8903 Oak St · Boynton Beach, FL 33436

$189,000

2 bd · 2.0 ba · 1,152 sqft · Land public records · 112 Days on market

Built 1978 7,988 sqft lot $102/mo HOA · 5% 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and perfectly situated in a vibrant 55+ community, this spacious 2-bedroom, 2-bath manufactured home in Boynton Beach offers comfort, convenience, and exceptional value. Nestled on one of the community's largest double lots, the property features a generous backyard ideal for gardening, outdoor living, or entertaining. Inside, you'll find a large floor plan designed for easy living, while outside a carport and detached laundry/storage area add everyday functionality. With water included in the HOA and incredibly low dues of just $100 per month, this home combines low-maintenance living with affordability. Whether you choose to enjoy the existing home as-is, renovate to your style, or start from scratch with a brand-new build, this property presents endless possibilities in a prime location near I-95, shopping, dining, and all local amenities.

Key facts

• Double corner lot
• Separate unit
• Covered carport

Tags

• EXPANSIVE BACKYARD
• PRIVATE OUTDOOR RETREAT
• SEPARATE UNIT
• COVERED CARPORT
• LOW HOA DUES
• DOUBLE CORNER LOT

Property features AI

Finance

• Financial info: Pets allowed (with number limit)
• HOA & community: Has association; Monthly association fee of $102; Association covers water, sewer, trash and common areas; Community amenities include shuffleboard court, community room, and street lights; Senior community

Exterior

• Parking: 6 total parking spaces (including 4 open spaces); 2 covered spaces; Attached carport; Detached garage; Concrete parking surfaces; Has carport (2 spaces)
• Utilities: Well water; Septic tank; 220 volts electrical service with three-phase capability; Cable available
• Home design: Manufactured home; Single-story; Entry-level living area; Faces north
• Construction: Modular construction; Aluminum roof; Aluminum skirting; Slab foundation; Resale condition; Built as a manufactured home
• Exterior features: Covered patio; Open porch; Patio and porch; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central building heating; Central electric air conditioning
• Interior features: Walk-in closets; Unfurnished
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $189k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Citrus Cove Elementary School (math 47% / reading 57%, grade C-, #990 of 2,144 statewide, top 48%, 1,026 students, 59% 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-school proficiency averages 32% at this address vs 50% district-wide (-18 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 soft (-0.6%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 35% of the median local income ($76k/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 $1k of loan paydown is wiped out by about $6k 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 112 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $100k; list at $189k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.17% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.76%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-4,107
• Equity at exit: $28,181

10-year hold

• IRR: 4.1%
• Equity multiple: 1.26×
• Total profit: $13,786
• Equity at exit: $16,341

Cash invested: $52,920 (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 33436

• Home prices YoY: -26.0%
• Rents YoY: -0.6%
• Active inventory: 445
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$991
• Tax from tax record: −$62 /mo · $745/yr
• Insurance: −$79
• HOA: −$102
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $519

Break-even live

Break-even rent $1,562

Max offer price $189,000

Occupancy floor 72%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8949 Oak St Boynton Beach, FL	2.0	2.0	1040	$1,300	$1.25	24d	1	0.05mi
4482 King Theodore Dr Boynton Beach, FL	1.0	1.0	800	$1,795	$2.24	24d	1	0.31mi
3736 Coelebs Ave Boynton Beach, FL	3.0	2.0	1232	$3,000	$2.44	24d	1	0.52mi
3930 Max Pl Boynton Beach, FL	1.0	1.0	925	$2,550	$2.76	22d	1	0.56mi
3500 Sandpiper Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	1147	$2,579	$2.25	22d	22	0.63mi
920 Sun Acres Ln Boynton Beach, FL	2.0	2.0	1352	$2,200	$1.63	24d	1	0.70mi
3561 Oberon Ave Boynton Beach, FL	3.0	2.0	1248	$2,850	$2.28	20d	1	0.91mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	24d	1	0.96mi
220 Savannah Lakes Dr Boynton Beach, FL	2.0	2.0	1098	$2,365	$2.15	3d	1	0.97mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,315	$1.93	4d	1	1.00mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,267	$1.89	22d	1	1.00mi
1515 Arezzo Cir Boynton Beach, FL	2.0	2.5	1286	$2,750	$2.14	24d	1	1.04mi
9746 Nickels Blvd Boynton Beach, FL	2.0	2.0	1215	$2,800	$2.30	24d	1	1.05mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$1,800	$1.50	7d	1	1.08mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$2,000	$1.67	24d	1	1.08mi
4101 Mahogany Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	950	$2,169	$2.28	3d	11	1.10mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	24d	1	1.12mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	24d	1	1.12mi
2303 N Congress Ave #15 Boynton Beach, FL	2.0	1.0	925	$1,950	$2.11	24d	1	1.13mi
2305 N Congress Ave #18 Boynton Beach, FL	3.0	2.0	1217	$2,600	$2.14	15d	1	1.14mi
2313 N Congress Ave #18 Boynton Beach, FL	2.0	1.0	758	$1,950	$2.57	15d	1	1.16mi
4220 Grove Park Ln Unit 1 Boynton Beach, FL	3.0	2.0	1406	$3,600	$2.56	24d	1	1.17mi
4220 Grove Park Ln Unit 1 Boynton Beach, FL	3.0	2.0	1406	$3,400	$2.42	4d	1	1.17mi
2307 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$1,700	$1.88	3d	1	1.18mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	15d	1	1.18mi
2301 N Congress Ave #25 Boynton Beach, FL	2.0	1.0	758	$2,000	$2.64	24d	1	1.19mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	24d	1	1.20mi
107 Buttonwood Ln Unit 107 Boynton Beach, FL	2.0	2.5	1264	$2,600	$2.06	24d	1	1.21mi
2317 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$2,300	$2.55	5d	1	1.21mi
7705 Forest Green Ln Boynton Beach, FL	3.0	2.0	1379	$3,200	$2.32	24d	1	1.22mi
7705 Forest Green Ln Boynton Beach, FL	2.0	2.0	1379	$3,200	$2.32	17d	1	1.22mi
2319 N Congress Ave #28 Boynton Beach, FL	2.0	2.0	1172	$1,945	$1.66	7d	1	1.23mi
1239 Sussex St Boynton Beach, FL	3.0	2.0	1436	$3,100	$2.16	24d	1	1.26mi
1239 Sussex St Boynton Beach, FL	3.0	2.0	1436	$3,100	$2.16	19d	1	1.26mi
3 Renaissance Way #210 Boynton Beach, FL	1.0	1.0	912	$1,850	$2.03	5d	1	1.27mi
3308 Renaissance Way Boynton Beach, FL	2.0	2.0	1119	$2,300	$2.06	5d	1	1.28mi
2407 Renaissance Way Boynton Beach, FL	1.0	1.0	744	$1,950	$2.62	7d	1	1.28mi
4408 Renaissance Way Unit 408 Boynton Beach, FL	2.0	2.0	1048	$2,350	$2.24	16d	1	1.28mi
2401 Renaissance Way Boynton Beach, FL	2.0	2.0	1048	$2,400	$2.29	24d	1	1.28mi
4408 Renaissance Way Boynton Beach, FL	2.0	2.0	1048	$2,350	$2.24	12d	1	1.28mi

HOA detail

• Monthly dues: $102 · $1,224/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-18
   days on market $189,000 Active 112 DOM
2. 2026-06-17
   days on market $189,000 Active 111 DOM
3. 2026-06-16
   days on market $189,000 Active 110 DOM
4. 2026-06-15
   days on market $189,000 Active 109 DOM
5. 2026-06-13
   days on market $189,000 Active 107 DOM
6. 2026-06-09
   days on market $189,000 Active 103 DOM
7. 2026-06-08
   days on market $189,000 Active 102 DOM
8. 2026-06-07
   days on market $189,000 Active 101 DOM
9. 2026-06-04
   days on market $189,000 Active 98 DOM
10. 2026-06-03
    days on market $189,000 Active 97 DOM
11. 2026-06-02
    days on market $189,000 Active 96 DOM
12. 2026-06-01
    days on market $189,000 Active 95 DOM
13. 2026-05-31
    days on market $189,000 Active 94 DOM
14. 2026-02-26
    listed $189,000 Active
15. 2026-01-05
    soldstatus $100,000
16. 2025-12-31
    soldstatus $100,000 Closed 868-char remark

    Show marketing remark (868 chars)

    Move-in ready and perfectly situated in a vibrant 55+ community, this spacious 2-bedroom, 2-bath manufactured home in Boynton Beach offers comfort, convenience, and exceptional value. Nestled on one of the community's largest double lots, the property features a generous backyard ideal for gardening, outdoor living, or entertaining. Inside, you'll find a large floor plan designed for easy living, while outside a carport and detached laundry/storage area add everyday functionality. With water included in the HOA and incredibly low dues of just $100 per month, this home combines low-maintenance living with affordability. Whether you choose to enjoy the existing home as-is, renovate to your style, or start from scratch with a brand-new build, this property presents endless possibilities in a prime location near I-95, shopping, dining, and all local amenities.

17. 2025-12-26
    status Pending 868-char remark

    Show marketing remark (868 chars)

    Move-in ready and perfectly situated in a vibrant 55+ community, this spacious 2-bedroom, 2-bath manufactured home in Boynton Beach offers comfort, convenience, and exceptional value. Nestled on one of the community's largest double lots, the property features a generous backyard ideal for gardening, outdoor living, or entertaining. Inside, you'll find a large floor plan designed for easy living, while outside a carport and detached laundry/storage area add everyday functionality. With water included in the HOA and incredibly low dues of just $100 per month, this home combines low-maintenance living with affordability. Whether you choose to enjoy the existing home as-is, renovate to your style, or start from scratch with a brand-new build, this property presents endless possibilities in a prime location near I-95, shopping, dining, and all local amenities.

18. 2025-10-22
    price $140,000 868-char remark

    Show marketing remark (868 chars)

    Move-in ready and perfectly situated in a vibrant 55+ community, this spacious 2-bedroom, 2-bath manufactured home in Boynton Beach offers comfort, convenience, and exceptional value. Nestled on one of the community's largest double lots, the property features a generous backyard ideal for gardening, outdoor living, or entertaining. Inside, you'll find a large floor plan designed for easy living, while outside a carport and detached laundry/storage area add everyday functionality. With water included in the HOA and incredibly low dues of just $100 per month, this home combines low-maintenance living with affordability. Whether you choose to enjoy the existing home as-is, renovate to your style, or start from scratch with a brand-new build, this property presents endless possibilities in a prime location near I-95, shopping, dining, and all local amenities.

19. 2025-09-11
    listed $160,000 Active 868-char remark

    Show marketing remark (868 chars)

    Move-in ready and perfectly situated in a vibrant 55+ community, this spacious 2-bedroom, 2-bath manufactured home in Boynton Beach offers comfort, convenience, and exceptional value. Nestled on one of the community's largest double lots, the property features a generous backyard ideal for gardening, outdoor living, or entertaining. Inside, you'll find a large floor plan designed for easy living, while outside a carport and detached laundry/storage area add everyday functionality. With water included in the HOA and incredibly low dues of just $100 per month, this home combines low-maintenance living with affordability. Whether you choose to enjoy the existing home as-is, renovate to your style, or start from scratch with a brand-new build, this property presents endless possibilities in a prime location near I-95, shopping, dining, and all local amenities.

20. 1989-04-05
    soldstatus $17,500
21. 1983-02-01
    soldstatus $23,500

ⓘ 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: $745 · $62/mo
• Projected year-2 tax: $1,569 · $131/mo
• Expected delta: +$823/yr (+$69/mo · 110.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 22 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: $26,622
• − Mortgage interest: −$10,587
• − Property taxes: −$745
• − Insurance: −$945
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − HOA: −$1,224
• − Depreciation: −$5,498
• Taxable income: $3,363
• Est. tax owed @ 24.0%: −$807
• After-tax cash flow: $5,416/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

• County: Palm Beach County · 1,438,312 people
• City population: 148,060
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 48,743
• Household income: $75,789
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 1813.0

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 0.64)
• Race & ethnicity: White 52% Black 24% Hispanic / Latino 19% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 12% Romanian 3% Scotch-Irish 2%
• Foreign-born: 27% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 14% French/Haitian/Cajun 13% 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: ▼ -109.59%
• Current HPI: 311.7742
• Rent YoY: ▼ -0.57%
• 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

+704.3% since first listed

8 events — show timeline

• 2026-02-26 Listed $189,000 Beaches MLS
• 2026-01-05 Sold (Public Records) $100,000 Public Records
• 2025-12-31 Sold (MLS) $100,000 Beaches MLS
• 2025-12-26 Pending — Beaches MLS
• 2025-10-22 Price Changed $140,000 Beaches MLS
• 2025-09-11 Listed $160,000 Beaches MLS
• 1989-04-05 Sold (Public Records) $17,500 Public Records
• 1983-02-01 Sold (Public Records) $23,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $745 · +5.2% YoY. Source: county tax records.