 2026-05-31
    days on market $265,000 Active 38 DOM
15. 2026-05-14
    price $265,000
16. 2026-04-27
    status Active
17. 2026-04-27
    historical
18. 2026-04-23
    listed $275,000 Active
19. 2012-11-14
    soldstatus $79,500
20. 2012-11-09
    soldstatus $79,500 383-char remark

    Show marketing remark (383 chars)

    Deluxe 2br/2ba with paid up recreation lse. Totally updated with kit cabinetry replaced/glass top stove/ref with icemaker/a/c replace/beautiful maple laminate flooring thru/bathroom updated/all awning windows/plaster drywall. .. This is a MUST SEE>>>> tankless hot water heater/3 clubhouses/3 heated pools & spa, FREE GOLF, minutes to ocean beaches & shopping

21. 2012-10-09
    historical 383-char remark

    Show marketing remark (383 chars)

    Deluxe 2br/2ba with paid up recreation lse. Totally updated with kit cabinetry replaced/glass top stove/ref with icemaker/a/c replace/beautiful maple laminate flooring thru/bathroom updated/all awning windows/plaster drywall. .. This is a MUST SEE>>>> tankless hot water heater/3 clubhouses/3 heated pools & spa, FREE GOLF, minutes to ocean beaches & shopping

22. 2012-09-13
    listed $79,500 383-char remark

    Show marketing remark (383 chars)

    Deluxe 2br/2ba with paid up recreation lse. Totally updated with kit cabinetry replaced/glass top stove/ref with icemaker/a/c replace/beautiful maple laminate flooring thru/bathroom updated/all awning windows/plaster drywall. .. This is a MUST SEE>>>> tankless hot water heater/3 clubhouses/3 heated pools & spa, FREE GOLF, minutes to ocean beaches & shopping

23. 1996-09-23
    soldstatus $50,000
24. 1981-06-01
    soldstatus $50,675

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$1,160/yr (+$97/mo · 111.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥105°F today · 19 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: $27,499
• − Mortgage interest: −$14,844
• − Property taxes: −$1,039
• − Insurance: −$2,122
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − HOA: −$2,244
• − Depreciation: −$7,709
• Taxable loss: −$4,859
• Est. tax savings @ 24.0%: +$1,166
• After-tax cash flow: $809/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): 24,255
• Household income: $74,223
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 1417.0

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 0.66)
• Race & ethnicity: White 51% Black 23% Hispanic / Latino 17% Two or more races 14% Asian 4%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 9% Romanian 2% Lithuanian 2%
• Foreign-born: 29% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 16% French/Haitian/Cajun 11% Other Indo-European 5%

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: ▼ -205.96%
• Current HPI: 335.3805
• Rent YoY: ▲ 0.93%
• 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

+422.9% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $265,000 Beaches MLS
• 2026-04-27 Relisted — Beaches MLS
• 2026-04-27 Listing Removed — Beaches MLS
• 2026-04-23 Listed $275,000 Beaches MLS
• 2012-11-14 Sold (Public Records) $79,500 Public Records
• 2012-11-09 Sold (MLS) $79,500 Beaches MLS
• 2012-10-09 Listing Removed — Beaches MLS
• 2012-09-13 Listed $79,500 Beaches MLS
• 1996-09-23 Sold (Public Records) $50,000 Public Records
• 1981-06-01 Sold (Public Records) $50,675 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,039 · +13.4% YoY. Source: county tax records.