3949 Redman Pkwy · Boynton Beach, FL 33436

$89,900

3 bd · 2.0 ba · 1,726 sqft · Manufactured · 40 Days on market

Built 1998 Good condition $1060/mo HOA · 33% of rent

---

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
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

All age community, Updated home, Kitchen with granite countertops, brand new laminate/ wood look floors throughout, new stainless steel appliances, 2 New baths, Freshly painted- move in ready, Priced to sell quick!

Key facts

• Freshly painted
• Updated home
• Community pool

Tags

• NEW STAINLESS STEEL APPLIANCES
• UPDATED HOME
• FRESHLY PAINTED

Property features AI

Finance

• Financial info: Land lease amount $1,060; Pets allowed (number and size limits apply)
• HOA & community: Homeowners association with a $1,060 fee; Association fee covers management, common areas, grounds maintenance, and pool(s)

Exterior

• Utilities: Electricity available
• Home design: Single-story; Aluminum siding
• Construction: Aluminum siding construction; Resale property
• Exterior features: Community pool; Community clubhouse; Playground; Basketball court; On-site property manager; Non-gated community

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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.
• 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 23d 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).
• At $3,178/mo this rent would consume 50% of the median local household income ($76k/yr) (locally 1813% 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 $622 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
6. 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.
7. 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: 3.54% ✓
• Cap rate: 17.37%
• Cash-on-cash: 39.54%
• DSCR: 2.76
• GRM: 2.4

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: 30.2%
• Equity multiple: 2.18×
• Total profit: $29,648
• Equity at exit: $13,404

10-year hold

• IRR: 34.4%
• Equity multiple: 3.41×
• Total profit: $60,691
• Equity at exit: $7,773

Cash invested: $25,172 (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: 2.4×

Monthly cashflow live

• Estimated rent: $3,178 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$1,060
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $829

Break-even live

Break-even rent $2,128

Max offer price $89,900

Occupancy floor 69%

Sensitivity live

Price	-10% $892	-5% $861	+0% $829	+5% $798	+10% $767
Rent	-10% $578	-5% $704	+0% $829	+5% $955	+10% $1,081
Rate	-1.0pp $875	-0.5pp $852	base $829	+0.5pp $806	+1.0pp $782

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1239 Sussex St Boynton Beach, FL	3.0	2.0	1436	$3,100	$2.16	25d	1	0.12mi
1239 Sussex St Boynton Beach, FL	3.0	2.0	1436	$3,100	$2.16	20d	1	0.12mi
4180 Manor Forest Trl Boynton Beach, FL	3.0	3.0	2021	$4,000	$1.98	19d	1	0.21mi
4220 Grove Park Ln Unit 1 Boynton Beach, FL	3.0	2.0	1406	$3,600	$2.56	25d	1	0.29mi
4220 Grove Park Ln Unit 1 Boynton Beach, FL	3.0	2.0	1406	$3,400	$2.42	4d	1	0.29mi
4259 Wood Ride Unit E Boynton Beach, FL	2.0	2.0	1240	$2,350	$1.90	8d	1	0.32mi
4296 Grove Park Ln Boynton Beach, FL	3.0	2.0	1696	$3,350	$1.98	25d	1	0.34mi
1071 Fosters Mill Rd Boynton Beach, FL	3.0	2.0	1615	$2,900	$1.80	5d	1	0.36mi
7640 Forest Green Ln Boynton Beach, FL	3.0	2.0	1696	$3,500	$2.06	25d	1	0.37mi
7640 Forest Green Ln Unit 7640 Boynton Beach, FL	3.0	2.0	1696	$3,500	$2.06	11d	1	0.37mi
7705 Forest Green Ln Boynton Beach, FL	3.0	2.0	1379	$3,200	$2.32	25d	1	0.38mi
7705 Forest Green Ln Boynton Beach, FL	2.0	2.0	1379	$3,200	$2.32	18d	1	0.38mi
3771 Newport Ave Boynton Beach, FL	3.0	2.0	1795	$3,500	$1.95	19d	1	0.41mi
190 Temple Ave Boynton Beach, FL	3.0	2.0	1781	$4,200	$2.36	25d	1	0.42mi
85 Citrus Park Ln Boynton Beach, FL	4.0	3.0	2208	$4,250	$1.92	15d	1	0.48mi
85 Citrus Park Ln Boynton Beach, FL	4.0	3.0	2208	$4,450	$2.02	25d	1	0.48mi
7398 Willow Springs Cir E Boynton Beach, FL	3.0	2.0	1390	$2,861	$2.06	6d	1	0.50mi
54 Egret Way Boynton Beach, FL	3.0	2.0	1608	$3,500	$2.18	2d	1	0.55mi
4302 Colony View Dr Unit 4302 Greenacres, FL	3.0	2.5	1851	$3,000	$1.62	21d	1	0.68mi
5 Heather Trace Dr Boynton Beach, FL	3.0	2.0	1454	$3,100	$2.13	22d	1	0.70mi
8202 White Rock Cir Boynton Beach, FL	3.0	2.0	1738	$3,300	$1.90	8d	1	0.72mi
80 Baytree Cir Boynton Beach, FL	3.0	2.0	1584	$3,230	$2.04	15d	1	0.73mi
7093 Middlebury Dr Unit 7093 Boynton Beach, FL	4.0	2.0	1470	$3,000	$2.04	25d	1	0.74mi
3901 Medford Ct Boynton Beach, FL	2.0	2.5	1374	$2,650	$1.93	6d	1	0.74mi
3901 Medford Ct Boynton Beach, FL	2.0	2.5	1374	$2,650	$1.93	25d	1	0.74mi
107 Buttonwood Ln Unit 107 Boynton Beach, FL	2.0	2.5	1264	$2,600	$2.06	25d	1	0.81mi
7132 Colony Club Dr Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,919	$2.69	0d	15	0.81mi
1533 Rialto Dr Boynton Beach, FL	4.0	2.5	2169	$3,500	$1.61	25d	1	0.84mi
51 Meadows Dr Boynton Beach, FL	2.0	2.0	1263	$2,400	$1.90	25d	1	0.84mi
1620 Cetona Dr Boynton Beach, FL	4.0	2.0	1681	$3,200	$1.90	25d	1	0.86mi
4091 Plumbago Pl Lake Worth, FL	3.0	2.0	1816	$1,300	$0.72	25d	1	0.89mi
7823 Patriot St Unit 7823 Greenacres, FL	4.0	2.0	2037	$4,800	$2.36	25d	1	0.91mi
1515 Arezzo Cir Boynton Beach, FL	2.0	2.5	1286	$2,750	$2.14	25d	1	0.92mi
3930 Max Pl Boynton Beach, FL	3.0	2.0	1550	$2,825	$1.82	25d	1	0.93mi
3930 Max Pl Boynton Beach, FL	2.0	2.0	1250	$2,370	$1.90	0d	1	0.93mi
920 Sun Acres Ln Boynton Beach, FL	2.0	2.0	1352	$2,200	$1.63	25d	1	0.95mi
3 Afton Pl Boynton Beach, FL	2.0	2.0	1196	$2,645	$2.21	19d	1	0.97mi
3500 Sandpiper Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	1147	$2,579	$2.25	22d	22	1.04mi
6 Hammond Pl Boynton Beach, FL	3.0	2.0	1409	$3,160	$2.24	11d	1	1.05mi
4350 Peregrine Way Lake Worth, FL	1.0–3.0	1.0–2.0	1025	$3,119	$3.04	0d	17	1.08mi

HOA detail

• Monthly dues: $1,060 · $12,720/yr

Listing history 14 events

1. 2026-06-18
   days on market $89,900 Active 40 DOM
2. 2026-06-17
   days on market $89,900 Active 39 DOM
3. 2026-06-16
   days on market $89,900 Active 38 DOM
4. 2026-06-15
   days on market $89,900 Active 37 DOM
5. 2026-06-13
   days on market $89,900 Active 35 DOM
6. 2026-06-09
   days on market $89,900 Active 31 DOM
7. 2026-06-08
   days on market $89,900 Active 30 DOM
8. 2026-06-07
   days on market $89,900 Active 29 DOM
9. 2026-06-04
   days on market $89,900 Active 26 DOM
10. 2026-06-03
    days on market $89,900 Active 25 DOM
11. 2026-06-02
    days on market $89,900 Active 24 DOM
12. 2026-06-01
    days on market $89,900 Active 23 DOM
13. 2026-05-31
    days on market $89,900 Active 22 DOM
14. 2026-05-09
    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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $38,138
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$3,051
• − Management: −$3,051
• − HOA: −$12,720
• − Depreciation: −$2,615
• Taxable income: $9,867
• Est. tax owed @ 24.0%: −$2,368
• After-tax cash flow: $7,586/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 · 12 photos

Good 80/100 Cosmetic rehab

This updated manufactured home is move-in ready with new flooring, kitchen, and bathrooms. Minor cosmetic improvements could further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior trim — Enhances curb appeal and value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves aesthetics
• Both Install smart home devices — Improves convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior trim — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves aesthetics ↑
• Both Install smart home devices — Improves convenience 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

• 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

1 event — show timeline

• 2026-05-09 Listed $89,900 MCRTC