6280 Cypress Ln · Seminole Manor, FL 33462

$74,900

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 228 Days on market

Built 2000 $1203/mo HOA · 43% of rent ↓ 17% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3 bedroom, 2 bath home in the desirable Maralago Cay community! This spacious residence features central A/C, a reverse osmosis water system, hurricane shutters, and convenient inside laundry with washer & dryer included. Relax in the screened front sitting room/porch or entertain on the private backyard deck. The primary suite offers a spa tub, separate shower, and double sinks for a true retreat. Can be offered furnished, making it move-in ready. Enjoy resort-style living in a welcoming neighborhood

Key facts

• Hurricane shutters
• Central a/c
• Spa tub

Tags

• CENTRAL A/C
• HURRICANE SHUTTERS
• INSIDE LAUNDRY
• SCREENED FRONT SITTING ROOM
• PRIVATE BACKYARD DECK
• SPA TUB

Property features AI

Finance

• Financial info: Pets allowed (breed restrictions and possible pet restrictions)
• HOA & community: Has association; Monthly association fee; Community amenities include fitness center, game room, pool, shuffleboard court, and tennis courts; Senior community

Exterior

• Parking: Attached carport; Carport
• Security: Gated (no guard)
• Utilities: Three-phase electric; Cable available
• Home design: Manufactured home; Single-story; Faces west; Resale condition
• Construction: Vinyl siding; Metal roof
• Exterior features: Screened porch; Porch; Shed(s); No waterfront

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Partially furnished; Water softener
• Laundry & utility: Indoor laundry with washer and dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#711 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, employment 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 fast (+4.1%/yr); 383 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $2,827/mo this rent would consume 46% of the median local household income ($74k/yr) (locally 1852% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.77% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.33%
• DSCR: 2.31
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.16×
• Total profit: $24,427
• Equity at exit: $11,168

10-year hold

• IRR: 36.2%
• Equity multiple: 4.80×
• Total profit: $79,636
• Equity at exit: $6,476

Cash invested: $20,972 (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 33462

• Rents YoY: 4.1%
• Active inventory: 383
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,827 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$1,203
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $513

Break-even live

Break-even rent $2,178

Max offer price $74,900

Occupancy floor 77%

Sensitivity live

Price	-10% $564	-5% $538	+0% $513	+5% $487	+10% $461
Rent	-10% $289	-5% $401	+0% $513	+5% $624	+10% $736
Rate	-1.0pp $550	-0.5pp $532	base $513	+0.5pp $493	+1.0pp $473

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6411 Birch Ln Lake Worth, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	0.16mi
6040 Lace Wood Cir Lake Worth, FL	3.0	2.0	1326	$2,799	$2.11	25d	1	0.35mi
3883 Island Club Cir W Lake Worth, FL	3.0	2.5	1308	$2,400	$1.83	18d	1	0.38mi
423 Pine Tree Ct #23 Lake Worth, FL	2.0	2.0	1222	$2,300	$1.88	23d	1	0.44mi
493 Forestview Dr Lake Worth, FL	3.0	2.0	1701	$2,300	$1.35	6d	1	0.47mi
4350 Peregrine Way Lake Worth, FL	1.0–3.0	1.0–2.0	1025	$3,119	$3.04	0d	17	0.66mi
4648 Silver Saw Ln Lake Worth, FL	3.0	2.5	1718	$3,300	$1.92	12d	1	0.67mi
4091 Plumbago Pl Lake Worth, FL	3.0	2.0	1816	$1,300	$0.72	25d	1	0.70mi
4735 Blue Pine Cir Lake Worth, FL	3.0	2.0	1732	$3,500	$2.02	25d	1	0.72mi
4983 Pinemore Ln Unit 4983 Greenacres, FL	3.0	2.5	1628	$2,900	$1.78	25d	1	0.91mi
7132 Colony Club Dr Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,919	$2.69	0d	15	0.96mi
3327 Sapphire Rd Lake Worth, FL	4.0	3.0	1377	$3,350	$2.43	3d	1	0.98mi
3327 Sapphire Rd Lake Worth, FL	4.0	3.0	1377	$3,400	$2.47	13d	1	0.98mi
7093 Middlebury Dr Unit 7093 Boynton Beach, FL	4.0	2.0	1470	$3,000	$2.04	25d	1	1.00mi
6909 Blue Skies Dr Lake Worth, FL	2.0	2.5	1293	$2,600	$2.01	25d	1	1.01mi
4951 Mallory St Unit 4951 Greenacres, FL	3.0	2.5	1309	$2,700	$2.06	23d	1	1.04mi
4947 Grinnell St Lake Worth, FL	3.0	2.5	1309	$2,850	$2.18	25d	1	1.08mi
7398 Willow Springs Cir E Boynton Beach, FL	3.0	2.0	1390	$2,811	$2.02	0d	1	1.11mi
4725 Via Bari Lake Worth, FL	1.0–3.0	1.0–2.0	1150	$2,829	$2.46	4d	10	1.12mi
4657 Meyerson Pl Lake Worth, FL	3.0	2.5	1635	$2,900	$1.77	25d	1	1.14mi
4657 Meyerson Pl Lake Worth, FL	3.0	2.5	1635	$2,900	$1.77	22d	1	1.14mi
4665 Meyerson Pl Lake Worth, FL	3.0	2.5	1900	$3,000	$1.58	25d	1	1.15mi
5048 Lantana Rd #5112 Lake Worth, FL	3.0	2.0	1115	$2,200	$1.97	9d	1	1.19mi
4302 Colony View Dr Unit 4302 Greenacres, FL	3.0	2.5	1851	$3,000	$1.62	22d	1	1.19mi
3771 Newport Ave Boynton Beach, FL	3.0	2.0	1795	$3,500	$1.95	20d	1	1.25mi
6175 Reflections Blvd Lake Worth, FL	1.0–2.0	1.0–2.0	814	$2,307	$2.83	0d	16	1.26mi
4616 Hollister Ave Unit 4616 Greenacres, FL	3.0	2.5	1628	$3,100	$1.90	25d	1	1.27mi
4607 Hollister Ave Unit 4607 Greenacres, FL	3.0	2.5	1628	$2,950	$1.81	0d	1	1.29mi
2780 Norfolk Pine Ct Lake Worth, FL	2.0	2.0	1175	$2,400	$2.04	25d	1	1.33mi
6941 Boston Dr Lake Worth, FL	3.0	2.0	1527	$3,299	$2.16	25d	1	1.34mi
6941 Boston Dr Lake Worth, FL	3.0	2.0	1527	$3,399	$2.23	22d	1	1.34mi
300 John F Kennedy Dr #208 Lake Worth, FL	3.0	2.0	1548	$4,800	$3.10	25d	1	1.34mi
300 John F Kennedy Dr #101 Lake Worth, FL	3.0	2.0	1711	$3,500	$2.05	23d	1	1.34mi
300 John F Kennedy Dr #8 Lake Worth, FL	3.0	2.0	1711	$3,100	$1.81	4d	1	1.34mi
300 John F Kennedy Dr #8 Lake Worth, FL	3.0	2.0	1711	$3,200	$1.87	3d	1	1.34mi
5 Heather Trace Dr Boynton Beach, FL	3.0	2.0	1454	$3,100	$2.13	23d	1	1.36mi
4259 Wood Ride Unit E Boynton Beach, FL	2.0	2.0	1240	$2,350	$1.90	9d	1	1.38mi
250 John F Kennedy Dr #308 Lake Worth, FL	3.0	2.0	1734	$2,300	$1.33	21d	1	1.39mi
250 John F Kennedy Dr #408 Lake Worth, FL	3.0	2.0	1734	$2,700	$1.56	25d	1	1.39mi
7640 Forest Green Ln Unit 7640 Boynton Beach, FL	3.0	2.0	1696	$3,500	$2.06	12d	1	1.43mi

HOA detail

• Monthly dues: $1,203 · $14,436/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-21
   days on market $74,900 Active 228 DOM
2. 2026-06-18
   days on market $74,900 Active 225 DOM
3. 2026-06-17
   days on market $74,900 Active 224 DOM
4. 2026-06-16
   days on market $74,900 Active 223 DOM
5. 2026-06-15
   days on market $74,900 Active 222 DOM
6. 2026-06-13
   days on market $74,900 Active 220 DOM
7. 2026-06-09
   days on market $74,900 Active 216 DOM
8. 2026-06-07
   days on market $74,900 Active 214 DOM
9. 2026-06-04
   days on market $74,900 Active 211 DOM
10. 2026-06-03
    days on market $74,900 Active 210 DOM
11. 2026-06-01
    days on market $74,900 Active 208 DOM
12. 2026-05-31
    days on market $74,900 Active 207 DOM
13. 2026-05-19
    status Active
14. 2026-05-17
    historical
15. 2025-11-06
    price $74,900
16. 2025-11-03
    listed $89,900 Active
17. 2025-10-31
    historical
18. 2025-08-27
    listed $89,900 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 · 27 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: $33,922
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$2,714
• − Management: −$2,714
• − HOA: −$14,436
• − Depreciation: −$2,179
• Taxable income: $6,186
• Est. tax owed @ 24.0%: −$1,485
• After-tax cash flow: $4,667/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 — Seminole Manor

• Score: 63/100
• State rank: #711
• US rank: #15076

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment F Housing A+ Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,371
• Household income: $73,997
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1852.0

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 0.68)
• Race & ethnicity: White 44% Black 26% Hispanic / Latino 26% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 3%
• Common ancestry: Hispanic 14% Romanian 2% Scotch-Irish 2%
• Foreign-born: 31% · Canada, Jamaica, Dominican Republic
• Languages at home: 60% English-only · Spanish 20% French/Haitian/Cajun 16% Other Indo-European 1%

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: ▼ -295.48%
• Current HPI: 361.5391
• Rent YoY: ▲ 4.09%
• 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

-16.7% since first listed

6 events — show timeline

• 2026-05-19 Relisted — Beaches MLS
• 2026-05-17 Listing Removed — Beaches MLS
• 2025-11-06 Price Changed $74,900 Beaches MLS
• 2025-11-03 Listed $89,900 Beaches MLS
• 2025-10-31 Listing Removed — Beaches MLS
• 2025-08-27 Listed $89,900 Beaches MLS